Move in with proof.
Move out without the fight.
An independent, photo-verified record of your rental's condition — at move-in and move-out — performed by a Certified Professional Inspector. The neutral documentation California's AB 2801 now expects. Trusted by renters and landlords alike.
Performed by a Certified Professional InspectorInterNACHI® CPI · Independent & neutral — we work for the facts
Documentation isn't optional anymore.
As of 2025, California law requires landlords to photo-document a rental's condition at move-in and move-out — and to share before-and-after photos for any deposit deduction. Most people do it with a hurried phone snapshot. A neutral, professional Condition Report does it the way that actually holds up.
Move-out photos required — plus before/after photos for every deduction taken from a deposit.
Move-in photos required for new tenancies — shared with the tenant and kept on file.
Three steps. One source of truth.
Booked online, delivered fast — a clean, professional record of exactly how the unit looked.
Book your inspection
Choose move-in, move-out, or both. Pick a time online — it takes about a minute.
We document everything
A Certified Professional Inspector walks the unit room by room — every surface, fixture and appliance photographed, timestamped, and condition-graded.
You get the Condition Report
A clear digital record, organized for review and exportable as a PDF — ready for both parties to retain and rely on.
What's inside the Condition Report
Not a checklist. A complete, evidence-grade record of the unit.
Room-by-room condition grid
Condition report feature
- ✓ Every room scored across flooring, walls, windows, fixtures, and appliances.
Timestamped, geotagged photos
Condition report feature
- ✓ Hundreds of images — proof of exactly when and where each was taken.
Wear-and-tear vs. damage
Condition report feature
- ✓ On move-out, each finding is measured against the move-in baseline.
Overall grade & cleaning level
Condition report feature
- ✓ A clear, at-a-glance summary of the unit's condition.
Dual e-signature
Condition report feature
- ✓ Tenant and owner can both review and retain the same record — no "he-said, she-said."
Hosted online + PDF
Condition report feature
- ✓ A permanent link plus a polished PDF designed for organized recordkeeping.
See exactly what you'll receive — a real, fully built Condition Report format designed for clear before-and-after documentation.
One neutral record. Two kinds of peace of mind.
The same inspection protects whoever is reading it. Choose your side.
Get your full deposit back.
You shouldn't lose hundreds — or thousands — over damage that was there before you moved in. Document the unit, and the facts are on your side.
"We're independent. We don't work for your landlord — we work for what's actually there."
Why renters book it
- ✓Proof from day one. Every pre-existing scuff, chip and stain logged before you ever unpack a box.
- ✓A neutral expert, not an app. A Certified Professional Inspector — not your landlord, not a phone selfie.
- ✓Split it with roommates. On a shared rental, the cost can land around $20–$30 a person.
- ✓Settle disputes fast. A timestamped, organized report can end the back-and-forth before it starts.
AB 2801, handled.
Stay organized without the hassle — and create stronger documentation for your files. A neutral, professional record gives both sides a clearer baseline than hurried phone photos.
"A Certified Professional Inspector's report creates a consistent record everyone can review."
Why owners & managers book it
- ✓Photo documentation, done for you. Move-in and move-out condition records without you having to build the workflow yourself.
- ✓Better dispute documentation. A third-party record gives you a stronger factual reference point.
- ✓The Turn Punch List. Optional add-on — a trade-categorized scope of paint, drywall, flooring, cleaning and other turnover items, ready to hand your crew.
- ✓Portfolio pricing. Volume rates for owners and property managers running multiple units.
A neutral third party changes everything.
When a deposit is on the line, who documented the unit matters as much as what they found.
Phone photos
DIY · one party
- × Taken by one side of the dispute
- × Easy to dismiss as biased
- × Inconsistent, undated, incomplete
Landlord / PM walk-through
In-house · one party
- × Performed by the landlord's own team
- × Tenant has no reason to trust it
- × Not an independent record
Bruin Condition Report
Independent · CPI · neutral
- ✓ Performed by a Certified Professional Inspector
- ✓ Neutral — works for neither side
- ✓ Timestamped, organized, shareable documentation
Every inspection is performed by an InterNACHI® Certified Professional Inspector. Meet Bruin's inspectors →
Priced like protection, not a luxury.
A fraction of the deposit you're protecting. Choose a single visit, or bundle move-in and move-out.
A trade-categorized scope of every turnover item (paint, drywall, flooring, cleaning & more), ready to hand your crew. Added to any landlord inspection.
Property managers & multi-unit owners — portfolio rates available.
What renters & landlords ask
Is this a home inspection?
Who is it for — the tenant or the landlord?
How does this help with California's AB 2801?
How long does an inspection take?
Can roommates split the cost?
Do you serve Southern California?
Document it once. Settle it fairly.
Whether you're holding the keys or handing them over — get the neutral record that puts the facts on the table.
Prefer to talk it through? Call or text (323) 376-3691
The Condition Report is professional documentation of a unit's observed condition. It is not a legal determination, a guarantee of AB 2801 compliance, or a substitute for legal advice. Bruin documents conditions; it does not adjudicate disputes.