The Move-In Inspection, Step by Step (California Photo Rules)

For any California tenancy that began on or after July 1, 2025, the landlord must take photographs of the unit immediately before, or at the start of, the tenancy (Civil Code § 1950.5(g)(1)). Those photos, plus a written move-in record, are what both sides rely on when the deposit is settled at the end. A careful walk-through on day one also confirms that the smoke alarms, carbon monoxide devices and locks work before the tenant moves in.

The short version

• Photograph every room immediately before or at the start of the tenancy; for tenancies from July 1, 2025, this is a legal requirement under § 1950.5(g)(1).
• Deductions are limited to damage beyond ordinary wear and tear and cleaning back to the move-in level, so the move-in record sets the baseline (§ 1950.5(b), (e)).
• Test smoke alarms and carbon monoxide devices; the owner must make sure they are operable when the new tenancy starts.
• Check the deadbolts and window locks required by Civil Code § 1941.3.
• Section 1950.5 asks for photos, not a signed checklist, but a signed checklist is good practice; both sides should keep a copy.

Why the move-in record matters

The deposit rules in Civil Code § 1950.5 work from a comparison between the start and the end of the tenancy. A landlord may deduct for cleaning only to return the unit to "the same level of cleanliness it was in at the inception of the tenancy" (§ 1950.5(b)(3)), and may not claim for "defective conditions that preexisted the tenancy" or for ordinary wear and tear (§ 1950.5(e)(2)(A)). Without a clear record of the starting condition, both of those comparisons turn into an argument.

The photo rule adds a legal duty on top of good practice. For tenancies beginning on or after July 1, 2025, photos are taken "immediately before, or at the inception of, the tenancy" (§ 1950.5(g)(1)). At move-out, starting April 1, 2025, the landlord also photographs the unit after the tenant returns possession but before any repairs or cleaning that will be deducted, and again after that work is done (§ 1950.5(g)(2)). The full deposit rule is on the security deposits page.

The inspection, step by step

1. Pick a time close to move-in. Schedule the walk-through for the day keys are handed over, or as close to it as you can, so the photos really show the condition "at the inception" of the tenancy.
2. Bring a written checklist. List every room and the items in it. The move-in and move-out checklist gives you a starting template.
3. Photograph each room in the same order. Start with a wide shot from the doorway, then close-ups of floors, walls, ceilings, windows, fixtures and appliances. Use a camera or phone that records the date.
4. Note condition in words as well. Write "small scratch on bedroom door, lower left" rather than relying on the photo alone. Words and pictures together are easier to compare later.
5. Test safety devices. Press the test button on each smoke alarm and carbon monoxide device, and note the result.
6. Check locks and windows. Work each main entry deadbolt and each window lock or security device.
7. Run the appliances and fixtures. Turn on the stove, check that the refrigerator is cooling, run hot and cold water at each tap, and flush each toilet.
8. Both parties review and sign. The photo rule in § 1950.5(g) does not call for a signature, but a record both sides have seen and signed is harder to dispute.
9. Give copies the same day. Hand or email the tenant a copy of the checklist and tell them how to view the photos.
10. Store the originals. Keep the photos and checklist with the lease file. Section 1950.5 does not set a retention period, so keep them at least until the deposit is fully settled.

Room-by-room checklist

The safety and security checks

Smoke alarms and CO devices. The owner of a rented single-family dwelling, apartment or multi-unit complex is responsible for testing and maintaining smoke alarms, and must make sure they are operable when a new tenancy is created (Health and Safety Code § 13113.7(d)(2)). A required carbon monoxide device must be operable when the tenant takes possession (H&S § 17926.1). After move-in, the tenant must tell the owner about an alarm that stops working. The full rule, including which homes need a CO device, is on the smoke and carbon monoxide alarms page.

Deadbolts and window locks. Civil Code § 1941.3(a) requires an operable deadbolt on each main swinging entry door and operable security or locking devices on windows designed to be opened, with some exceptions. The tenant must notify the owner when they find one that does not work (§ 1941.3(b)). The move-in walk-through is a natural time to confirm these. Rekeying between tenants is covered in locks, keys and rekeying.

