Move-in / move-out condition checklist (landlord)
Legal advice recommended before use.
California law (Cal. Civil Code §1950.5) requires an itemized, documented basis for any security deposit deduction, and AB 2801 (effective April 1, 2025, for post-move-out/repair photos, and July 1, 2025, for move-in photos) requires landlords to take date-stamped photographs of the unit's condition at move-in and again at move-out before making deductions for damage. A signed condition checklist paired with those photos is your best defense if a deduction is ever disputed — and it's what the tenant is entitled to see if they dispute it.
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This is a template, not legal advice. California and Los Angeles deposit and inspection rules change — verify current requirements (Cal. Civil Code §1950.5, AB 2801, and, for rent-stabilized units, the LA Rent Stabilization Ordinance) before relying on this checklist for a deduction decision. IMPORTANT: this specific document has not yet been reviewed by a licensed California attorney — do not rely on it until it has been.
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Frequently asked questions
Do I have to take photos at move-in and move-out?
Yes. AB 2801 (amending Cal. Civil Code §1950.5) requires landlords to take date-stamped photographs immediately after move-out (before any repairs) and after any repairs made using deposit funds, starting April 1, 2025, and photographs of the unit's condition before move-in for tenancies beginning on or after July 1, 2025 — then to provide copies to the tenant with the itemized deposit statement.
How long do I have to return the deposit?
21 calendar days from the date the tenant moves out, per Cal. Civil Code §1950.5(g). You must send an itemized statement of deductions along with any remaining balance, even if the full deposit is being kept.
Do I need receipts for repairs I deduct from the deposit?
Yes, for any deduction over $125 you must include copies of receipts, invoices, or bills for materials and labor (or a good-faith estimate if the work isn't complete within 21 days, followed by the final documents within 14 more days). Civil Code §1950.5(g)(3).
What is the pre-move-out inspection and is it required?
Cal. Civil Code §1950.5(f) gives the tenant the right to request (or the landlord may offer) a walkthrough inspection no earlier than two weeks before move-out, where the landlord identifies likely deductions in writing and gives the tenant a chance to fix issues or clean before the final move-out. It's optional but strongly reduces disputes.
Does normal wear and tear count against the deposit?
No. California law only allows deductions for damage beyond normal wear and tear, unpaid rent, cleaning to restore the unit to its move-in level of cleanliness, and (if the lease allows) other agreed-upon deductions — not for ordinary use over time.
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