What Is A Landlord Move-Out Inspection?

​A walk-through inspection is when a landlord and a tenant go through the rental unit to inspect for any damage or illegal alterations to the dwelling.  

What Is A Landlord Move-Out Inspection?
By Pierre Mouchette | Real Property Experts LLC

What Is a Walk-Through Inspection?
A walk-through inspection is when a landlord and a tenant go through the rental unit to inspect for any damage or illegal alterations.  The landlord is looking for any damage above normal wear and tear or any changes to the dwelling that have not been mutually agreed upon.  The landlord is comparing the property's current condition to the property's condition when the tenant moved into the unit.

When Does a Walk-Through Inspection Take Place?
A walk-through inspection takes place when a tenant is moving out of the rental unit.  The exact time when this inspection can take place will vary depending on state laws.  In some states, the inspection must take place on the date of the tenant’s move out or two to three days after.  Waiting until a tenant has removed all their possessions from the unit means no damage can be hidden, and the landlord can see any potential issues.  A walk-through inspection must be conducted from three days to two weeks before a tenant’s move-out in other states.  This is done to allow the tenant to make any repairs to the unit before their move-out, so they have a chance of receiving their full security deposit back.

Why Does a Walk-Through Inspection Take Place?
A walk-through inspection is performed so that a landlord can document the condition of the property.  The landlord is trying to determine if damage has been done to the unit that would allow for deductions to be taken from the tenant’s security deposit.  If this inspection is conducted before a tenant’s move-out, the landlord can present the tenant with a list of the deductions that will be taken from their security deposit.  It allows the tenant to make the necessary repairs to the unit before moving out.  This walk-through inspection is also done so that the landlord knows what must be fixed before the next tenant moves into the property.

Who Schedules a Walk-Through Inspection?
In states where a walk-through inspection is required by law, it is usually the landlord’s responsibility to inform the tenant when the walk-through inspection will take place.  The landlord must serve the tenant with written notice of this inspection, informing the tenant of the tenant’s right to be present and the date and time the inspection will take place.  The tenant can either agree or disagree with the charges.

Do All States Require a Walk-Through Inspection?
All states do not require a walk-through inspection.  You should check your state’s security deposit laws to determine if you must lawfully conduct a walk-through inspection. 

Benefits of Walk-Through Inspections - Even if your state does not require you to conduct a walk-through inspection by law, it is still beneficial to you and your tenant to do so.

Benefits to Landlords are:

• Anticipate Repair Costs - the walk-through inspection allows the landlord to determine the needed repairs and the approximate cost.
• Avoid Disputes - making the tenant aware of the potential deductions that will be taken from their security deposit can help alleviate disputes.  They will know what to expect and will not be surprised by the deductions.
• Tenant Fixes Damages - conducting a walk-through before a tenant moves out allows the tenant to fix the damages, so deductions are not taken from their security deposit.

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​Benefits to Tenants are:

• Remedy Damages They Did Not Realize - a walk-through inspection allows a tenant to remedy damages they may not have realized existed.
• Get Full Security Deposit Returned - if the tenant fixes the damages the landlord has noted before they move out, the tenant is likely to have their full security deposit returned.
• Avoid Disputes - the walk-through inspection informs the tenant of the deductions that will be taken from the tenant’s security deposit so that the tenant is not surprised when they do not receive the full security deposit back.