/* ============================================
RPM SOUTHLAND BRAND STYLING
============================================ */

:root {
–rpm-blue: #049ad9;
–rpm-blue-dark: #037eb1;
–rpm-blue-light: #e6f4fb;
–rpm-navy: #0b3a5b;
–rpm-red: #b32017;
–rpm-gray: #4A4A4A;
–rpm-light-gray: #F5F5F5;
–rpm-border: #E0E0E0;
–rpm-text: #333333;
–rpm-text-light: #666666;
}

* {
margin: 0;
padding: 0;
box-sizing: border-box;
}

body {
font-family: ‘PT Sans’, ‘Helvetica Neue’, Helvetica, Arial, sans-serif;
font-size: 17px;
line-height: 1.7;
color: var(–rpm-text);
background: #fff;
}

/* Top Bar */
.top-bar {
background: var(–rpm-blue);
color: white;
padding: 8px 0;
font-size: 14px;
}

.top-bar-content {
max-width: 1200px;
margin: 0 auto;
padding: 0 20px;
display: flex;
justify-content: space-between;
align-items: center;
flex-wrap: wrap;
gap: 8px;
}

.top-bar a {
color: white;
text-decoration: none;
font-weight: 700;
}

.top-bar a:hover {
text-decoration: underline;
}

/* Blog Header */
.blog-header {
background: var(–rpm-light-gray);
border-bottom: 4px solid var(–rpm-blue);
padding: 30px 0;
}

.blog-header-inner {
max-width: 900px;
margin: 0 auto;
padding: 0 20px;
display: flex;
align-items: center;
justify-content: space-between;
flex-wrap: wrap;
gap: 15px;
}

.blog-header-brand {
font-family: ‘franklin-gothic-compressed’, ‘Impact’, sans-serif;
font-size: 22px;
font-weight: 700;
color: var(–rpm-blue);
letter-spacing: 0.5px;
text-decoration: none;
}

.blog-header-link {
font-size: 14px;
color: var(–rpm-blue);
text-decoration: none;
font-weight: 700;
}

.blog-header-link:hover {
text-decoration: underline;
}

/* Main Content */
.content-wrapper {
max-width: 900px;
margin: 0 auto;
padding: 40px 20px 60px;
}

/* Article Header */
.article-title {
font-family: ‘franklin-gothic-compressed’, ‘Impact’, sans-serif;
font-size: 38px;
font-weight: 700;
color: var(–rpm-text);
line-height: 1.25;
margin-bottom: 18px;
}

.article-meta {
color: var(–rpm-text-light);
font-size: 15px;
margin-bottom: 8px;
}

.article-byline {
font-size: 16px;
margin-bottom: 5px;
}

.article-byline strong {
color: var(–rpm-text);
}

.article-update {
font-style: italic;
color: var(–rpm-text-light);
margin-bottom: 30px;
font-size: 14px;
}

/* Quick Answer Box */
.quick-answer {
background: linear-gradient(135deg, var(–rpm-blue-light) 0%, #fff 100%);
border-left: 5px solid var(–rpm-blue);
padding: 25px 30px;
margin: 30px 0;
border-radius: 0 8px 8px 0;
box-shadow: 0 2px 10px rgba(0,0,0,0.05);
}

.quick-answer-label {
color: var(–rpm-blue);
font-weight: 700;
font-size: 13px;
text-transform: uppercase;
letter-spacing: 1px;
margin-bottom: 10px;
}

.quick-answer p {
font-size: 18px;
line-height: 1.6;
color: var(–rpm-text);
margin: 0;
}

/* Table of Contents */
.toc {
background: #fff;
border: 1px solid var(–rpm-border);
border-radius: 8px;
padding: 25px 30px;
margin: 35px 0;
}

.toc-title {
font-size: 18px;
font-weight: 700;
color: var(–rpm-text);
margin-bottom: 15px;
padding-bottom: 10px;
border-bottom: 2px solid var(–rpm-blue);
}

.toc ol {
margin: 0 0 0 20px;
padding: 0;
}

.toc li {
padding: 6px 0;
border-bottom: 1px solid var(–rpm-light-gray);
}

.toc a {
color: var(–rpm-blue);
text-decoration: none;
font-size: 15px;
transition: color 0.2s;
}

.toc a:hover {
color: var(–rpm-blue-dark);
text-decoration: underline;
}

/* Section Headings */
h2 {
font-family: ‘franklin-gothic-compressed’, ‘Impact’, sans-serif;
font-size: 30px;
font-weight: 700;
color: var(–rpm-text);
margin: 55px 0 20px;
padding-bottom: 10px;
border-bottom: 3px solid var(–rpm-blue);
}

h3 {
font-size: 22px;
font-weight: 700;
color: var(–rpm-text);
margin: 35px 0 15px;
}

/* Paragraphs */
p {
margin-bottom: 18px;
color: var(–rpm-text);
}

.lead-paragraph {
font-size: 19px;
line-height: 1.8;
color: var(–rpm-text);
}

/* Lists */
ul, ol {
margin: 20px 0 25px 25px;
}

li {
margin-bottom: 10px;
padding-left: 5px;
}

li strong {
color: var(–rpm-text);
}

/* Highlight Boxes */
.highlight-box {
background: var(–rpm-light-gray);
border-radius: 8px;
padding: 25px 30px;
margin: 30px 0;
}

