Walkthrough with Tenant When Moving Out?

[Matt Ryan]

Greetings-

I was hoping for some opinions on whether or not most landlords are conducting a final walk through with their tenants when they move out of a unit.

I provide my tenants with a detailed checklist, including common charges, when they sign the lease and again before they get ready to move out. I also have been scheduling a walkthrough on their move out day, clearly stating that it is a preliminary walkthrough and that not all security deposit charges will/can be identified at that time. I, of course, mail them their refund within the required time frame and document all charges from it.

I am considering changing my practice of holding a move-out walkthrough. I have found that some tenants use this opportunity to attempt to dispute damages (with no proof) or expect to leave the walkthrough with a comprehensive, itemized list of all charges (which I don't have the time to complete then, nor exact charges on some items yet). In short, it ends up being a somewhat uncomfortable last meeting, especially if the tenant is responsible for quite a few damages.

How are others handling key turn-in/move out? Is a walkthrough with the tenant generally common practice?

Thanks in advance for any input!

Matt

[Travis Lloyd]

As uncomfortable as it can sometimes be, I think the exit walk-through is very important. While it can be difficult to confront them about existing damage at that time, and they may become defensive and even argumentative - those same people are likely to have a much more troubling reaction to receiving a reduced refund with an itemized list of deductions.

Tenants living in denial are more likely to speak negatively about you and your property (can be a problem if they stay in the same area), post publicly online (yes, we landlords have ratings), and in the worst cases file suit against us. Most states have all sorts of tenant protection laws specifically relating to deposits, and in skipping the walk through WITH the tenant, you are opening yourself up for a difficult day in court. I am not saying that you would necessarily lose, but spending a day in court and paying even the minimal court fees is a loss in my book.

Perhaps part of the problem is how you are preparing (or not preparing) your tenants FOR the final walk through. I just had a tenant notify me that the will be moving out at the end of their lease, at the end of August. On the phone, I walked them through the process of the last day - explaining that ALL of their belongings must be out BEFORE I come for the walk through, that we will review any potential damage together, and that they will not receive anything in writing or a check at that time, but that the refund will be mailed to them within 14 days. I also explain what I expect a "clean" apartment to look like. Now the week before the move out, I will drop by and go over all of this again. Good communication of expectations will save you every time.