California Security Deposit Photo Rules (AB 2801, 2026)

Move-out photos (effective April 1, 2025)

If you make a deduction for repairs or cleaning, you must photograph the unit within a reasonable time after the tenant returns possession but BEFORE the repairs or cleaning, and again within a reasonable time AFTER the work is completed.

Move-in photos (effective July 1, 2025)

For tenancies that begin on or after July 1, 2025, you must also photograph the unit immediately before, or at the start of, the tenancy — establishing the move-in baseline.

You must give the photos to the tenant

When you deduct from the deposit, you must provide the photographs to the tenant together with the itemized statement and a written explanation of the cost of the allowable repairs or cleaning. Delivery can be by mail, email, a flash drive, or a link to view them online.

All of the existing §1950.5 rules still apply — including returning the deposit or itemized statement within 21 calendar days of move-out.

Limits on professional-cleaning charges

As of the start of 2025, you may not charge a tenant for professional carpet or other professional cleaning unless it is reasonably necessary to return the unit to its condition at the start of the tenancy, excluding ordinary wear and tear. Blanket, automatic cleaning charges are not allowed.

Does this apply to your property?

Answer these before you make a move-out deduction:

• Is this a move-out on or after April 1, 2025, with a deduction for repairs or cleaning? — If yes, before-and-after move-out photos are required.
• Did the tenancy begin on or after July 1, 2025? — If yes, you also needed move-in (inception) photos at the start of the tenancy.
• Are you charging for professional carpet or other professional cleaning? — Only allowed if reasonably necessary to return the unit to its move-in condition, excluding ordinary wear and tear.
• Are you deducting from the deposit? — If yes, you must give the tenant the photos, the itemized statement, and a written cost explanation together (see the security-deposit rules for the 21-day timing).

Example — sample property

A tenancy begins August 2025 — after the July 1, 2025 cutoff — so the landlord photographs the unit at move-in to establish the baseline.

The tenant moves out in 2026. The landlord deducts $400 for cleaning and repair beyond wear and tear. Before starting the work, the landlord photographs the unit; after the work is done, the landlord photographs it again. The landlord then sends the tenant the itemized statement, the written cost explanation, and both sets of photos within the 21-day deposit-return window.

How Veluna monitors this

After you add a property, Veluna tracks whether the AB 2801 phased effective dates or photo requirements change and sends a push alert if they do. Deposit-return deadline tracking (the 21-day clock) is real once you log a move-out — Veluna does not verify that you actually took the required photos; that’s on you to document.

Frequently asked questions

When do the AB 2801 photo rules take effect?

Move-out/repair photos are required for move-outs on or after April 1, 2025; move-in (inception) photos are required for tenancies beginning on or after July 1, 2025.

Do I have to send the photos to my tenant?

Yes. If you deduct from the deposit for repairs or cleaning, you must provide the photos together with the itemized statement and a written cost explanation.

Can I still charge for professional carpet cleaning?

Only if it is reasonably necessary to return the unit to its move-in condition, excluding ordinary wear and tear — not as an automatic charge.