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 tamper-evident record, hosted online and exportable as a PDF — ready for both parties to sign 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
Every room scored across flooring, walls, windows, fixtures, and appliances. - ✓Timestamped, geotagged photos
Hundreds of images — proof of exactly when and where each was taken. - ✓Wear-and-tear vs. damage
On move-out, each finding is measured against the move-in baseline. - ✓Overall grade & cleaning level
A clear, at-a-glance summary of the unit's condition. - ✓Dual e-signature
Tenant and owner both review and sign — no "he-said, she-said." - ✓Hosted online + PDF
A permanent link plus a polished PDF, AB 2801-ready.
See exactly what you'll receive — a real, fully built sample Condition Report.
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 Isla Vista house, the cost lands around $20–$30 a person.
- ✓Settle disputes fast. A timestamped, signed report ends the back-and-forth before it starts.
AB 2801, handled.
Stay compliant without the hassle — and stop eating bogus damage claims. A neutral, professional record protects you far better than your own phone photos ever will.
"A Certified Professional Inspector's report carries weight a tenant can't wave away."
Why owners & managers book it
- ✓Compliance, done for you. Move-in and move-out photo documentation that supports AB 2801 — without you lifting a phone.
- ✓Disputes you can win. An independent third-party record holds up where one-sided photos don't.
- ✓The Turn Punch List. Optional add-on — a trade-categorized scope of every paint, drywall, flooring and cleaning item, 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
Coastal Shield Condition Report
Independent · CPI · neutral
- ✓ Performed by a Certified Professional Inspector
- ✓ Neutral — works for neither side
- ✓ Timestamped, geotagged, dual-signed
Every inspection is performed by a current, verified InterNACHI® Certified Professional Inspector. Verify →
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 all of Santa Barbara County?
Know your rights & the law behind the inspection
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 (805) 222-6164
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. Coastal Shield documents conditions; it does not adjudicate disputes.