Move In and Move Out Checklist? Procedures?

Question

Hi All,

I've been a landlord for about a year, and inherited tenants with the property. One tenant is moving out. I have a few questions for people that have conducted move outs with tenants before:

In your own experience, what is the best way to conduct a tenant move out, particularly with a tenant that you never saw move in?

Do you provide them a checkout form, or conduct a walkout inspection with them?

What would be grounds for keeping a portion, or all of, the security deposit? Aside: I live in Missouri.

What is your turnover procedure for tenants? Do you advertise only after the unit is professionally cleaned? Do you charge your previous tenant a fee for cleaning?

Thanks in advance!

Joey

Chris Davidson · Answer

@Joey Gorombey if you inherited the tenant and didn't get to do the move in, and don't have anything for a pre move-in inspection your options are limited. If you have condition of when you purchased the property you can go from there. Any damages beside normal wear and tear can be deducted at cost. However for a cleaning fee it would be what the lease states.

I advertise when I have a reasonable timeline of when it will be ready. If you haven't walked  the unit in months and have no clue what condition it is in, it would be hard to make it move in ready in a week if it needed two weeks of work. I don't show units in middle of a turn unless they are rent ready because I don't want a tenant who is good with a mess, as they likely will leave it a mess.

Best of luck!

Nathan Gesner · Answer

When you purchase a tenant-occupied rental, it's important to conduct a detailed inspection right after purchase and document it with pictures/video. You won't know the exact condition prior to them occupying, but you'll have a baseline based on your inspection.

After tenant vacates, walk through and take detailed pictures of anything that requires cleaning/repairs. A typical 3bed/2bath home may have 200 - 300 pictures, depending on the condition. I start by walking through and opening every cabinet, drawer, and door. I turn on all the lights. Open the blinds/curtains. Make a visual assessment of the general condition, then start walking through the unit and photograph everything. Pictures should include every wall, all the floor, all the ceiling, windows with curtains/blinds open and closed, front/back/spine of doors, inside and outside of appliances, cabinets with doors open and closed, windows from inside and outside, yard from every angle, etc.

If you find something that requires cleaning or repair, take close-up pictures to document. If you have a hole in the wall or a stain, hold your hand, foot, ruler, pop can, or something next to it for size reference.

It sounds like a lot, but I've been doing this for 13 years and can document a house in less than an hour. If it's in good shape, I can get it done in 30 minutes.

Joey Gorombey · Answer

@Chris Davidson Thanks very much for the helpful input!