One small-claims loss over a deposit runs four figures. All three plans exist to make that never happen — the free one included.
Every new account starts with one free month of Premium, no card required. Referrals earn more.
Plain English, since "up to 10 units" doesn't tell you whether it fits.
You're raising rent on a unit or two and want to be sure the increase is legal, with the right notice language. That's a complete job and it's free forever, with no signup wall. The calculator is ad-supported; that's what pays for keeping the CPI tables current every May.
The moment a tenancy ends, you're on a 21-day clock and you need photographs you can prove weren't taken yesterday. Essentials is the full documentation and deposit workflow: guided capture, the countdown, the deduction builder, and the itemized statement PDF with photos embedded.
Its standout feature is tenant share links — a read-only link that shows your tenant their own move-in photos next to the move-out photos and the final statement. Most deposit disputes die on the spot when the tenant can see the evidence, and the link doubles as proof you delivered the statement.
Ten units is a real ceiling, not a soft one, but it covers the overwhelming majority of California self-managing landlords. 5 GB holds roughly 1,500–2,500 full-resolution photos — several years of move-in/move-out sets at that portfolio size.
If your property is in Los Angeles, Santa Ana, San Francisco, Oakland, Berkeley, Santa Monica, or any of two dozen other California cities, AB 1482 is not the number that governs you. A local ordinance is, and it is stricter, changes on its own schedule, and often carries registration and filing obligations the state law doesn't. The local ordinance layer is the reason Premium exists, and it's worth the upgrade at four units as much as at forty.
Premium also covers the cases where compliance stops being a solo activity or has to leave the building: multi-user access for a spouse, co-owner, or the handyman doing the walkthrough; video walkthroughs alongside stills; the court-ready export packet (an organized ZIP with a PDF index and a SHA-256 manifest — the thing you hand an attorney); the compliance calendar for lease renewals, smoke and CO detector certifications, required disclosures, and notice windows; and Schedule E export for whoever does your taxes.
| Feature | Free | Essentials | Premium |
|---|---|---|---|
| Limits | |||
| Units | 1 | 10 | Unlimited |
| Photo & video storage | 30 photos | 5 GB | 50 GB |
| Users on the account | 1 | 1 | Unlimited |
| Ads | Yes | None | None |
| Rent increases | |||
| AB 1482 calculator | ✓ | ✓ | ✓ |
| Exemption screener | ✓ | ✓ | ✓ |
| § 827 notice generator | ✓ | ✓ | ✓ |
| Local rent-control flag | ✓ | ✓ | ✓ |
| Increase history per unit | — | ✓ | ✓ |
| Rolling 12-month guard | — | ✓ | ✓ |
| Local ordinance cap calculation | — | — | ✓ |
| Photo documentation (AB 2801) | |||
| Guided room-by-room capture | — | ✓ | ✓ |
| Timestamp + GPS + hash stamping | — | ✓ | ✓ |
| Move-in vs move-out comparison | — | ✓ | ✓ |
| Offline capture queue | — | ✓ | ✓ |
| Video walkthroughs | — | — | ✓ |
| Deposits & deadlines | |||
| 21-day countdown + reminders | — | ✓ | ✓ |
| Deduction builder | — | ✓ | ✓ |
| Itemized statement PDF | — | ✓ | ✓ |
| Document vault | — | ✓ | ✓ |
| Tenant share links | — | ✓ | ✓ |
| Full compliance calendar | — | — | ✓ |
| Getting data out | |||
| Download your own photos | ✓ | ✓ | ✓ |
| Court-ready export packet | — | — | ✓ |
| Schedule E / CSV export | — | — | ✓ |
| Priority support | — | — | ✓ |
Sign up in the first six months after launch and your rate never goes up.
| Plan | Early bird | Standard | Billed |
|---|---|---|---|
| Essentials — monthly | $3.99/mo | $5.99/mo | Every month |
| Essentials — annual | $45/yr | $59/yr | Once a year |
| Premium — monthly | $6.99/mo | $9.99/mo | Every month |
| Premium — annual | $75/yr | $99/yr | Once a year |
Landlords talk to landlords. This is the whole marketing budget.
Every new account gets one month of Premium on the house — no card, no trial countdown games.
Every account has a referral code. Your friend enters it when they sign up, and they get their welcome month too.
What you earn scales with what your friend signs up for — see the table. Months stack with no cap.
| When your friend signs up for… | You get |
|---|---|
| A free account | 1 month of Essentials |
| Essentials (paid) | 1 month of Premium |
| Premium (paid) | 2 months of Premium |
Your friend always gets their own free month of Premium regardless of which tier they pick. Earned months stack — refer six friends onto Premium and that's a free year.
Your account drops to Free. Nothing is deleted. If you're over the Free limits, your existing photos and records stay accessible and downloadable — you just can't add new ones until you upgrade or come back under the limit. We don't hold your evidence hostage.
Yes. No account, no unit limit on the calculation, no expiry. It's ad-supported, and paid members see no ads anywhere on the site. Keeping the CPI tables current every May is a real annual cost, and the ads plus paid plans cover it.
You'll get a warning well before you hit it. Nothing is deleted and nothing stops working retroactively — new uploads pause until you upgrade, free up space, or add extra storage. AB 2801 effectively requires keeping this material for years, so storage is designed to grow with you rather than trap you.
If you're at eight or nine units and growing, yes — the upgrade is a few dollars and you skip the migration. But the better reason to pick Premium is the ordinance layer: if your property is in a rent-controlled city, Premium is the tier that gives you a correct number, even if you own a single duplex.
Always, on every tier, including Free. Photo download is not a paid feature — we consider holding legal evidence for ransom disqualifying. The Premium court-ready export packet is a convenience upgrade: the same files, organized, indexed, and hash-manifested for handing to an attorney.
The calculator exists today and is free to use right now. The photo engine, deposit workflow, and ordinance layer are in build. The waitlist is how we decide what to finish first, and founding members get the early-bird rate when it opens.
No card, no commitment. You'll get one email when early-bird spots open, and nothing else.