New San Diego Security Deposit Law

Effective July 1, 2025, California Assembly Bill 2801 (AB 2801) introduces major changes to how San Diego landlords and multifamily property owners handle security deposits. If you own or manage rental units, compliance is key to avoiding legal risks and protecting your investment.

Required Photo Documentation

1. Move-In Photos
   Landlords must now take clear, timestamped photos at move-in to document unit condition—this becomes part of the official record.

2. Repair & Deduction Photos
   Starting April 1, 2025, photos must be taken:

   • After tenants move out but before any repairs or cleaning

   • Again after work is completed—especially if costs will be deducted

These photos must be shared with tenants via mail, email, flash drive, or link.

San Diego Security Deposit Forms

SCRHA has released new versions of:

• Move-In/Move-Out Inspection Report

• Itemization of Security Deposit

These include space to list the number of photos and specify that photos prevail in case of dispute.

What Can and Can’t Be Deducted

• No charges for ordinary wear and tear

• No automatic deep cleaning fees unless justified

• Deductions must be reasonable, documented, and necessary to restore unit to move-in condition

The 21-Day Rule Still Applies

Landlords still have 21 calendar days to:

• Return the remaining deposit

• Provide an itemized list of deductions

• Include photos if deductions were made

Takeaways for San Diego Multifamily Owners

• Stay compliant or risk forfeiting your deposit claim

• Protect yourself with proper documentation

• Use this law to build trust with tenants and maintain professionalism

Bonus: Clients of Christina Labowicz at ACI Apartments get free access to updated SCRHA forms.

Work With Christina

Full AB 2801 Text

The information in this blog is for general informational purposes only and should not be your sole basis for financial or investment decisions. While ACI Apartments uses reliable sources for data and analysis, you should verify all information independently. This blog is not a comprehensive report on all changes to local, state, or federal laws affecting property owners and managers. Laws may have changed or been misinterpreted since publication. Always consult legal counsel or a licensed CPA before making decisions. ACI Apartments is not liable for actions taken based on this content.