.highlight-box.warning {
border-left: 5px solid #F5A623;
background: #FFF9E6;
}

.highlight-box.success {
border-left: 5px solid #4CAF50;
background: #F1F8E9;
}

.highlight-box.info {
border-left: 5px solid var(–rpm-blue);
background: var(–rpm-blue-light);
}

.highlight-box.danger {
border-left: 5px solid var(–rpm-red);
background: #FFEBEE;
}

/* Blockquote */
blockquote {
border-left: 5px solid var(–rpm-blue);
background: var(–rpm-blue-light);
padding: 20px 25px;
margin: 30px 0;
border-radius: 0 8px 8px 0;
font-size: 18px;
font-style: italic;
color: var(–rpm-text);
}

blockquote cite {
display: block;
margin-top: 12px;
font-size: 14px;
font-style: normal;
font-weight: 700;
color: var(–rpm-blue);
}

/* Inspection Checklist Table */
.checklist-table-wrap {
overflow-x: auto;
margin: 30px 0;
border-radius: 8px;
box-shadow: 0 2px 12px rgba(0,0,0,0.1);
}

.checklist-table {
width: 100%;
border-collapse: collapse;
font-size: 14px;
min-width: 680px;
}

.checklist-table thead {
background: var(–rpm-blue);
color: white;
}

.checklist-table thead th {
padding: 14px 16px;
text-align: left;
font-weight: 700;
font-size: 13px;
text-transform: uppercase;
letter-spacing: 0.5px;
white-space: nowrap;
}

.checklist-table .section-header td {
background: var(–rpm-navy);
color: white;
font-weight: 700;
font-size: 14px;
padding: 12px 16px;
text-transform: uppercase;
letter-spacing: 0.5px;
}

.checklist-table tbody tr:not(.section-header) td {
padding: 11px 16px;
border-bottom: 1px solid var(–rpm-border);
vertical-align: top;
}

.checklist-table tbody tr:not(.section-header):nth-child(even):not(.section-header) {
background: var(–rpm-light-gray);
}

.checklist-table tbody tr:not(.section-header):hover {
background: var(–rpm-blue-light);
}

.check-col {
text-align: center;
width: 60px;
}

.condition-col {
width: 55px;
text-align: center;
}

.good { color: #2e7d32; font-weight: 700; }
.fair { color: #f57c00; font-weight: 700; }
.poor { color: var(–rpm-red); font-weight: 700; }
.na { color: #9e9e9e; font-weight: 700; }

/* Standard Tables */
table.data-table {
width: 100%;
border-collapse: collapse;
margin: 30px 0;
font-size: 15px;
box-shadow: 0 2px 10px rgba(0,0,0,0.08);
border-radius: 8px;
overflow: hidden;
}

table.data-table thead {
background: var(–rpm-blue);
color: white;
}

table.data-table th {
padding: 15px 20px;
text-align: left;
font-weight: 600;
}

table.data-table td {
padding: 14px 20px;
border-bottom: 1px solid var(–rpm-border);
}

table.data-table tbody tr:nth-child(even) {
background: var(–rpm-light-gray);
}

table.data-table tbody tr:hover {
background: var(–rpm-blue-light);
}

/* Step Grid */
.step-grid {
display: grid;
grid-template-columns: repeat(2, 1fr);
gap: 20px;
margin: 30px 0;
}

.step-card {
background: #fff;
border: 2px solid var(–rpm-border);
border-radius: 8px;
padding: 25px;
transition: all 0.3s;
}

.step-card:hover {
border-color: var(–rpm-blue);
box-shadow: 0 5px 20px rgba(4, 154, 217, 0.15);
transform: translateY(-3px);
}

.step-number {
display: inline-block;
background: var(–rpm-blue);
color: white;
width: 36px;
height: 36px;
border-radius: 50%;
text-align: center;
line-height: 36px;
font-weight: 700;
font-size: 16px;
margin-bottom: 12px;
}

.step-card h4 {
color: var(–rpm-text);
font-size: 17px;
margin-bottom: 10px;
font-weight: 700;
}

.step-card p {
font-size: 14px;
color: var(–rpm-text-light);
margin: 0;
}

/* Comparison Grid */
.comparison-grid {
display: grid;
grid-template-columns: 1fr 1fr;
gap: 20px;
margin: 30px 0;
}

.comparison-col {
background: #fff;
border-radius: 8px;
padding: 25px;
border: 2px solid var(–rpm-border);
}

.comparison-col.wear-col {
border-color: #4CAF50;
}

.comparison-col.damage-col {
border-color: var(–rpm-red);
}

.comparison-col h4 {
font-size: 17px;
font-weight: 700;
margin-bottom: 15px;
padding-bottom: 10px;
}

.comparison-col.wear-col h4 {
color: #2e7d32;
border-bottom: 2px solid #4CAF50;
}

.comparison-col.damage-col h4 {
color: var(–rpm-red);
border-bottom: 2px solid var(–rpm-red);
}

.comparison-col ul {
margin: 0;
padding: 0 0 0 20px;
}

.comparison-col li {
font-size: 14px;
margin-bottom: 8px;
}

/* Stat Cards */
.stat-grid {
display: grid;
grid-template-columns: repeat(3, 1fr);
gap: 20px;
margin: 30px 0;
}

.stat-card {
background: var(–rpm-blue);
color: white;
border-radius: 8px;
padding: 25px 20px;
text-align: center;
}

.stat-number {
font-family: ‘franklin-gothic-compressed’, ‘Impact’, sans-serif;
font-size: 36px;
font-weight: 700;
margin-bottom: 6px;
}

