Guide · The deliverable

What is a property condition report?

A property condition report is a factual, dated, photo-documented record of the state of a property at a precise moment. It does not test systems and it does not predict problems. It fixes, on the record, what was visible on that day, so that nobody has to argue from memory later.

Definition

What does a property condition report actually contain?

A condition report documents every room with timestamped photographs, notes on the visible state of walls, floors, ceilings, fixtures and equipment, and an overall factual summary. At Scoutmyplace it also includes a video walkthrough, so the record shows the unit in motion, not just in frames.

  • Room by room coverage: living areas, kitchen, bathrooms, bedrooms, plus building areas when relevant.
  • Timestamped, geo-stamped photographs organized by room, so each observation is anchored in time and place.
  • Written observations on the visible condition of each element, kept factual: what is there, what state it is in.
  • A video walkthrough of the whole unit, delivered alongside the photos.
  • Delivered as a structured digital report both parties can keep, print, and produce later if a dispute arises.
The legal line

Is a property condition report the same as a home inspection?

No. In California, a home inspection is a defined professional service (Business and Professions Code § 7195) in which a licensed inspector examines and tests systems such as plumbing, electrical, HVAC and structure. A condition report is a visual record only: nothing is tested, operated, or dismantled.

  • A home inspection answers "is this house sound?" before a purchase. A condition report answers "what state was this unit in on this date?" around a tenancy.
  • Condition reports are the documentation California landlords now need for security deposits: AB 2801 requires photographs at move-in, at move-out before any work, and after repairs.
  • Because it is visual only, a condition report does not cover hidden or latent defects. For structural or system concerns, a licensed professional is the right call.
The moments

When should you get a condition report?

At the three moments where the state of the unit has consequences: before you commit to a place you have not seen, the day a tenancy starts, and the day it ends. Each moment has its own report, and California law now expects photographic documentation at the last two.

  • Before renting: a property visit report tells a remote renter what the unit and the street are really like, with photos, video, and measured light and noise readings, before any money moves.
  • At move-in: a move-in condition report fixes the baseline. Under AB 2801, move-in photographs are required for tenancies starting July 1, 2025 or later, and whatever is documented as already worn cannot be deducted later.
  • At move-out: a move-out condition report records the unit as it is handed back, before any repair or cleaning, which is exactly the photo set AB 2801 requires to support a deduction.
  • After repairs: the completed work is documented too, closing the loop the law describes.
Who it protects

Who needs a property condition report, the landlord or the tenant?

Both, which is why independence matters. The landlord needs the record to justify any deposit deduction under AB 2801. The tenant needs the same record to contest deductions for wear that predates them. A report produced by a neutral third party serves both sides at once.

  • For landlords and property managers: one documented record per unit turn, produced the same way every time, ready to attach to the itemized statement.
  • For tenants: proof of the state of the unit on day one, so normal wear and pre-existing defects stay off the final bill.
  • For both: a report neither side authored is hard to argue with. The conversation moves from memory against memory to a shared document.
Go deeper

The rules behind the report.

The reason condition reports became the standard in California is a 2024 law, AB 2801, which ties every security deposit deduction to photographic documentation. We wrote the complete factual guide: deadlines, photo requirements, legitimate and abusive deductions.

Read the AB 2801 guide

Get the record before you need it.

Scoutmyplace produces independent condition reports across Los Angeles: property visit reports for remote renters, move-in and move-out condition reports for tenancies. A trained local scout documents the unit, the report is delivered within 24 hours.

See the move-in reportSee a sample report