Free printable from McKee Properties
California now requires photos at both ends of a tenancy: immediately before or at the start of tenancies beginning on or after July 1, 2025, and after move-out both before and after any repairs or cleaning (Civil Code § 1950.5(g)). Use this checklist to walk each room, note the condition and take the photos, then keep it with the lease.
Before you start
- Address, unit, date and the names of everyone present
- Meter readings for any utilities the tenant will take over
- Keys, remotes, gate cards and mailbox keys handed over (count each)
- Smoke alarms and carbon monoxide devices present and working
- Stove/oven and refrigerator working (habitability items for leases entered, amended or extended since January 1, 2026)
Room by room
For each item, note the condition (new, good, fair, damaged) and take a wide photo of the room plus close-ups of anything worn or damaged.
Entry and living areas
- Front door, locks and peephole
- Walls and ceilings (holes, marks, stains)
- Flooring and carpet
- Windows, screens and coverings
- Light fixtures and switches
- Outlets
Kitchen
- Stove, oven and range hood
- Refrigerator and freezer
- Dishwasher and disposal
- Sink, faucet and under-sink area (leaks)
- Countertops and cabinets
- Flooring
Bathrooms
- Toilet (runs, leaks, secure)
- Tub or shower, caulk and grout
- Sink, faucet and vanity
- Exhaust fan
- Mirrors and fixtures
- Signs of moisture or mold
Bedrooms
- Walls, ceilings and flooring
- Closet doors and shelving
- Windows and screens
- Smoke alarm
Laundry, garage and outside
- Washer and dryer (if provided), hoses and vent
- Water heater
- Garage door and opener
- Patio, deck, balcony and railings
- Yard, irrigation and fencing
- Exterior paint, hardware and lighting (salt air corrodes metal near the coast)
At move-out
- Offer the tenant a pre-move-out inspection: no earlier than two weeks before the end of the tenancy, with 48 hours' written notice, and give a list of proposed deductions so they can fix items
- Photos after the tenant returns possession, before any repairs or cleaning
- Photos again after repairs or cleaning
- Deductions only for unpaid rent, damage beyond ordinary wear and tear, cleaning back to move-in cleanliness, and restoring personal property if the lease allows it
- Itemized statement and refund within 21 days (deadline calculator)
This checklist is a practical aid, not a legal form. Rules as of October 19, 2026. This is general information, not legal advice.
Frequently asked questions
Are move-in photos required in California?
Yes, for tenancies that begin on or after July 1, 2025. The landlord must take photos of the unit immediately before or at the start of the tenancy, and must also take photos after move-out, before and after repairs or cleaning.
Can the tenant be present for the inspection?
The landlord must tell the tenant in writing of the right to request a pre-move-out inspection, held no earlier than two weeks before the tenancy ends. Walking the unit together at move-in is good practice too.
What counts as ordinary wear and tear?
This checklist cannot draw that line for you. Deductions are allowed only for damage beyond ordinary wear and tear, so the move-in photos and notes are what let you show the difference later.
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