.stat-label {
font-size: 13px;
opacity: 0.9;
line-height: 1.4;
}

/* PRHIP Fee Table */
.prhip-box {
background: #FFF9E6;
border: 2px solid #F5A623;
border-radius: 8px;
padding: 25px 30px;
margin: 30px 0;
}

.prhip-box h4 {
color: #8a6000;
font-size: 17px;
font-weight: 700;
margin-bottom: 15px;
}

/* Photo Documentation Box */
.photo-tip {
background: var(–rpm-blue-light);
border: 2px solid var(–rpm-blue);
border-radius: 8px;
padding: 25px 30px;
margin: 30px 0;
}

.photo-tip h4 {
color: var(–rpm-blue-dark);
font-size: 17px;
font-weight: 700;
margin-bottom: 12px;
}

/* Inline CTA */
.inline-cta {
background: linear-gradient(135deg, var(–rpm-blue) 0%, var(–rpm-blue-dark) 100%);
color: white;
border-radius: 10px;
padding: 30px 35px;
margin: 45px 0;
text-align: center;
}

.inline-cta p {
color: white;
font-size: 17px;
margin-bottom: 18px;
}

.inline-cta strong {
color: white;
}

.cta-btn {
display: inline-block;
background: white;
color: var(–rpm-blue) !important;
padding: 14px 28px;
border-radius: 6px;
font-weight: 700;
font-size: 16px;
text-decoration: none;
margin: 5px;
transition: all 0.2s;
}

.cta-btn:hover {
background: var(–rpm-light-gray);
transform: translateY(-2px);
}

.cta-btn-outline {
display: inline-block;
background: transparent;
color: white !important;
padding: 14px 28px;
border-radius: 6px;
font-weight: 700;
font-size: 16px;
text-decoration: none;
margin: 5px;
border: 2px solid white;
transition: all 0.2s;
}

.cta-btn-outline:hover {
background: rgba(255,255,255,0.15);
}

/* FAQ Section */
.faq-section {
margin: 50px 0;
}

.faq-item {
border: 1px solid var(–rpm-border);
border-radius: 8px;
margin-bottom: 15px;
overflow: hidden;
}

.faq-question {
background: var(–rpm-light-gray);
padding: 18px 25px;
font-size: 18px;
font-weight: 700;
color: var(–rpm-text);
cursor: pointer;
}

.faq-answer {
padding: 20px 25px;
font-size: 16px;
color: var(–rpm-text);
line-height: 1.7;
}

.faq-answer p {
margin: 0 0 12px;
}

.faq-answer p:last-child {
margin: 0;
}

/* Final CTA Section */
.final-cta {
background: linear-gradient(135deg, var(–rpm-navy) 0%, var(–rpm-blue-dark) 100%);
color: white;
padding: 55px 40px;
border-radius: 12px;
text-align: center;
margin: 55px 0;
}

.final-cta h2 {
font-family: ‘franklin-gothic-compressed’, ‘Impact’, sans-serif;
color: white;
font-size: 34px;
border: none;
margin: 0 0 15px;
padding: 0;
}

.final-cta p {
color: rgba(255,255,255,0.9);
font-size: 17px;
max-width: 600px;
margin: 0 auto 25px;
}

.guarantees-grid {
display: grid;
grid-template-columns: repeat(3, 1fr);
gap: 20px;
margin: 30px 0;
text-align: left;
}

.guarantee-card {
background: rgba(255,255,255,0.1);
border-radius: 8px;
padding: 20px;
border: 1px solid rgba(255,255,255,0.2);
}

.guarantee-card h4 {
color: white;
font-size: 15px;
font-weight: 700;
margin-bottom: 8px;
}

.guarantee-card p {
color: rgba(255,255,255,0.8);
font-size: 13px;
margin: 0;
}

.final-cta .cta-btn {
font-size: 17px;
padding: 16px 35px;
}

/* Author Box */
.author-box {
background: var(–rpm-light-gray);
border-radius: 10px;
padding: 30px;
margin: 50px 0;
display: flex;
gap: 25px;
align-items: flex-start;
}

.author-avatar {
width: 90px;
height: 90px;
border-radius: 50%;
overflow: hidden;
flex-shrink: 0;
border: 3px solid var(–rpm-blue);
}

.author-info h4 {
font-size: 20px;
font-weight: 700;
color: var(–rpm-text);
margin-bottom: 4px;
}

.author-info .author-title {
color: var(–rpm-blue);
font-size: 14px;
font-weight: 700;
margin-bottom: 10px;
}

.author-info p {
font-size: 15px;
color: var(–rpm-text-light);
margin: 0;
}

/* Related Posts */
.related-posts {
margin: 50px 0;
}

.related-posts h3 {
font-size: 24px;
font-weight: 700;
color: var(–rpm-text);
margin-bottom: 20px;
padding-bottom: 10px;
border-bottom: 2px solid var(–rpm-blue);
}

.related-grid {
display: grid;
grid-template-columns: repeat(3, 1fr);
gap: 18px;
}

.related-card {
background: #fff;
border: 1px solid var(–rpm-border);
border-radius: 8px;
padding: 20px;
text-decoration: none;
color: var(–rpm-text);
transition: all 0.3s;
display: block;
}

.related-card:hover {
border-color: var(–rpm-blue);
box-shadow: 0 4px 15px rgba(4, 154, 217, 0.15);
transform: translateY(-3px);
}

