Move-out photo and
documentation requirements
California Civil Code § 1950.5 sets out what accompanies a security-deposit itemized statement. AB 2801 added photograph requirements that phased in during 2025. Everything below is quoted from, or closely paraphrases, the statute — with a link to the primary source beside each item.
This page is an educational summary, not legal advice. MoveOutGuard is not a law firm. Statutes change and how a requirement applies depends on your facts — read the source text and consult a California attorney about your situation.
What the statute describes
Move-in photographs
Effective Jul 1, 2025
For tenancies beginning on or after July 1, 2025, photographs of the unit are taken immediately before, or at the start of, the tenancy.
“For tenancies that begin on or after July 1, 2025, the landlord shall take photographs of the unit immediately before, or at the inception of, the tenancy.” § 1950.5(g)(1)
Move-out photographs
Effective Apr 1, 2025
Beginning April 1, 2025, photographs are taken within a reasonable time after possession returns to the landlord — and before any repairs or cleaning begin.
“Beginning April 1, 2025, the landlord shall take photographs of the unit within a reasonable time after the possession of the unit is returned to the landlord, but prior to any repairs or cleanings.” § 1950.5(g)(2)
Post-repair photographs
Effective Apr 1, 2025
Photographs are also taken within a reasonable time after the repairs or cleaning are completed.
The landlord “shall also take photographs of the unit within a reasonable time after such repairs or cleanings are completed.” § 1950.5(g)(2)
Itemized statement within 21 calendar days
The itemized statement and any remaining deposit are provided no later than 21 calendar days after the tenant vacates.
“No later than 21 calendar days after the tenant has vacated the premises” the landlord provides the itemized statement and returns the remaining security. § 1950.5(h)(1)
Bills, invoices, or receipts
Copies of bills, invoices, or receipts supporting the deductions accompany the itemized statement.
The statement is accompanied by copies of bills, invoices, or receipts for the charges. § 1950.5(h)(2)–(3)
Delivering the photographs
The photographs are provided to the tenant along with the itemized statement. They may be delivered by mail, email, flash drive, or a link where the tenant can view them online.
Photographs taken under subdivision (g) are provided along with the written explanation of costs; delivery may be “by mail, email, computer flash drive, or by providing a link where the tenant may view the photographs online.” § 1950.5(h)(2)(D)
The $125 threshold
The statute states a landlord need not comply with the supporting-document paragraphs when “the deductions for repairs and cleaning together do not exceed one hundred twenty-five dollars ($125).” If your deductions are small, read that subdivision carefully before assuming the documentation steps apply.
What the statute says about non-compliance
Both consequences below turn on a bad faith finding. That is a legal determination made by a court on the facts — not something a checklist, or this product, can decide.
The statute states a landlord is not entitled to claim any amount of the security if the landlord, in bad faith, fails to comply with the itemization and documentation requirements of subdivision (h), which include providing the photographs.
“The landlord shall not be entitled to claim any amount of the security if the landlord, in bad faith, fails to comply with this subdivision.” § 1950.5(h)(7)
The statute provides that bad-faith retention may subject a landlord to statutory damages of up to twice the amount of the security, in addition to actual damages.
“The bad faith claim or retention by a landlord … may subject the landlord … to statutory damages of up to twice the amount of the security, in addition to actual damages.” § 1950.5(m)
Questions
- Is this legal advice?
- No. MoveOutGuard is a documentation tool, not a law firm. This page quotes and links the statute so you can read it yourself. For advice about your situation, consult a California attorney.
- What if the tenancy started before July 1, 2025?
- The move-in photograph requirement in § 1950.5(g)(1) applies to tenancies that begin on or after July 1, 2025. The move-out and post-repair photograph requirements began April 1, 2025 and are not tied to the tenancy start date.
- Do small deductions need supporting documents?
- The statute states a landlord need not comply with the supporting-document paragraphs when deductions for repairs and cleaning together do not exceed $125. Read § 1950.5(g)(4) and confirm how it applies to you.
- How can the photographs be delivered?
- The statute describes delivery by mail, email, computer flash drive, or by providing a link where the tenant may view the photographs online.
See where your documentation stands
The free Exposure Check estimates your 21-day window and shows which items you have. No account, no card.
Full packet $29 once · one packet · no subscription