Move-In / Pre-Repair / Post-Repair Photo Evidence Stamper & Itemized Statement Builder
Under California AB 2801 (effective 2025–2026), landlords are legally barred from withholding security deposit funds for repairs or cleaning unless they provide timestamped photographs taken at Move-In, Move-Out Prior to Repair, and After Repair Completion, alongside itemized receipts for deductions ≥ $125.00. All processing occurs 100% in your browser.
Itemized Deduction Statement & Receipt Threshold Audit (Cal. Civ. Code § 1950.5(g))
| Room / Area | Itemized Repair / Prorated Depreciation Description | Gross Vendor Cost | Prorated Tenant Charge | Statutory Evidence Rule | Action |
|---|---|---|---|---|---|
| Total Lawful Security Deposit Deductions: | $940.00 | Synced with 50-State Calculator | |||
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Useful-Life Prorated Depreciation Calculator (Carpet, Paint, Blinds, Appliances & Flooring)
Courts across all 50 states prohibit charging a departing tenant 100% of the replacement cost for an aged building component. Calculate the exact prorated remaining useful life and push it directly into your itemized disposition statement.
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Frequently Asked Questions — Security Deposit Deductions & AB 2801
What are the mandatory California AB 2801 (Civil Code § 1950.5) photo rules for landlords in 2026?
Under California AB 2801 amending Civil Code § 1950.5, landlords must take timestamped photographs at three stages to make any security deposit deduction for repairs or cleaning: (1) at Move-In before or at the inception of the tenancy, (2) at Move-Out prior to any repairs or cleanings being performed, and (3) after repairs or cleanings are completed. These photos, along with an itemized statement and receipts for deductions of $125 or more, must be delivered within 21 calendar days of the tenant vacating.
How do courts calculate prorated useful-life depreciation for rental carpet and interior paint?
Landlords cannot charge a tenant 100% of the replacement cost for an aged building item; they may only deduct the remaining useful life (Replacement Cost × [Remaining Months / Standard Useful Life Months]). Standard court and HUD benchmarks are 60 months (5 years) for plush rental carpet, 36 months (3 years) for flat interior paint and window blinds, and 120 months (10 years) for appliances and LVP flooring.
What happens if a landlord misses the statutory security deposit return deadline?
Missing the statutory deadline (e.g., 14 days in NY/AZ/HI/VT, 21 days in CA/MN/WI/CT, 30 days in TX/FL/CO/MA/IL) typically forfeits the landlord's legal right to withhold any portion of the deposit and exposes the landlord to statutory bad-faith penalties of 2x to 3x the deposit amount plus the tenant's attorney's fees.
Are my property inspection photos or tenant names uploaded to any external server?
No. DepositShield runs 100% client-side inside your web browser using local HTML5 Canvas and JavaScript. Zero photos, tenant names, or property addresses are ever uploaded to external servers.