.related-card .category-tag {
font-size: 11px;
text-transform: uppercase;
letter-spacing: 1px;
color: var(–rpm-blue);
font-weight: 700;
margin-bottom: 8px;
}

.related-card h4 {
font-size: 15px;
font-weight: 700;
color: var(–rpm-text);
line-height: 1.4;
}

/* Disclaimer */
.disclaimer {
background: #FFF9E6;
border: 1px solid #F5A623;
border-radius: 8px;
padding: 20px 25px;
margin: 40px 0;
font-size: 13px;
color: var(–rpm-text-light);
}

.disclaimer strong {
color: #8a6000;
}

/* Footer */
.article-footer {
background: var(–rpm-navy);
color: rgba(255,255,255,0.8);
padding: 30px 0;
text-align: center;
font-size: 13px;
margin-top: 0;
}

.article-footer a {
color: var(–rpm-blue);
text-decoration: none;
}

.article-footer p {
color: rgba(255,255,255,0.7);
margin-bottom: 6px;
}

/* Responsive */
@media (max-width: 768px) {
.article-title { font-size: 28px; }
h2 { font-size: 24px; }
.step-grid { grid-template-columns: 1fr; }
.comparison-grid { grid-template-columns: 1fr; }
.stat-grid { grid-template-columns: repeat(2, 1fr); }
.guarantees-grid { grid-template-columns: 1fr; }
.related-grid { grid-template-columns: 1fr; }
.author-box { flex-direction: column; }
.toc ol { columns: 1; }
.final-cta { padding: 35px 20px; }
}

@media (max-width: 480px) {
.content-wrapper { padding: 25px 15px 40px; }
.article-title { font-size: 24px; }
.stat-grid { grid-template-columns: 1fr; }
.quick-answer { padding: 18px 20px; }
}

May 3, 2026  |  12 min read  |  Landlord Resources

Property Inspection Checklist for Long Beach Landlords

By Miles Williams, Broker/Owner, Real Property Management Southland, CA DRE #01968830

Updated May 2026 to reflect California AB 2801 photo documentation requirements (effective April 1, 2025) and current Long Beach PRHIP fee schedule.

Quick Answer

California law requires landlords to offer a written move-in inspection (Civil Code 1954), a pre-move-out walkthrough (Civil Code 1950.5), and at least 24 hours written notice before any entry. Long Beach also mandates PRHIP city inspections for properties with 4 or more units. Professional property managers conduct interior inspections every 6 to 8 months. Skipping any of these steps puts your security deposit, your legal standing, and your asset at risk.

Table of Contents

1. Why Property Inspections Are Non-Negotiable in Long Beach
2. California Move-In Inspection Requirements (What the Law Says)
3. The Pre-Move-Out Inspection: A Step Most Landlords Skip
4. Long Beach PRHIP: City-Mandated Inspections for Multi-Family Properties
5. Complete Property Inspection Checklist (Room by Room)
6. How to Document Damage vs. Normal Wear and Tear
7. Routine Inspections: How Often and What to Look For
8. Frequently Asked Questions

I tell every landlord I talk to the same thing: inspections are not optional. They are the backbone of every well-run rental property in Long Beach, and when done wrong, or skipped entirely, they become the reason you lose a security deposit dispute, miss a $4,000 plumbing problem before it becomes a $15,000 one, or get dinged by the city in an PRHIP audit you did not see coming.

Over 11 years managing rentals across Long Beach, Lakewood, Downey, and the surrounding communities, I have seen the whole spectrum. Landlords who document meticulously and never lose a deposit dispute. And landlords who handed over keys with a verbal “looks good” and spent three years regretting it. The difference, every single time, comes down to inspection discipline.

Why Property Inspections Are Non-Negotiable in Long Beach

Long Beach is one of the more complex rental markets in California. You have older housing stock in neighborhoods like Wrigley, Zaferia, and North Long Beach where deferred maintenance compounds fast. You have dense multi-family corridors downtown and near Cal State Long Beach where tenant turnover is high. And you have a city government that actively enforces rental housing standards through the PRHIP program, which I will cover in detail below.

The inspection process protects you on three levels. First, it creates the paper trail you need if a security deposit dispute goes to small claims court. California judges want to see timestamped photos, a signed move-in checklist, and a documented pre-move-out walkthrough. Without those, even legitimate damage claims can get thrown out. Second, routine inspections catch deferred maintenance before minor issues become major ones. A slow drip under the kitchen sink that you catch at a 6-month check costs maybe $150 to fix. Miss it for two years and you are looking at dry rot, mold remediation, and subfloor replacement. Third, regular documented inspections demonstrate that you are a responsible landlord, which matters in rent-controlled and rent-stabilized properties under AB 1482.

“This is a crucial, crucial step of the management lifecycle and cannot be skipped.”
Miles Williams, Broker/Owner, Real Property Management Southland

6-8

Months between routine RPM inspections

21 Days

California deadline to return security deposit itemization

48 hrs

Required notice for pre-move-out inspection scheduling

If you are self-managing and find this process burdensome, that is an honest signal worth paying attention to. At RPM Southland, we have handled inspections for over 730 Long Beach-area properties since 2014. It is one of the highest-impact things a professional manager does, and one of the first things DIY landlords skip. Our guide to choosing the right property manager walks through exactly what to ask about inspection frequency and documentation standards.

