tenant wants move-out inspection done before move day

Member since 2020 · 65 posts · 13 votes

Hi there.
I have a tenant moving out on Feb 29th. He asks the inspection to be done a few days beforehand. I guess it is because he would be busy moving that day. What would you suggest I do in this case? Is it a good idea to do a thorough inspection a few days beforehand, and only spot check on the move day?
Thanks a lot!
Paul

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Kenneth LaVoie

Rental Property Investor · Winslow, ME · Member since 2008 · 826 posts · 281 votes

Mine: We would be glad to conduct an inspection with you present, before move out, but understand it will not be "official" and that a "post move out" inspection will be done within 3-4 days after move out, and things may be discovered that weren't discovered in the original inspection "pre moveout". We do these inspections "as time permits" so scheduling this inspection so you can be present is not practical or possible. This will include inspections for cleaning, etc. and things we simply wouldn't be able to inspect pre move-out. once the inspection is done, we will send you an itemized list of anything found that we will need to deduct from security, and, if possible, give you a chance to rectify it before it's deducted. Your security deposit (less any deductions) will be refunded within 30 days of move out.

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Bjorn AhlbladPro Member
Investor · Shelton, WA · Member since 2017 · 6k+ posts · 6k+ votes
6y
@Paul Z. you can't do move out until the tenant is out.We do video in and video out we usually get the tenant in the video. You are running the show not the tenant.
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Peter M.
Rental Property Investor · DFW, TX · Member since 2013 · 953 posts · 910 votes
6y
@Paul Zhang
No. Just no. Hes asking because he wants you to give him the security deposit back on the spot. Check local laws on how long you have but wait until hes out. Then go over it with a fine tooth comb-sounds like hes trying to hide something
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Kenneth GarrettPro Member
Investor · Florida Panhandle/Illinois · Member since 2016 · 4k+ posts · 3k+ votes
6y
@Paul Z.
You need to conduct the move out inspection after they are gone. Create a policy and stick to it. It’s a waste of time to do it early. I never conduct the move out inspection with the tenant. It’s on our time so we can thoroughly go through it. Having someone will only be controversial with comments such as; it was like that when I moved in, I didn’t do that etc. Don’t waste your time.
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Kenneth LaVoie
Rental Property Investor · Winslow, ME · Member since 2008 · 826 posts · 281 votes
6y
Mine: We would be glad to conduct an inspection with you present, before move out, but understand it will not be "official" and that a "post move out" inspection will be done within 3-4 days after move out, and things may be discovered that weren't discovered in the original inspection "pre moveout". We do these inspections "as time permits" so scheduling this inspection so you can be present is not practical or possible. This will include inspections for cleaning, etc. and things we simply wouldn't be able to inspect pre move-out. once the inspection is done, we will send you an itemized list of anything found that we will need to deduct from security, and, if possible, give you a chance to rectify it before it's deducted. Your security deposit (less any deductions) will be refunded within 30 days of move out.
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Dawn P.
Rental Property Investor · Sumter, SC · Member since 2015 · 334 posts · 531 votes
6y
Do NOT do your final inspection until he's totally moved out. When I did my very first move-out inspection the tenants pulled that same crap with me, I fell for the sob story and I went ahead and did it while they still had a pile of moving boxes in the living room. Well, those boxes were hiding the (major) damage they had caused to the hardwood floors from keeping two large dogs I didn't know they had in that room all day while they were at work. I didn't see the damage until days later when I went back to clean and had already cut them a check for the full deposit back.
Stupid me, but lesson learned. Only inspect an empty house.
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Nathan GesnerBusiness Member
Moderator
Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
6y
No. No. Never!

I never do a move-out inspection until the tenant is actually out. Completely out. Done cleaning, done repairing, ready to turn over the keys. There may be a hole hidden behind the couch or a burn mark under the chair. There are far too many ways to hide damages and you have no idea how clean the rental will be until they are completely out.

Check with your state law! Some states require you provide a pre-inspection. Some states require you conduct the move-out inspection with the tenant present. Some states require you to give the Tenant a certain amount of time to go back in to do additional cleaning and/or repairs.
I highly recommend "Every Landlord's Legal Guide" by NOLO. It has a lot of practical advice and your state-specific laws.
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Andrew B.
Rockaway, NJ · Member since 2016 · 2k+ posts · 2k+ votes
6y
Tenants think that once you walk around the apartment and say "Looks good." You no longer have a right to claim their security deposit (even I believed this at 22 years old). This is not the case, as state laws usually stipulates that you have up to 30 days to inspect and charge against their security, before a statement must be spent. If you have the time, and want to be nice, do the inspection, but make it clear that its a courtesy to give him time to correct any last minute issues, and in no way is it to be considered you waiving your right to make a claim.
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Theresa HarrisPro Member
Member since 2019 · 15k+ posts · 11k+ votes
6y
Politely tell him no. The inspection will be done once he's moved out and handed over the keys. Does he maybe want to leave early?
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Corby GoadeBusiness Member
Investor · Boise, ID · Member since 2014 · 3k+ posts · 3k+ votes
6y
I think you already have your clear answer...but if it's not spelled out in your lease, create a policy for this and include it in your lease for your next tenant.
We do move out inspections within 48 hours after a tenant moves out, then send our handyman over to take care of necessary repairs, then our cleaner, THEN they can have whatever is left of the deposit. We send a check and a statement for the work that was done. Generally works just fine.
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Chad HalePro Member
Property Manager / Investor · San Jose, CA · Member since 2013 · 779 posts · 301 votes
6y
In California, you are required by law to offer a pre-move out inspection within the last two weeks of tenancy. This gives the tenant a chance to cure any deficiencies. Once they have moved out, you have 21 days to do your move out walk through and return the appropriate amount of security deposit, documented of course.
Can't tell you what other states require.
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Anthony Wick
Rental Property Investor · Ankeny, IA · Member since 2017 · 2k+ posts · 3k+ votes
6y
I mean, I suppose if they've been a great tenant and you wanted to be nice, you could do a maintenance inspection early to give them a chance to fix things, and to give you a chance to know what you need to fix on a quick turnaround. This is time consuming and I doubt I would make a habit of doing this, and this certainly would not be an exit inspection. And I never return the damage deposit early. Iowa law saws 21 days, I take 21 days. Not because I'm looking for ways to keep their money, but many times you don't know the complete condition of a unit until a couple weeks later after a new tenant moves in.
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JD MartinBusiness Member
Moderator
Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
6y
Our procedure:

