When is Move Out inspection supposed to take place?

Question

I'm in Arizona and have tenants moving out at the end of the month.  I've searched all through the Arizona Landlord and Tenant Act, and cannot find anything that says when exactly the move out inspection should take place.  All it says is that the tenant can request to be present and in that case the landlord needs to inform the tenant when the inspection will occur and that it does not have to be at a time convenient for the tenant.  Also, in Arizona we have 14 business days to return the security deposit.  So the question is, does the inspection occur the day they move out?  The day after?  2 days after?  Anytime we want so long as we get them their check within 14 days?  Seems really vague and I have tenants that are overly entitled and very difficult, so I imagine a battle will ensue regarding when the inspection occurs.

Additionally, assuming the move out inspection does not occur on the last day of the lease, how do we get the keys back from them and ensure they are out of the house?  We may be out of town on that day, so do we just ask them to drop the keys off at our realtor's office?  Lastly, what time do they need to be out of the house?  Is it during business hours (say 5pm), or before midnight?  Again if it's before midnight, seems difficult to make sure they weren't occupying the house on the following day for some period of time.

I know these questions seem nit picky, but the tenants I am dealing with have taken things to this level and beyond. Just trying to make sure I am extremely well informed before I start conversations with them about all these topics.

Thanks in advance!

Mindy Jensen · Answer

@Dana Holland , have they given you a specific date they will be out? If your state says 14 days to return the deposit, you want to do the inspection as soon as you can. If you withhold any portion of the deposit, you have to give an accounting of why and how much. You can only charge what you have been charged, so if you do the work yourself, you can only charge for materials. Landlord time is not chargeable. (In most states. Read your landlord tenant laws to see if you can charge in AZ.)

14 days seems tight, make sure that's correct.

Change the locks as soon as you have possession, and take a video of your initial walkthrough from the time you unlock the door until you've gone through every room. Walk around the outside, too, and don't forget the basement/crawlspace and garage if the home has any of that.

Open the appliances and cabinets on the video, lift the toilet lids and pull back shower curtains to get a full scope of the property.

I hope they have left it in good shape, but if they have not, you want video proof.

Account Closed · Answer

Hi Christine.     What if the landlord and tenant agree to do the inspection AFTER the move out date?    Is it not valid unless its in that 2 week period?

Christine Kankowski · Answer

In our state, CA, the tenants can request a Pre-Move out inspection up to 2 weeks before moving.  Here, you go over what needs to be done to get the full deposit back.  i give them a list of what needs to be cleaned, since that can't be done up front, including sweeping garage, and sprucing yard, cleaning oven, blinds, ceiling fans, etc

Also anything you see: Light bulbs burnt out, damage.stickers on doors, windows, blinds missing that were there, smoke detectors, etc.

let them knw this is a pre-move out inspection and there may be things that happen ad lots of things you do not see.  Look at all rooms, behind all doors,

They need to let you know when they are completely out and you need to let them know when to put the keys, garage remotes, etc. Communication here is key.

I give me people until 5 pm, but usally they has for a few extra hours, which im find with.. since they are there cleaning at that point.

Michele Fischer · Answer

Ask the tenants to leave the keys on the kitchen counters.  Go int he next day, or as soon as you are available and change the locks and dot he move out inspection.  It needs to be done after they move out and before the next tenants moves in (or you start having people traipse through), best to do it as soon as possible so they can't claim the damage happened under your watch.  You can't do it until ALL of their belongings are gone, as they could be using items to cover up issues.

We don't offer our tenants an in person move out inspection, but if they are problem tenants you might want to.  If they move out 7/31, say "I will perform the move out inspection August 1st between noon and 6pm.  If you'd like to schedule a time to be present, let me know.  Regardless,b e sure to leave your forwarding address for us to send the deposit and reconciliation"  Don't ever give them money, mail it.  They have a right to be there, but you do not need to bend over backward to accommodate their schedule.  Just set some reasonable timeframes and leave it at that.

When is Move Out inspection supposed to take place?

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