California Move-In Inspection Requirements (What the Law Says)

California Civil Code 1954 governs landlord entry and inspection rights. The law is clear: before entering for any non-emergency reason, including a move-in inspection, a landlord must give the tenant at least 24 hours of written notice stating the purpose, date, and approximate time of entry. Entry must occur during normal business hours unless the tenant agrees otherwise in writing. Emergency entry (fire, burst pipe, gas leak) is an exception, but “I want to check on something” is not an emergency.

For move-in specifically, the best practice is to conduct a joint walkthrough with the tenant present, document every room in writing on a signed checklist, and take timestamped photographs. Both the landlord and tenant should sign and date the inspection form. Give the tenant a copy on the spot. This signed document becomes your baseline for the move-out comparison, and in a security deposit dispute, it is often the single most important piece of evidence you have.

California AB 2801 Photo Requirement (Effective April 1, 2025)

Assembly Bill 2801 added a mandatory photo documentation requirement to California security deposit law. For tenancies beginning on or after July 1, 2025, landlords must take photographs of the unit immediately before or at the beginning of the tenancy, and again within a reasonable time after possession is returned, and after completing any repairs or cleaning. If you withhold any portion of the security deposit, you must provide these photos with your itemized statement. Failing to comply can forfeit your right to deductions.

What Must Be Documented at Move-In

• Walls: Note existing scuffs, nail holes, paint condition, and any marks. Photograph each wall.
• Flooring: Document carpet wear, hardwood scratches, tile cracks. Note stains by location.
• Appliances: Test every appliance. Note cosmetic condition and any pre-existing damage.
• Plumbing fixtures: Run every faucet. Note drips, discoloration, or cosmetic damage to sinks, tubs, and toilets.
• Doors and windows: Test all locks. Note cracked glass, broken screens, sticking latches.
• Smoke and CO detectors: Test and document that all are functional at tenant move-in (required by law).
• HVAC: Note condition of air filters and thermostat function.
• Exterior: Document the condition of any patios, parking spaces, and landscaping the tenant is responsible for.

In older Long Beach housing stock, particularly in neighborhoods built in the 1940s through 1960s like California Heights and Wrigley, you will often encounter pre-existing cosmetic wear that needs careful documentation. A landlord who fails to note an existing water stain on the ceiling at move-in will have a very hard time charging the tenant for it at move-out, regardless of who caused it.

Managing Long Beach Rentals Since 2014
Over 730 properties managed. We handle every inspection with timestamped photos and signed documentation.

Get Your Free Rental Analysis
Call (562) 270-1777

The Pre-Move-Out Inspection: A Step Most Landlords Skip

Here is where I see self-managing landlords leave money on the table, and also expose themselves to unnecessary legal risk. California Civil Code 1950.5(f) requires that landlords offer every departing tenant the option of a pre-move-out inspection. This is not optional. When either party gives notice of termination, you are legally required to notify the tenant in writing of their right to request this inspection, and to conduct it if they ask.

The timing window: the pre-move-out inspection must occur no earlier than two weeks before the tenancy ends. If the tenant requests one, you must provide at least 48 hours written notice of the date and time. Both parties can waive the 48-hour requirement in writing if they prefer to schedule immediately. The inspection must happen whether or not the tenant chooses to be present. After the inspection, you hand the tenant an itemized statement of any deficiencies you plan to deduct from the deposit, giving them a window to remedy those issues before the final move-out date.

Why This Step Benefits Landlords, Not Just Tenants

The pre-move-out inspection is often framed as a tenant protection, but it is equally valuable to landlords. When you document issues in writing before the tenant leaves and give them the opportunity to fix them, you reduce disputes. Tenants who know exactly what will be deducted often clean more thoroughly or make minor repairs themselves. This means faster turn time and less work for you. Landlords who skip this step have less documentation and more disputes.

Pre-Move-Out Inspection: Step-by-Step

1

Send written notice of tenant’s right

As soon as notice of termination is given by either party, send a written notice informing the tenant of their right to request a pre-move-out inspection. Keep a copy of this communication.

2

Schedule if tenant requests

If the tenant requests an inspection, coordinate a time within the two-week window before move-out. Provide at least 48 hours written notice of the scheduled date and time.

3

Conduct the inspection

Walk through the property systematically, comparing current condition to the move-in checklist. Document deficiencies with photos and written notes. Proceed even if tenant is not present.

4

Deliver itemized statement

Give the tenant a written list of deficiencies you intend to deduct from the deposit. If tenant is present, hand it over at the inspection. If not, leave it inside the premises.

One thing I want to be clear about: there are exceptions. If you have served a tenant with a 3-day notice for non-payment, lease violation, property damage, nuisance, or unlawful use of the property, you are not required to offer the pre-move-out inspection under those circumstances. That said, continuing your own documentation process is always a good idea regardless.

For a complete picture of how California handles the post-tenancy financial settlement, our 2026 California security deposit guide covers the full 21-day timeline, allowable deductions, and how to handle disputes under the updated AB 2801 requirements.

Long Beach PRHIP: City-Mandated Inspections for Multi-Family Properties

If you own a residential property with four or more units in Long Beach, you are subject to the city’s Proactive Rental Housing Inspection Program, known as PRHIP. This program is run by Long Beach Code Enforcement and it operates on a proactive basis, meaning the city comes to you, not the other way around. You do not have to have a complaint filed against you to receive an inspection. PRHIP is mandatory for all covered properties.