Stove and refrigerator. For a lease entered into, amended or extended on or after January 1, 2026, the landlord must provide a working stove and, unless the tenant opted out in the lease to bring their own, a working refrigerator, with some exceptions such as units with shared kitchens (Civil Code § 1941.1(a)(10), (11), (b)). Note their condition and model in the record.

Water heater. Health and Safety Code § 19211(a) requires residential water heaters (standard units of up to 120 gallons for which a strapping kit is readily available, § 19211(d)) to be braced, anchored or strapped against earthquake motion. Photograph the strapping as part of the utility-area shots.

Common mistakes

• Photos taken weeks before move-in. Work done or damage that happens in between makes the photos less useful as a record of the condition at the start.
• Skipping closets, cabinets and outdoor areas. These are often where disputes start at move-out.
• No written notes. A photo of a carpet does not always show a stain. Write it down.
• Not giving the tenant a copy. A record only one side has seen is weaker evidence.
• Treating the checklist as the photos. For tenancies from July 1, 2025, the photos are required by law; a checklist alone does not meet § 1950.5(g)(1).

For owners

Build the move-in inspection into your lease signing day checklist so it happens every time. Use the same room order at move-in and move-out so the photos line up. At the end of the tenancy, the § 1950.5(g)(2) photos and the itemized statement follow the steps in the move-out process. When you decide what to deduct, compare against the move-in record and the guide to normal wear and tear versus damage.

For renters

Walk the unit with the checklist before you move your belongings in, and point out anything you see. Take your own dated photos too; nothing stops a tenant from keeping a separate record. Ask for a copy of the signed checklist and a way to view the landlord's photos. If something is broken or missing, report it in writing in the first days of the tenancy. The first 30 days in a Coronado rental guide has more early-tenancy tips that apply anywhere in California.

Local rules

Some California cities add their own rules on top of state law, such as local just-cause, relocation or rental registration requirements, so check your city's municipal code. Coronado has no local rent-control or just-cause ordinance as of October 2026 (based on a review of its code's contents).

Frequently asked questions

Is a move-in inspection required by California law?

For tenancies beginning on or after July 1, 2025, the landlord must take photographs of the unit immediately before or at the start of the tenancy under Civil Code § 1950.5(g)(1). Section 1950.5(g) speaks only of photographs, not a written checklist or a joint walk-through with the tenant, but both are common practice and make the photos easier to use later.

Does the tenant have to sign the move-in checklist?

Section 1950.5(g) requires photographs; it does not mention a tenant signature. A signed checklist is still useful because it shows both sides saw the same record. A tenant who disagrees with an entry can write a note on the checklist before signing.

What if the tenant finds damage after moving in?

The tenant should report it to the landlord in writing as soon as it is noticed, with photos, and ask that it be added to the move-in record. Under § 1950.5(e)(2)(A), a landlord may not charge the deposit for conditions that existed before the tenancy, so an early written report helps both sides.

How long should the move-in photos be kept?

Section 1950.5 does not set a retention period for photographs. As a practical matter, keep them at least until the deposit is returned and any dispute is resolved, because the move-out statement is compared against them.

Do the move-in photos have to be given to the tenant?

Section 1950.5 addresses photo delivery at the end of the tenancy: where documentation is required, the § 1950.5(g) photographs go with the itemized statement, by mail, email, flash drive or an online link (§ 1950.5(h)(2)(D)). That documentation is not required when repair and cleaning deductions total $125 or less, unless the tenant asks for it within 14 days of receiving the statement (§ 1950.5(h)(4), (h)(5)). Sharing the move-in set at the start is good practice, and lets the tenant raise any concerns early.

This is general information, not legal advice. Laws change; confirm the current text and your situation with a California attorney.

McKee Properties manages rentals from its Coronado office; contact us with questions about your property.

Sources

• Civil Code § 1950.5 (opens in a new tab)
• Civil Code § 1941.1 (opens in a new tab)
• Civil Code § 1941.3 (opens in a new tab)
• Health and Safety Code § 13113.7 (opens in a new tab)
• Health and Safety Code § 17926.1 (opens in a new tab)
• Health and Safety Code § 19211 (opens in a new tab)

Verified October 19, 2026.