Tenant Move-out Instruction Checklist

[Rick L.]

Does anyone have a form they could provide that instructs the tenants on proper move out procedures? ie- clean refridgerator/thaw out freezer and unplug fridge, etc

[Brandon Turner]

Hey Rick L. - I just uploaded mine for you to grab!

https://www.biggerpockets.com/files/user/brandonatbp/file/cleaning-checklist---move-out-instructions

Hope that helps! You may want to add or subtract things to fit your needs though.

[Rick L.]

This is perfect! Thank you Brandon Turner

[Silvio Brigliadoro]

I've made a similar list, added some pricing next to each line and made it part of the rental agreement. You could get creative and add replacement cost for mini-blinds, missing/broken screens, etc.

When they are about to move out I email the tenant a copy of what they've signed as a reminder, it's worked great for me.

[George Paiva]

I have a settlement charges guide I provide at lease signing and at move-out. Here is my quick instructions to tenants. I try to keep it simple:

CLEANING LIST FOR TENANTS
TO PERFORM UPON VACATING

General:

Wash all windows inside and out in all rooms. Clean out window tracks.
Wash window sills and curtain rods.
Wash inside and outside of front door.
All marks must be washed off the walls. Remove all nails, do not patch.
Wash all vinyl and tile floors.
All trash must be removed from the premises.
Clean all blinds.
Clean all light fixtures throughout unit and replace any burnt out bulbs.

Kitchen:
Clean inside and out of range hood.
Scrub kitchen floor, including under any movable appliances.

Refrigerator:
Wash inside of refrigerator with warm water.
Take out vegetable drawers and wash in warm water, dry and replace.
Wash and dry outside of refrigerator.
Freezer must be defrosted and cleaned.

Stove:
Remove racks and broiler pan, soak in hot water to clean, dry well.
Clean inside of oven, top of stove, under elements, pan drawer, exhaust fan, hood.
Remove lower drawer and clean under stove.
Wash and dry outside of stove.

Cabinets and Drawers:
Wash cupboards inside and out. Remove any shelf paper.
Wipe out drawers with damp rag.
Clean sink and counter tops.

Bathroom(s):
Wash down tile.
Clean bathtub, tile around the tub, sink, door and fixtures.
Clean inside and outside of toilet.
Clean the inside of medicine cabinet
Wash mirror.
Scrub floor.

Exterior:
Haul away all garbage

[Zach Schwarzmiller]

Brandon,

Curious why would you state this in your move out checklist?

"Your security deposit will be mailed to the forwarding address you provide within 14 days after your move-out inspection has been completed."

It is my understanding that this is not part of Washington State law to actually have mailed the deposit within 14 days, but rather an estimate of accounting for the refund - seems like if you were to go court you've just burdened yourself by telling the tenant this is what you would do when in reality it wasn't required to be done that way.

[Chris Martin]

@Zach Schwarzmiller my guess is that this is his business practice. I've written checks to tenants on the day of move-out when it is clear they have vacated and left the place 'as they found it.' I just cut them the check from the trust account right on the spot.

If he goes to court, then I guess state law prevails...

[Zach Schwarzmiller]

Business practice would make sense. I was just curious more than anything!

[Chris Rosenberg]

Question: Do any of your tenants say they will let their security deposit cover their last months rent. I have personally done this before as a tenant. This was common practice in my area. I actually never knew anyone who paid their last month of rent out of pocket if they gave a security deposit, until I moved to manhattan.

[Brandon Turner]

Hey @Zach Schwarzmiller Good question, and here is why - (this comes from the WA Landlord Tenant Act)

RCW 59.18.280 : "Within fourteen days after the termination of the rental agreement and vacation of the premises or, if the tenant abandons the premises as defined in RCW 59.18.310, within fourteen days after the landlord learns of the abandonment, the landlord shall give a full and specific statement of the basis for retaining any of the deposit together with the payment of any refund due the tenant under the terms and conditions of the rental agreement."

So the way I read it - both the description AND the refund must be given to them within 14 days.

Additionally, the law states:

"If the landlord fails to give such statement together with any refund due the tenant within the time limits specified above he or she shall be liable to the tenant for the full amount of the deposit."

Hope that explains things! Thoughts?

