All East Bay Properties

All East Bay Properties Contact information, map and directions, contact form, opening hours, services, ratings, photos, videos and announcements from All East Bay Properties, Estate agents, 2324 Powell Street, Emeryville, CA.

🏠 East Bay real estate experts since 2005
🔑 600+ properties managed | Full-service property management
📍 Emeryville • Oakland • Berkeley • ...
🤝 Landlord services • Tenant placement • Sales & leasing
💙 Equal housing provider committed to your success

06/18/2026

📸 Thursday Tip — AB 2801

Most landlords know move-out photos matter. What changed under AB 2801 is when they have to be taken.

The deadline isn't the 21-day deposit window. It's the moment your cleaning crew walks in.

Under California law, move-out photos must be taken before any cleaning or repairs begin. Once a vendor touches the unit, that legal baseline is gone. Without it, even a legitimate deduction is hard to defend in small claims.

At AEBP, our rule is simple: keys in, walkthrough first, vendors second — in that order, every time.

Three photos you need before any tenant leaves:
→ Every room on move-out day, before any work begins
→ Before and after any repair that results in a deduction
→ Move-in condition at the start (new tenancies since July 2025)

Full checklist in the comments. 👇

06/17/2026

Wednesday reveal: the Oakland carpet scenario. 🏠

Our answer: B — return the $800 deduction.

AB 2801 requires move-out photos before any cleaning or repairs begin. Once the handyman walked in on Friday, the legal baseline was gone. The damage may have been completely real. The receipt may be valid. But without photos of the carpet's condition as the tenant left it, that deduction is hard to defend in Alameda County small claims.

The harder lesson: it's not about the $800. It's about the operational gap — vendors getting access before the photo walkthrough is complete. That's the process failure that costs money.

Full AB 2801 breakdown in the comments. 👇

06/16/2026

🏠 Oakland landlord scenario — what would you do?

Tenant moves out Thursday. Handyman gets in Friday morning for paint and cleaning. Saturday, the landlord goes to photograph the unit.

The tenant is now disputing $800 in carpet damage.

Problem: no move-out photos from before the handyman arrived.

Under California's AB 2801, that baseline has to be documented before anyone touches the unit.

A — Keep the $800. The damage was real. You have the receipt.
B — Return it. No baseline photos = no defensible deduction.

Drop A or B below. Reveal Wednesday. 👇

💡 𝗧𝗵𝘂𝗿𝘀𝗱𝗮𝘆 𝗧𝗶𝗽 — this one costs landlords in small claims court.You have the photos. The receipts. The itemized statemen...
06/11/2026

💡 𝗧𝗵𝘂𝗿𝘀𝗱𝗮𝘆 𝗧𝗶𝗽 — this one costs landlords in small claims court.

You have the photos. The receipts. The itemized statement sent on time. The damage is real. And the judge still reduces your award to 30% of what you claimed.

The proration rule: you can only recover the remaining useful life of a damaged item — not full replacement cost. A 7-year-old carpet with a 10-year lifespan? You can claim roughly 30% of the invoice. The court applies this whether you did or not.

The fix is one extra step at move-in: note the age of carpets, floors, blinds, and appliances alongside your condition photos.

06/11/2026

💡 𝗧𝗵𝘂𝗿𝘀𝗱𝗮𝘆 𝗧𝗶𝗽 — solid documentation isn't enough if you charge the wrong number.

The proration rule applies in every California deposit dispute. Most landlords find out the hard way. Watch for the one move-in step that protects your claim.

06/10/2026

𝗔𝗻𝘀𝘄𝗲𝗿 𝗿𝗲𝘃𝗲𝗮𝗹𝗲𝗱! 🧠 — 𝗡𝗢.

Paint has a ~2-year useful life in California. After a 4-year tenancy, repainting is wear and tear — the landlord's cost. Charging for it can mean a bad faith deposit claim.

How'd you do? 👇 Full guide in the comments.

𝗔𝗻𝘀𝘄𝗲𝗿 𝗿𝗲𝘃𝗲𝗮𝗹𝗲𝗱! 🧠𝗡𝗢 — You cannot charge a California tenant for repainting after a 4-year tenancy.California courts tre...
06/10/2026

𝗔𝗻𝘀𝘄𝗲𝗿 𝗿𝗲𝘃𝗲𝗮𝗹𝗲𝗱! 🧠

𝗡𝗢 — You cannot charge a California tenant for repainting after a 4-year tenancy.
California courts treat interior paint as having roughly a 2-year useful life. After that, fading and normal scuffs are wear and tear — always the landlord's cost.

Charging for it anyway could expose you to a bad faith deposit claim: up to 2× the amount withheld, plus attorney's fees.

How'd you do? 👇

06/10/2026

𝗧𝗿𝗶𝘃𝗶𝗮 𝗧𝘂𝗲𝘀𝗱𝗮𝘆 🧠 — watch and drop your answer below.

YES or NO: Your tenant lived in your Oakland rental for 4 years. You repaint after move-out. Can you charge them?

Answer reveals tomorrow. What do you think? 👇

🧠 𝗧𝗿𝗶𝘃𝗶𝗮 𝗧𝘂𝗲𝘀𝗱𝗮𝘆!Your tenant lived in your Oakland rental for 4 years. You repaint after they move out.Can you charge th...
06/09/2026

🧠 𝗧𝗿𝗶𝘃𝗶𝗮 𝗧𝘂𝗲𝘀𝗱𝗮𝘆!

Your tenant lived in your Oakland rental for 4 years. You repaint after they move out.

Can you charge them for it?

TRUE or FALSE — drop your answer below 👇 Answer reveals tomorrow.

06/05/2026

🎬 𝗧𝗵𝗶𝘀 𝘄𝗲𝗲𝗸'𝘀 𝗳𝘂𝗹𝗹 𝘃𝗶𝗱𝗲𝗼 𝗶𝘀 𝗹𝗶𝘃𝗲.

June is peak move-out season — and the process California law requires has more steps than most self-managing landlords realize. The requirements changed in 2024 and 2025, and getting any one wrong can eliminate valid deposit claims or trigger penalties.

This week we covered all four stages: the pre-move-out inspection, AB 2801 photo documentation, the 21-day deposit return deadline, and Oakland/Berkeley local rules. Plus the 7 mistakes we see most often at Oakland RAP hearings and Berkeley Rent Board petitions.

6 minutes. Full checklist in the first comment.

Address

2324 Powell Street
Emeryville, CA
94608

Opening Hours

Monday 10am - 3pm
Tuesday 10am - 3pm
Wednesday 10am - 3pm
Thursday 10am - 3pm
Friday 10am - 3pm

Telephone

+15104503800

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