The program requires that 10% of the units at each covered property be inspected during each cycle. The city operates on an approximately three-year inspection rotation across the roughly 7,500 properties and 67,500 units in the program. Properties that are found to be in violation are subject to re-inspection and can face escalating code enforcement action if issues are not corrected.

2026 PRHIP Annual Fee Schedule

Property Size	Annual Fee	Notes
4 to 10 units	$230/year	Minimum threshold for PRHIP coverage
11 to 20 units	$260/year	Mid-tier multi-family
21+ units	$290/year	Larger apartment complexes

Source: City of Long Beach Code Enforcement Division. Contact (562) 570-6504 or visit longbeach.gov/lbcd/enforcement/prhip/ for registration and current requirements.

PRHIP inspections focus on habitability: smoke and CO detectors, working heating and hot water, structural integrity, sanitation, and freedom from vermin infestation. Inspectors are not looking for cosmetic issues, but they will flag code violations that create habitability concerns. Common findings in Long Beach multi-family properties include inoperable smoke detectors, missing carbon monoxide detectors in units with gas appliances, deteriorated stairways and railings, and inadequate weatherproofing on doors and windows.

The best defense against a problematic PRHIP inspection is a well-maintained property with documented routine inspections. When our team manages a Long Beach multi-family property, we treat our own 6-to-8 month inspection cycle as PRHIP prep, not just tenant management. If you know your property’s habitability baseline, you will not be surprised by a city inspector.

Properties with 1 to 3 Units

PRHIP applies to properties with 4 or more residential units. If you own a single-family home, duplex, or triplex, you are not subject to mandatory PRHIP inspections. However, Long Beach Code Enforcement can still respond to tenant complaints on any rental property in the city. This does not exempt smaller landlords from habitability requirements under California law.

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Complete Property Inspection Checklist (Room by Room)

Below is the full inspection checklist we use at RPM Southland for move-in, move-out, and routine inspections. At each inspection, rate every item as Good, Fair, Poor, or N/A, add written notes on anything less than Good, and photograph everything. For move-in and move-out, both you and the tenant should sign and date the completed form.

Print this table, add your property address and inspection date at the top, and use one copy per inspection. Retain all completed inspection records for the duration of the tenancy plus three years after the tenancy ends.

Item	Notes / Description	Good	Fair	Poor	N/A
EXTERIOR & ENTRY
Front door: lock, handle, seal		G	F	P	N/A
Door frame: condition, no rot		G	F	P	N/A
Exterior paint / siding condition		G	F	P	N/A
Roof: visible condition, missing tiles		G	F	P	N/A
Gutters and downspouts		G	F	P	N/A
Driveway / parking area		G	F	P	N/A
Landscaping / yard condition		G	F	P	N/A
Mailbox / address numbers		G	F	P	N/A
LIVING ROOM & COMMON AREAS
Walls: paint, holes, stains		G	F	P	N/A
Ceiling: stains, cracks, texture		G	F	P	N/A
Flooring: carpet / hardwood / tile		G	F	P	N/A
Windows: glass, screens, locks, seals		G	F	P	N/A
Electrical outlets and switches		G	F	P	N/A
Light fixtures: function, condition		G	F	P	N/A
Smoke detector: test, placement		G	F	P	N/A
CO detector (if gas appliances present)		G	F	P	N/A
KITCHEN
Countertops: chips, stains, burns		G	F	P	N/A
Cabinets: doors, hinges, interior		G	F	P	N/A
Sink: faucet, drain, under-sink plumbing		G	F	P	N/A
Garbage disposal		G	F	P	N/A
Range / oven: function, condition, burners		G	F	P	N/A
Range hood / exhaust fan		G	F	P	N/A
Refrigerator (if provided): seals, function		G	F	P	N/A
Dishwasher (if provided)		G	F	P	N/A
Flooring: vinyl, tile, grout condition		G	F	P	N/A
BATHROOMS (repeat for each bath)
Toilet: flush, fill, base seal		G	F	P	N/A
Sink: faucet, drain, stopper		G	F	P	N/A
Under-sink cabinet and plumbing		G	F	P	N/A
Shower / tub: faucet, caulking, drain		G	F	P	N/A
Tile and grout: mold, cracking		G	F	P	N/A
Exhaust fan: function, cleanliness		G	F	P	N/A
Mirror: condition, mounting		G	F	P	N/A
BEDROOMS (repeat for each bedroom)
Walls: paint, condition, nail holes		G	F	P	N/A
Flooring: carpet wear, hardwood, stains		G	F	P	N/A
Closet: doors, rod, shelving		G	F	P	N/A
Window: glass, screen, lock		G	F	P	N/A
Smoke detector (if bedroom-adjacent)		G	F	P	N/A
HVAC, WATER HEATER & UTILITIES
HVAC air filter: condition, date		G	F	P	N/A
HVAC: heat and cooling function		G	F	P	N/A
Thermostat: function, programming		G	F	P	N/A
Water heater: age, anode rod, TPR valve		G	F	P	N/A
Water heater: signs of rust or leaks		G	F	P	N/A
Electrical panel: labels, no trip issues		G	F	P	N/A
Washer/dryer hookups or provided units		G	F	P	N/A
GARAGE / ADU / ADDITIONAL UNITS
Garage door: function, auto-reverse		G	F	P	N/A
Garage interior: condition, no storage violations		G	F	P	N/A
ADU (if present): all interior items above		G	F	P	N/A
ADU: separate smoke/CO detectors present		G	F	P	N/A

Print and use at every inspection. Retain completed forms for the duration of the tenancy plus three years post-move-out. Photograph all items rated Fair or Poor.

