Move-in and move-out inspection checklist for California rentals

Walk the unit room by room, note the condition of each item at move-in and again at move-out, and tick each one off as you photograph it. Fill it in on screen or print it blank.

The PDF has boxes you can type into and tick, on a computer or phone, and prints cleanly. Anything you type on this page is not saved or sent anywhere.

What California requires, and when

Since 2025, California's deposit law (Civil Code § 1950.5, as amended by AB 2801) also requires photographs: at move-in, after move-out before any repair or cleaning you'll deduct for, and again after that work. Here is the whole sequence.

1. At move-in

   Photograph the unit immediately before, or at the start of, the tenancy. Required for every tenancy that begins on or after July 1, 2025. One move-in, one chance to document it: do it before the tenant's things go in.

2. Before move-out

   Offer a pre-move-out inspection. Within a reasonable time after either side gives notice to end the tenancy, or before the lease term ends, tell the tenant in writing that they can ask for an initial inspection and be there for it. The notice must also include the law's paragraph about reclaiming abandoned property. If they ask, the inspection happens no earlier than two weeks before the tenancy ends, with at least 48 hours' written notice of the time unless you both sign a waiver. Afterwards, give them an itemized list of the repairs or cleaning you plan to deduct, with the text of § 1950.5(b)(1)–(4), so they can fix those items before they leave. Items you could have seen but left off the list generally can't be deducted later; damage that happens after the inspection, or was hidden by their belongings, still can.

3. After move-out

   Photograph the unit before any repair or cleaning you'll deduct for, within a reasonable time after you get it back, and again within a reasonable time after that work is done. Required since April 1, 2025.

4. Within 21 days

   Send the itemized statement and return the rest of the deposit within 21 calendar days after the tenant moves out. If you deduct for repairs or cleaning, include the photos, a written explanation of the cost, and invoices or receipts (for your own work, a description with the time spent and hourly rate). If the work can't be finished or the invoices aren't in by then, deduct a good-faith estimate and send the final paperwork within 14 days of finishing. When repairs and cleaning together come to $125 or less, this paperwork, photos included, can be left out, unless the tenant asks for it within 14 days of getting the statement.

5. How to send it

   Since January 1, 2026 (AB 414): if the tenant paid the deposit or rent electronically, return the balance electronically unless you've agreed another method in writing, and tell them in writing about that right in the same window as the inspection notice. With several adult tenants and no written agreement, the refund is one check payable to all of them. The statement goes by personal delivery or first-class mail, or by email if you've agreed. Photos can go by mail, email, flash drive or a link.

You can't deduct for ordinary wear and tear or for damage that was there before the tenancy. Cleaning can only bring the unit back to how clean it was at move-in, and professional carpet or other cleaning can only be charged when it's needed to get there. Checked against Civil Code § 1950.5 as of October 2026. What counts as wear and tear? See real examples → · Read the full AB 2801 guide →

The checklist

Doing the move-out inspection? Amavera compares your move-out report with the move-in one, room by room, and builds the deposit return letter from your deductions.

Signatures

Free checklist from amavera.app. General information, not legal advice. Keep your dated photos with this form.