Move-In / Move-Out Inspection Checklist: A Landlord's Guide
Most security deposit disputes come down to one question: what condition was the unit in on move-in day? A signed, dated inspection checklist (with photos) is the simplest way to answer it.
When to do it
Do the move-in inspection with the tenant before or on the day they get keys, and the move-out inspection after they've removed their belongings. Some states have specific rules about pre-move-out inspections or written move-in condition statements, so check yours.
Room-by-room checklist
- Entry: doors, locks, walls, floors, lights, smoke detector
- Living areas: walls, ceiling, flooring, windows and screens, blinds, outlets
- Kitchen: counters, cabinets, sink, stove/oven, fridge, dishwasher, exhaust fan
- Bathrooms: toilet, tub/shower, sink, mirror, tile and grout, fan
- Bedrooms: walls, floors, closets, windows, outlets, smoke detector
- Utility/exterior: water heater, HVAC filter, laundry, patio, parking, keys and remotes count
How to mark condition
Use a simple scale (Good / Fair / Damaged), write specifics ("2-inch scratch on left of oven door"), and number your photos so each note points to one. Both parties sign and each keeps a copy.
Normal wear vs. damage
Deductions are generally for damage beyond normal wear and tear, plus unpaid amounts allowed by the lease. What counts as normal wear, how deductions must be itemized, and the deadline to return a deposit are set by state law.
Not legal or tax advice. Landlord-tenant rules (notice periods, deposit limits and deadlines, late-fee caps, screening rules) vary by state and city and change over time. Check your state and local law or ask a qualified attorney or tax professional.