How to Document Damage vs. Normal Wear and Tear

This is the most contested area of California landlord-tenant law, and it is where security deposit disputes are won and lost. California law is clear that you cannot charge tenants for normal wear and tear. What you can charge for is damage beyond what results from ordinary, intended use of the property. The line between the two is not always obvious, and California courts have developed a body of case law around it.

Under California AB 2801 (effective April 2025), landlords who withhold any portion of a security deposit must now provide timestamped photographic evidence taken before and after the tenancy. This requirement applies to tenancies beginning July 1, 2025 or later. For any tenancy, I recommend treating this standard as the floor, not the ceiling. Photograph everything at move-in, and photograph everything again at move-out, even if you do not plan to make deductions. You cannot predict what disputes will arise.

Normal Wear and Tear (NOT deductible)

• Carpet worn thin from normal foot traffic
• Paint faded from sunlight or age
• Small nail holes from hanging pictures
• Loose door hinges from regular use
• Minor scuffs on walls or baseboards
• Faded or worn cabinet hardware
• Light surface scratches on hardwood floors
• Toilet seat worn from normal use
• HVAC filter replacement (normal maintenance)

Tenant Damage (IS deductible, prorated for age)

• Carpet stains, burns, or pet urine damage
• Large holes in walls (beyond picture nails)
• Broken windows or cracked glass
• Pet scratches on hardwood floors or doors
• Cigarette burns on countertops or carpet
• Unauthorized modifications or paint colors
• Missing or broken appliances
• Sewage backup from unapproved flushing
• Damage from unreported water leaks

One important caveat on deductions: California requires prorating. You cannot charge a tenant full replacement cost for a carpet that was already 5 years old with a 7-year expected lifespan. You can only charge for the remaining useful life. The same logic applies to appliances, flooring, and other items with finite lifespans. Your documented move-in inspection, including photos and notes on condition at that time, is what establishes the starting point for this calculation.

Photo Documentation Best Practices

• Use your phone’s timestamp feature and verify your phone’s date and time are correct before each inspection session.
• Photograph every room from multiple angles: corners, walls, floor, ceiling. Do not rely on one wide shot per room.
• Get close on damage: take a wide-context shot showing where in the room the issue is, then a close-up shot of the damage itself.
• Document specific items that will generate deductions: when photographing damage you plan to charge for, include a ruler or common object for scale.
• Store photos in a dated folder: label folders by property address and inspection date. Back up to cloud storage immediately.
• California AB 2801 compliance: for new tenancies starting July 1, 2025 or later, pre-tenancy photos are legally required if you intend to withhold any deposit funds.

Our team at RPM Southland uses dedicated property management software that timestamps all inspection photos and stores them against the property and tenancy record. This is one of the operational advantages of professional management: your documentation is centralized, retrievable, and litigation-ready in the event of a dispute. For more on how California handles the full deposit settlement process, see our California security deposit guide for Long Beach landlords.

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Routine Inspections: How Often and What to Look For

Move-in and move-out inspections are the bookends of any tenancy. But the inspections in between, the routine mid-tenancy check-ins, are where professional property managers separate themselves from self-managing landlords. At RPM Southland, we conduct interior property evaluations every 6 to 8 months. This is not just a courtesy visit. It is a systematic walk-through of every room and every mechanical system, documented in a report that goes directly to the owner portal.

What drives this frequency? Long Beach has a specific set of property maintenance realities. The housing stock in many neighborhoods includes aging cast-iron and galvanized steel plumbing that develops slow leaks behind walls. HVAC systems in properties that run year-round in Southern California accumulate deferred maintenance faster than landlords expect. And tenants, even good tenants, sometimes fail to report small issues that become large ones over time. Routine inspections are the only reliable way to catch these things before they compound.

What Routine Inspections Focus On

• HVAC air filters: Clogged filters reduce system efficiency, shorten equipment lifespan, and can affect air quality. We check and note the condition of every filter. If it is past its useful life, we coordinate replacement, either through the tenant (if their responsibility under the lease) or through our maintenance network.
• Under-sink plumbing: Slow drips under kitchen and bathroom sinks are the most common source of undetected water damage in Long Beach rentals. We run every faucet and visually inspect all supply lines and drain connections.
• Smoke and CO detectors: California law requires working smoke detectors in every bedroom and on every level of the property. CO detectors are required in units with gas appliances. We test all devices at every inspection and document the result.
• Lease compliance: Unauthorized occupants, pets, or alterations to the property. These issues are far easier to address at 6 months than after they have become established for two years.
• Deferred maintenance: Cracked caulking around tubs and showers, deteriorating weatherstripping, signs of pest entry points, and exterior drainage issues. All of these get flagged, photographed, and added to the owner report.
• Water heater condition: We note the age of the unit, look for rust or corrosion at the connections, and flag any units approaching end of expected lifespan so owners can budget proactively.

Tenant Rights During Inspections

Tenants have the right to be present at any scheduled inspection. All routine inspections require at least 24 hours written notice under California Civil Code 1954. Notice must state the purpose, date, and approximate time of entry. Entry must occur during normal business hours unless the tenant agrees in writing to another time. Tenants cannot be forced to vacate the premises during an inspection. Emergency entry (fire, gas leak, burst pipe) is the only exception to the 24-hour notice requirement.

