MOVE-IN AND MOVE-OUT
Move-out inspection checklist for landlords
Inspect after the tenant has fully moved out, with your move-in checklist and photos in hand. Go room by room in the same order as move-in, photograph the same views, note only what's worse than move-in beyond normal wear, and collect keys and a forwarding address. Then price deductions and send your itemized letter before the deadline.
The move-out inspection is where the move-in record pays off. Done carefully, it turns "I think the carpet was fine" into a side-by-side comparison nobody needs to argue about.
Before you start
- Wait until the home is empty and the keys are back.
- Bring the move-in checklist and photos. Every observation is a comparison, not an opinion.
- Invite the tenant. Agreeing on items together prevents most disputes.
- Get the forwarding address in writing — in Texas, you aren't required to send the refund until you have one.
Room by room
Use the same order as your move-in checklist. For each item, note: same as move-in, wear and tear, or damage — with a short description.
Entry and living areas
- Walls and ceilings: holes, marks, paint condition
- Flooring: stains, burns, scratches, wear paths
- Windows, screens, blinds, and window coverings
- Doors, locks, light switches, outlets, light fixtures
- Smoke and carbon monoxide alarms present and working
Kitchen
- Refrigerator (inside and out), freezer, ice maker
- Range, oven, hood; dishwasher; microwave
- Countertops, cabinets, drawers, shelves
- Sink, faucet, disposal; signs of leaks under the sink
Bathrooms
- Toilet, sink, tub or shower, grout and caulk
- Exhaust fan; mirror and medicine cabinet
- Signs of water damage or mold
Bedrooms
- Walls, flooring, closets, doors and hardware
Utility and outside
- Washer and dryer (if provided), water heater area
- HVAC filter; thermostat
- Garage, yard, patio; trash and belongings left behind
Keys and access
- All keys, fobs, garage remotes, mailbox keys returned
Photograph it the same way
Match your move-in photos: same rooms, same angles, same lighting where you can. For damage, take a wide shot that shows where it is, then a close-up with something for scale. Keep the original files — the timestamps are part of the evidence.
Judge it fairly
Only what's worse than move-in, beyond normal use, is a deduction. Faded paint and walkway wear aren't. Holes, burns, and broken fixtures are. Wear and tear vs. damage has a full list, including how to account for an item's age.
Then, in order
- Get estimates or invoices for each deduction.
- Check your state's deadline — Texas 30 days, Washington 30 days, Florida 15 or 30 days depending on whether you're keeping any of it.
- Build the itemized letter with the security deposit return letter tool.
- Send it by a method you can prove, and keep a copy with the photos.
The best move-out inspection starts at move-in. If you're preparing for a new tenant, use this same checklist on day one, signed by both of you.
Common questions
Should the tenant be present for the move-out inspection?
It helps. Walking through together lets you agree on most items on the spot and reduces disputes later. If they can't attend, photograph everything thoroughly and keep the time-stamped files.
When should a landlord do the move-out inspection?
As soon as the tenant has fully moved out and returned the keys — and well before your state's deposit deadline, so you have time to get estimates.
What should I photograph at move-out?
The same views you photographed at move-in: each wall of each room, floors, appliances inside and out, fixtures, windows, and anything damaged up close with something for scale.
General information, not legal or tax advice. Where we state a law, we link the statute and re-check it on a schedule; your city or county can add rules of its own.