AB 2801 California Security Deposit Rules: Important Update for Landlords | Realty Management Group
AB 2801 in a Nutshell
- 📷 Landlords must take timestamped move-in, move-out, and post-repair/cleaning photos.
- 📆 Rule effective April 1, 2025 (move-out & post-repair) and July 1, 2025 (move-in photos).
- 🔧 Deductions only allowed to restore unit to original condition; no charges for wear and tear or blanket cleaning fees.
- 👀 Tenants must be informed of their right to request and attend a pre-move-out inspection.
- 🤦 Mistakes can void deductions and expose landlords to penalties.
AB 2801 Overview
California Assembly Bill 2801 was signed into law in 2024 and phases in during 2025. Its goal is to make the security deposit process more transparent and reduce disputes. Landlords must use photo documentation, issue itemized statements, and respect tenant inspection rights.
Photo Documentation Rules
- Move-out photos: Taken after tenants vacate, before cleaning or repairs.
- Post-repair photos: Taken after cleaning and repairs are complete.
- Move-in photos: Required for new leases starting July 1, 2025.
All photos must be timestamped and submitted with the security deposit statement.
Effective Dates
AB 2801 rules take effect:
- April 1, 2025: Move-out and post-repair photos.
- July 1, 2025: Move-in photos for all new leases.
Limits on Security Deposit Deductions
Deductions must be “reasonably necessary” to restore the rental to its original condition. This means:
- No deductions for normal wear and tear (e.g., carpet aging).
- No blanket cleaning fees—only specific, documented cleaning.
- All deductions must be supported by receipts and photos.
Tenant Inspection Rights
Landlords must:
- Advise tenants in writing of their inspection rights.
- Allow tenants to be present during inspections.
- Give tenants a chance to fix issues before move-out.
Undocumented issues at inspection cannot later be deducted (unless hidden by tenant belongings).
AB 2801 Compliance Best Practices
- Take detailed, timestamped photos at each stage.
- Store photos, receipts, and reports securely.
- Attach photo evidence with itemized statements within 21 days.
- Document inspection offers and tenant participation.
- Work with a property management company to streamline compliance.
Final Takeaways for Landlords
AB 2801 increases landlord responsibilities but also provides legal protection in disputes. Compliance ensures deductions are defensible and prevents costly tenant conflicts. Non-compliance can void deductions and expose landlords to lawsuits. Partnering with professionals simplifies compliance and reduces risk.
Why Choose Realty Management Group
We help San Diego landlords navigate California’s complex rental laws, including AB 2801, while protecting your investment and maximizing ROI.
- 📷 Photo Documentation Compliance: Move-in, move-out, and repair photos handled for you.
- 📑 Itemized Statements: Transparent deductions with receipts and photos.
- ⚖️ Legal Compliance: Ensure every deduction and inspection meets AB 2801 standards.
- 🕒 Faster Turnover: Minimize downtime with professional processes.
- 💼 Full-Service Management: From marketing to renewals, we handle it all.
California Security Deposit FAQ: AB 2801
What documentation is required under AB 2801?
Landlords must provide timestamped move-in, move-out, and post-repair photos, plus an itemized cost statement.
When does AB 2801 go into effect?
Move-out and post-repair photos are required starting April 1, 2025. Move-in photos apply to all new leases on or after July 1, 2025.
Can landlords still charge tenants for carpet cleaning?
Only if the cleaning is necessary to return the unit to its original move-in condition. General wear cannot be charged.
Do tenants have inspection rights under AB 2801?
Yes. Tenants must be notified, allowed to attend, and given a chance to correct issues.
What if a landlord doesn’t comply with AB 2801?
Non-compliance can void deductions, require full deposit refunds, and expose landlords to legal claims.
