Starting in 2025, California’s AB2801 law gives renters more power—if they know how to use it.
Learn how Real-Time Deposit Proof Reporting can protect your deposit and prevent unfair charges.
California’s upcoming AB2801 law, effective in 2025, flips the script by making renters more in control—but only if you know how to use it. This new regulation, implemented April 1, 2025, for existing leases and July 1 for new ones, makes it mandatory for landlords to provide photo documentation and complete records to prove any deduction. From the perspective of a tenant, being adept at Real-Time Deposit Proof Reporting can be the difference between receiving your entire deposit back or shelling out hundreds to the wrong charges. Here’s the bottom line, direct from the trenches.
AB2801 is a transparency measure. Starting this year, landlords must photograph your space when you arrive, leave (before repairs are made), and after any repair work is completed, and compare those photographs to a list of itemized deductions and receipts within 21 days of you departing. This is not busywork—it’s your protection under the law from shapeless charges like “wear and tear” or “general cleaning” landlords used to pull. I’ve seen tenants lose $500 on a “damaged carpet” charge with no support to show it; under AB2801, that won’t fly without photographs that show you the mess you made. Your homework? Know your rights and understand when the landlord’s Deposit Proof Reporting just isn’t good enough.
Let’s begin at move-in. When you get the keys, don’t move in—photograph. Take your landlord through the unit if possible (you have the right to be there) and document timestamped pictures of absolutely everything—walls, floors, appliances, even that odd stain in the corner. I’ve had to deal with tenants who did not do this, and got accused of creating dents later. Compare your pictures to theirs; if they’re doing Real-Time Deposit Proof Reporting—say, emailing you a link to their pictures right away—make sure it matches what you’re seeing. One of the tenants I spoke with caught a landlord leaving out a broken window in their move-in pictures, saving her $200 deduction down the line.
Flash forward to move-out. AB2801 lets you request an inspection before you leave, and you should—make them do it. Bring your move-in photos and determine what constitutes normal wear (sun-faded paint) vs. damage (a hole you punched out of anger). Landlords can’t charge for the former, and I’ve seen them try to do so until tenants protest in writing. After you’re gone, they’ll take photos of the space again before repairs are made. If they’re proactive with Real-Time Deposit Proof Reporting, you might get those photos soon—compare them with your own. I once helped a renter spot a landlord claiming a “filthy oven” when their photo showed it sparkling; the tenant won that fight.
The final piece is the post-repair documentation. Within 21 days, you’ll get an itemized statement with photos of the fixed unit—like a patched wall or cleaned carpet—plus receipts for the work. This is where Deposit Proof Reporting matters most. Scrutinize it. Are the photos clear and timestamped? Do they depict actual harm you have caused, or are they zoomed-out shots hiding details? I’ve observed landlords submit blurry shots that were refused in disputes—demand better if yours are blurry. Check the deductions too: $50 for a professional cleaner with a receipt is acceptable; $200 for “miscellaneous repairs” with no backup isn’t. AB2801 forbids ambiguous charges, so call them out.
Receipts are your magic tool. If a landlord charges $75 to fix a sink, but no receipt—much less a post-repair photo—is shown—or the photo confirms it wasn’t broken, stand firm. I’ve conditioned tenants to request in writing an explanation; it seems to scare landlords into dropping dubious deductions. One tenant I assisted challenged a $300 “floor refinishing” fee with no receipt or post-repair photo; the landlord retreated when she cited AB2801. Your leverage lies in knowing what solid Deposit Proof Reporting looks like: specific, visual, and backed by paper.
What if it’s late? The law says 21 days, max. If day 22 hits with no statement, you’re entitled to your full deposit—period. I’ve seen landlords scramble after missing this deadline, but only because tenants knew to demand it. Compose a request (email is okay) citing AB2801; it’s your ace in the hole. And if deductions are inaccurate even with photos, don’t hesitate to negotiate or go to small claims court—those pictures are your evidence too.
AB2801 makes it equitable, but now it’s your turn to use it. With Real-Time Deposit Proof Reporting, you can have issues resolved upfront—think move-in photo exchanges or move-out disputes. With Deposit Proof Reports, you can examine what they provide you with and fight unfair deductions. From experience working in this industry, I can assure you: tenants who record, question, and demand prevail. Starting April 1, 2025, this bill is your asset—use it correctly, and your deposit stays where you want it: in your pocket.
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