1. Several weeks before move out we provide a cleaning and common repair checklist. "Common" means things the tenant knows S/he did and may be able to repair/replace competently without incurring charges from the deposit. Included items: dead light bulbs (with same type); dirty air & stove filters; major holes from wall-mounted TVs that need spackled and/or touch-up paint; broken blinds. Nothing regarding damages they've done to floors, kitchen cabinets, etc. Things that we/our people will fix properly and bill them for. We *strongly* recommend they employ a professional cleaner once they've moved out, using the checklist.
2. Once moved: leave all keys on kitchen counter, heat left at 65/AC left at 75. No utilities turned off - we have all set to roll to our account if it is the final day of tenancy. All trash removed from the unit and trash can left at street for pickup in acceptable condition (city won't pick up if the lid isn't sealed).
3. Generally day after exit someone will be inspecting unit to be sure water wasn't left running, heat/ac is on, etc. We have a checklist to inspect house.
4. Cleaning/repairs are made, if necessary, itemized, and remainder of deposit with itemized invoice is mailed (never hand-delivered) to address specified by the tenant. Usually happens 14-21 days after inspection, after all systems have been checked and repairs made.
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Wesley W.
Rental Property Investor · The Vampire State · Member since 2013 · 2k+ posts · 2k+ votes
6y
Originally posted by @Chad Hale:
In California, you are required by law to offer a pre-move out inspection within the last two weeks of tenancy. This gives the tenant a chance to cure any deficiencies. Once they have moved out, you have 21 days to do your move out walk through and return the appropriate amount of security deposit, documented of course.
Can't tell you what other states require.

Yup. NY just passed the exact same law. I wonder where they got that idea from, eh? Except NY wanted to "one-up" CA, so we only have 14 days to return the deposit.

It's a total waste of time, in my opinion. Oftentimes, when a tenant tries to "fix" something, it takes more work to undo what they've done and make it right, thus increasing their move-out charges. This law was passed by people who don't know anything about landlording and have never rented an apartment to anyone, ever.
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Paul Z.
OP
Member since 2020 · 65 posts · 13 votes
6y
Thanks for the advice everyone! I will definitely do the final inspection after the tenant moves out.

My tenants seem good, so I hope there are no damages. In Ontario Canada where I live, landlords cannot collect damage deposits, and cannot use the last month's rent deposit as damage deposit. If there are damages and the landlord discovers them after the lease ends, he would have to find the tenant's new address, and then sue him/her in small claims court. Sounds like it will be difficult if there are damages... Out of curiosity, does anyone have experience dealing with such tenant-favorite jurisdictions? What is your advice in such jurisdictions?
Cheers,
Paul
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Rob D.
Investor · Riverside, CA · Member since 2015 · 280 posts · 111 votes
6y
I do a two week pre move out inspection notice. If they choose not to do it then I let them move out and I do my full inspection. Small dings scuff marks etc I don’t charge for. And you are not required to do a complete walk through and give the deposit right there and then last day of occupancy. You legally have 21 days to return the money less charges along with a itemized letter of the charges in Ca.
I don’t charge for scuffs small dings etc. it’s just part of living there. I charge for modifications, unauthorized painting, actual damage etc.. i find it hilariously funny how people always thing it’s cheap to do repairs and landlords overcharge. My handyman charges $25 a hour and he’s about as cheap as they come. But I’ve used him for 10 years. Along with my plumber and electrician. So o get a bit cheaper rate but it isn’t free.
Truthfully people have no idea what it costs to get a repair done.
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James Wise
Real Estate Broker · Cleveland Dayton Cincinnati Toledo Columbus & Akron, OH · Member since 2013 · 30k+ posts · 20k+ votes
6y
Originally posted by @Paul Z.:
Hi there.
I have a tenant moving out on Feb 29th. He asks the inspection to be done a few days beforehand. I guess it is because he would be busy moving that day. What would you suggest I do in this case? Is it a good idea to do a thorough inspection a few days beforehand, and only spot check on the move day?
Thanks a lot!
Paul

What the tenant wants is irrelevant.
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