Rental Walkthrough Checklist: A Landlord's Guide to Pre-Move-In and Move-Out Inspections

A thorough rental walkthrough, conducted both before a tenant moves in and after they move out, is the most effective strategy for protecting your rental property and security deposit. This documented inspection creates a clear record of the property's condition, enabling you to accurately distinguish between pre-existing damage and issues caused by the tenant. By using a detailed checklist and photographic evidence, you can minimize disputes and ensure any necessary repair costs are fairly assigned to the security deposit.

What is the Purpose of a Rental Walkthrough?

A rental walkthrough, also known as a move-in/move-out inspection, is a formal process where a landlord and tenant jointly assess the property's condition. The primary goal is to document the state of the home at the start and end of a tenancy. This practice protects both parties: the tenant is not held responsible for damage they didn't cause, and the landlord has a verifiable basis for deducting repair costs from the security deposit for damages that exceed normal wear and tear—a term for the expected deterioration that occurs from ordinary use, such as faint scuff marks on walls or lightly worn carpet.

When Should You Conduct a Walkthrough?

There are two critical times to perform a walkthrough:

1. Pre-Move-In Walkthrough: This inspection happens after the previous tenant has vacated but before the new tenant receives the keys. It establishes the baseline condition for the new lease term.
2. Move-Out Walkthrough: This occurs immediately after the tenant has moved all belongings out and returned the keys. Comparing this assessment directly to the pre-move-in checklist highlights any changes.

Conducting both inspections on the same checklist, or using the original as a reference, provides a straightforward visual timeline of the property's condition throughout the tenancy.

How to Prepare for a Successful Walkthrough

Scheduling the walkthrough with the tenant is essential. Based on our experience assessment, having both parties present is the most effective approach. Come prepared with a printed checklist for each room. While the tenant may have their own notes, clarify that the signed copy from your checklist will become the official record for your files. During the inspection, take comprehensive notes, photos, and videos to support your written observations.

Rental Walkthrough Checklist: 6 Key Areas to Inspect

1. Conduct a Room-by-Room Inspection Every room, from bedrooms to closets, should be examined for specific elements. Systematically check the condition of:

• Floors (carpeting, hardwood, tile)
• Walls and ceilings (paint, holes, water stains)
• Doors and windows (operation, locks, screens, frames)
• Light fixtures, outlets, and switches

Document significant issues, such as large holes in drywall or broken window panes, but note that minor scuffs typically fall under normal wear and tear.

2. Verify Safety Equipment is Operational Test all life-saving devices to ensure they are in working order. This includes:

• Smoke detectors and carbon monoxide alarms
• Fire extinguishers (check the expiration date)

3. Test All Plumbing Fixtures In kitchens and bathrooms, check for leaks and water pressure issues.

• Run faucets, showers, and flush toilets.
• Inspect under sinks for signs of water damage.
• Look for cracks or chips in sinks and tubs.
• Don’t forget to check exterior hose bibbs for leaks.

4. Operate All Appliances With the tenant present, turn on every appliance to confirm it is functional. This includes the stove, oven, refrigerator, dishwasher, and any washer/dryer units. This demonstrates proper operation and sets clear expectations.

5. Inspect Storage Areas Open and close all cabinets and drawers. Check that handles and hinges are secure and that doors close properly. Ensure all storage spaces are completely empty and clean.

6. Assess Unique Property Features If your property has a garage, deck, balcony, or staircase, include these areas in your inspection. Note any safety hazards, such as loose railings or damaged steps.

Conclusion: Protecting Your Investment

A meticulous rental walkthrough is a fundamental part of professional property management. The key to a successful inspection is meticulous documentation using a checklist, photos, and video. This objective evidence is indispensable for making fair security deposit deductions if necessary. Maintaining a consistent process for every tenancy helps preserve your property's value and fosters a transparent relationship with your tenants.