Routine inspections also provide an opportunity to maintain the landlord-tenant relationship on a professional footing. When tenants know their home is being looked after, when they see us documenting everything and following up on repairs promptly, it reinforces that we take the property seriously. Our guide to reducing maintenance costs in Long Beach has more on how proactive inspection cadence correlates with lower long-term repair spend.

Common issues we find in Long Beach properties during routine inspections include unreported water intrusion around windows in older buildings (especially units exposed to coastal humidity), deferred caulking in bathrooms that has started allowing water behind tile, aging supply lines under sinks that show early signs of corrosion, and tenants who have disabled smoke detectors due to cooking. None of these are catastrophic in isolation. All of them are inexpensive to address early and expensive to ignore.

For context on how California landlord entry rights interact with your broader responsibilities under current law, our 2026 California landlord laws guide covers the full landscape including AB 1482 rent control implications and updated maintenance standards.

Frequently Asked Questions

How much notice does a landlord need to give before a property inspection in California?

California Civil Code 1954 requires at least 24 hours written notice before any non-emergency landlord entry, including inspections. The notice must state the purpose, date, and approximate time of entry. Entry must occur during normal business hours unless the tenant agrees in writing to another arrangement. Emergency entry for situations like a burst pipe, gas leak, or fire does not require advance notice.

Is a move-in inspection required by California law?

California does not technically mandate a move-in inspection by statute, but it is functionally required if you want to make security deposit deductions at move-out. Without a documented move-in baseline, you have no legal grounds to charge a tenant for damage. You cannot prove the damage was not pre-existing. Every California landlord should conduct a signed, written move-in inspection with photos. For tenancies starting July 1, 2025 or later, AB 2801 makes pre-tenancy photographs legally required when you plan to withhold deposit funds.

What is the pre-move-out inspection and can tenants refuse it?

California Civil Code 1950.5(f) requires landlords to notify departing tenants of their right to request a pre-move-out inspection. If the tenant requests one, it must be scheduled no earlier than two weeks before the tenancy end date, with at least 48 hours written notice. Tenants can waive the inspection in writing. If a tenant requests the inspection and then does not show up, the landlord proceeds anyway. Tenants who participate in the pre-move-out inspection and address identified issues can reduce their exposure to deposit deductions.

Does Long Beach PRHIP apply to single-family rentals and duplexes?

No. The Long Beach Proactive Rental Housing Inspection Program applies to properties with four or more residential units. Single-family homes, duplexes, and triplexes are not subject to mandatory PRHIP registration or inspection fees. However, all Long Beach rental properties remain subject to standard habitability requirements under California law, and Code Enforcement can respond to tenant complaints at any rental unit regardless of size.

What can a landlord deduct from a security deposit in California?

Allowable deductions include unpaid rent, cleaning costs to restore the unit to move-in cleanliness, and repair of tenant-caused damage beyond normal wear and tear. You cannot deduct for normal wear and tear, which includes faded paint, carpet worn thin from regular use, and minor scuffs. California also requires that deductions be prorated based on the remaining useful life of the damaged item. The itemized deduction statement must be delivered within 21 days of the tenant vacating, along with receipts and, for tenancies with move-out dates after April 1, 2025, timestamped photographs under AB 2801.

How often does RPM Southland conduct routine inspections?

RPM Southland conducts interior property evaluations every 6 to 8 months. Each inspection covers all interior rooms, HVAC filters, smoke and CO detectors, under-sink plumbing, appliances, and any visible maintenance concerns. A detailed written report with photos is uploaded to the owner portal after each inspection. Inspection visits are priced at $55 per visit. For most properties, this means two inspections per year as a standard cadence.

What happens if a Long Beach multi-family property fails a PRHIP inspection?

If a property does not pass a PRHIP inspection, the city issues a notice of violation and the property owner must correct the identified issues within the stated timeframe. The property will be scheduled for a re-inspection. Owners who do not address violations are subject to escalating code enforcement action, which can include fines. In serious habitability cases, the city can take further action under California health and safety codes. The best way to pass a PRHIP inspection is to maintain the property on a regular documented schedule before the city ever shows up.

Related Articles for Long Beach Landlords

Landlord Resources

Security Deposit Rules in California 2026: Long Beach Landlord Guide

Legal

California Landlord Laws 2026: What Long Beach Owners Need to Know

Maintenance

How to Reduce Rental Property Maintenance Costs in Long Beach

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Miles Williams

Broker/Owner, Real Property Management Southland, CA DRE #01968830

Miles Williams founded Real Property Management Southland in 2014 while completing his Master’s degree at Cal State Long Beach. Over 11 years, he has grown RPM Southland into one of the most-reviewed property management companies in Long Beach, managing over 730 properties with a 95% client retention rate and over 800 five-star Google reviews. Miles specializes in full-service residential management for single-family and multi-family properties throughout Long Beach, Downey, Lakewood, Torrance, and surrounding Southeast LA County communities. California Real Estate Broker, DRE #01968830. Brokerage DRE #01969679.

Legal Disclaimer: The information in this article is provided for general educational purposes only and does not constitute legal, financial, or property management advice. California landlord-tenant law is complex and subject to change. Always consult a qualified real estate attorney or licensed property manager before making decisions about security deposits, inspections, or tenant relations. RPM Southland is a locally owned and operated franchise of Real Property Management, a Neighborly company.

This content is provided for general informational and educational purposes only and does not constitute financial, legal, tax, or investment advice. Readers should consult with licensed professionals regarding their specific circumstances.

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