California is known for enacting strict tenant protection laws, requiring Los Angeles landlords to navigate constantly changing real estate laws. The latest rental regulation to take effect is the introduction of law AB2801, which mandates how landlords handle security deposits.
To ensure your property and investment are protected, following these laws and regulations is crucial. The first step? Read to the end of this post to understand exactly what changes with the AB2801 law and what you need to do as a landlord.
The easiest way to stay compliant with the ever-changing landlord-tenant laws is to work with a property management company like Lotus Property Services.
What Changes About Security Deposit Management in California?
As of July 1, 2025, California landlords must take before-and-after photos of the rental condition to justify any security deposit deductions. Combined with AB12 (security deposit limits), these new regulations significantly change how Los Angeles landlords must manage move-ins and move-outs.
California Landlord AB12 Security Deposit Limit
Assembly Bill 12 (AB12) went into effect in July 2024 and limits landlords to collecting a security deposit equal to one month’s rent. This applies regardless of whether the rental is furnished.
However, there is an exception for independent landlords or properties owned by an LLC with all natural members (not corporations) and active military members. They may charge up to two months’ rent as a security deposit.
The goal of this new regulation is to alleviate the financial burden placed on tenants when they relocate to a new rental.
AB2801: New Photo Mandate for LA Landlords
Assembly Bill 2801 went into full effect on July 1, 2025, mandating that landlords provide photo documentation of any deductions taken from a tenant’s security deposit. It also requires landlords to take photos before and after cleaning and repairs.
This requirement is to provide proof of repair or cleaning and to document the property’s original condition. Landlords must also take before-and-after photos when a tenant moves in and out of the rental property.
What the Photo Mandate Means for Los Angeles Landlords
The biggest change to a landlord’s procedures in California is the photo mandate to document cleaning, repairs, and security deposit deductions.
What photos are required for security deposits in California? Here is everything you need to know about how AB2801 works and what you need to do as a landlord in Los Angeles.
Required Photo Documentation
Landlords should be prepared to take photos of any repairs or cleaning that must be done to the rental property.
Below are the instances where it is required to provide photos:
- Move-In and Move-Out: Landlords must provide photo documentation of the property’s condition before a tenant moves in and after a tenant has moved out.
- Pre- and Post-Repair: If a tenant has damaged the property or an appliance, landlords must take photos of the damage before and after the repair.
- Pre- and Post-Cleaning: If additional cleaning is required after a tenant has moved out, landlords must take before-and-after photos of the property.
While it may seem like another nuisance for a landlord, these photos can actually protect landlords if tenants cause issues or claim that repairs were not made during their tenancy.
Itemized Security Deposit Photo Documentation
In the past, landlords were required to provide tenants with a list of documented charges that were deducted from their security deposits. The AB2801 law now requires landlords to also include photo documentation of each of these charges.
This means for every part of the property that requires cleaning or repairs, landlords must take a before-and-after photo. They must also include a detailed description of the work done, along with the charge and receipt.
Failure to provide photo documentation with the itemized charges could result in the landlord forfeiting the right to claim these deductions.
What Should Landlords Take Photos Of in the Rental Property?
During the move-in and move-out photo documentation process, it’s a good idea to have a shot list of the photos you should take.
For example, it’s a good idea to document the condition of the following areas or items (but not limited to):
Whole Property
☐ Front exterior
☐ Back exterior/yard/patio/balcony
☐ Side yard and fencing (if applicable)
☐ Garage/parking area/storage
Interior Rooms (each room)
☐ Walls (look for holes, scratches, stains)
☐ Ceilings (water spots, cracks)
☐ Doors (front, back, closets — front/back + open/closed)
☐ Windows (including locks, screens, and blinds)
☐ Flooring (tile, wood, laminate, carpet condition)
Kitchen
☐ Countertops (close-ups of stains, chips, burns)
☐ Cabinets (inside and outside of doors and drawers)
☐ Sink + faucet (running water photo if possible)
☐ Appliances:
☐ Refrigerator (inside + outside)
☐ Oven / Stove (inside + burners)
☐ Microwave (inside + outside)
☐ Dishwasher (open + closed)
Bathrooms
☐ Sinks and countertops
☐ Toilets (inside + outside)
☐ Bathtub/shower (all walls + fixtures)
☐ Mirrors and lighting
☐ Tile grout/caulking (close-ups)
Bedrooms / Living Areas
☐ Closets (shelves, doors)
☐ Light fixtures/ceiling fans
☐ Smoke detectors and CO detectors
Additional Areas
☐ Laundry room/washer/dryer
☐ Utility areas (water heater / HVAC)
☐ Any noted damages or repairs
Remember, it’s better to have too many photos than not enough when it comes to documentation, which can protect both you and your tenants.
DISCLAIMER: This article is for informational purposes only and should not be considered legal advice. Always consult an attorney or licensed property management expert regarding compliance.
Additional LA Security Deposit Limitations
Along with the photo mandate and collection amount limit, there are some other changes landlords should be aware of regarding security deposits.
Professional Cleaning Charges
It was previously a gray area for landlords as to whether they could charge for professional cleaning services, especially for carpets. However, California’s new security deposit laws reinforce that Los Angeles landlords may not charge tenants for professional cleaning services.
Of course, there is an exception. If professional cleaning is required to restore the property to its original move-in condition, then the charges may be deducted from the security deposit.
This is one instance where the move-in and move-out photos can be helpful to a landlord’s case to prove that they require professional cleaning.
Learn more about deducting cleaning charges in our post, “How Much Can a Landlord Charge for Cleaning in LA?”
Property Improvements or Upgrades
The golden rule regarding security deposit deductions is that all charges must be to restore the property to its original move-in condition. This means that a tenant’s security deposit may not be used to finance improvements or upgrades to the property.
Any charges for labor, materials, or contracted work must be considered reasonably necessary for the restoration.
Deductions for Pre-Existing Damages
Landlords may not use a tenant’s security deposit to repair pre-existing damages to the property. This means any damage present at the time of a tenant’s move-in may not be covered by the security deposit. These repairs are the landlord’s responsibility.
Stay Compliant with Changing Security Deposit Laws with Lotus Property Services
Landlord-tenant laws are constantly changing, especially in California. Staying up to date with the latest regulations is essential for landlords to stay compliant and free from legal issues and potential fines.
The easiest way to ensure compliance in California? Working with Lotus Property Services.
Don’t risk violating California’s new photo and security deposit laws — fines and deposit forfeiture can be costly.
As the Los Angeles area’s leading property management company, our team of professionals is equipped to manage your rental’s daily operations, find highly qualified tenants, and maintain legal compliance. Plus, we have the systems in place to ensure all photos are documented, organized, and provided to tenants within the 21-day timeline.
See how we can maximize your ROI while keeping your property legally compliant today. Request our free rental analysis to get started!