[Brandon Turner]

And @Chris Rosenberg NEVER! :) Sorry, I got a little passionate there. but seriously - I never would, simply because then there is no recourse if the tenant doesn't clean or leave. The security deposit is the only weapon we have to ensure they keep the place clean, so if they simply used it up with their last month, and they didn't clean or they wrecked stuff - we would be out of luck!

Hope that helps!

[David A.]

Originally posted by Silvio Brigliadoro:

I've made a similar list, added some pricing next to each line and made it part of the rental agreement. You could get creative and add replacement cost for mini-blinds, missing/broken screens, etc.
When they are about to move out I email the tenant a copy of what they've signed as a reminder, it's worked great for me.

would you mind providing that list with pricing? Thanks!

[Chris Rosenberg]

@Brandon Turner I understand why a landlord would be against this. I'm just wondering what course of action a landlord would take if a tenant tells him that they are not paying the last months rent and wants to let the deposit take care of it. How do you ensure that the tenant pays you for the last month of rent if they insist they want the deposit to take care of it?

[Michele Fischer]

Enjoying this discussion, thanks to all for posting.

@Brandon Turner do you ever have a situation where you don't know what the final amount is within that 14 days? I'm assuming that sending a preliminary with a notice that final is following would hold up in court.

If we let the tenants put WSG in their name, it takes awhile for the city to let us know if their account is paid up. The city makes us pay if the tenant doesn't.

Our tenants almost always leave without giving notice or paying the last months rent. With low prevailing deposits and damages they owe us more than their deposit, so we don't cut checks and are in compliance with the WAC. The unpaid WSG just increases the collections amount, but have been wrestling with how best to handle the whole WSG issue.

[Brandon Turner]

To be honest, @Michele Fischer - I'm not sure what I'd do. We've had it happen a couple of times, and we kinda just guess on it. But it's true - our utility companies sometimes don't bill for 30 days, but I try to stay on top of it, to make sure no one gets too far behind.

But WSG is one of the most frustrating things I deal with in Hoquiam, WA these days. They no longer let the tenant pay any WSG, so the landlord has to, and then they raised the rates double of any surrounding town. Very irritating. So now I have to include WSG, but to stay competitive with Aberdeen, I can't really charge for it. Ugh. Sorry, I'm just whining now!

And @Chris Rosenberg - this does happen from time to time (quite often actually) and here's what seems to work for us: We tell the tenant, "I'm sorry, but you can't legally do that. If you do, we will be forced to file eviction on you if no rent is received by the 6th, and that eviction will follow you for the next 7 years, plus we may garnish wages to make sure we are paid the full amount. I understand you need money to move, but I have to follow the law and expect you to also. However, we love giving security deposits back , and will try to do so as quickly as possible to make it easier on you." - That almost always works :) (In the end though - I'd never evict over it. I just haven't had a tenant call my bluff yet! I would, though, take a tenant to small claims court if they didn't pay and then trashed it.)

@David A. - I'll try to upload mine to the File Place tomorrow (remind me if I forget! It's on my other computer.)

[Chris Rosenberg]

@Brandon Turner

Ok that makes sense. Telling them you will garnish wages and file an eviction that will follow them for 7 years definitely seems like it would be effective.

[Sal Zafar]

Hello Folks -  does anyone has Moving-In check list for the tenants which i can share? Thanks! 

[Steve Babiak]

Originally posted by @Sal Zafar:

Hello Folks -  does anyone has Moving-In check list for the tenants which i can share? Thanks! 

Some related reading:

http://www.biggerpockets.com/forums/12/topics/5486...

http://www.biggerpockets.com/forums/52/topics/5697...

http://www.biggerpockets.com/forums/52/topics/1279...

http://www.biggerpockets.com/forums/52/topics/1152...

http://www.biggerpockets.com/forums/67/topics/7796...

http://www.biggerpockets.com/forums/52/topics/1597...

http://www.biggerpockets.com/forums/52/topics/3730...

http://www.biggerpockets.com/forums/52/topics/6029...

[Sal Zafar]

thanks. It did help. 

[Max T.]

Originally posted by @Chris Rosenberg:

Question: Do any of your tenants say they will let their security deposit cover their last months rent. I have personally done this before as a tenant. This was common practice in my area. I actually never knew anyone who paid their last month of rent out of pocket if they gave a security deposit, until I moved to manhattan.

 In my market we collect first month rent, last month rent, and security deposit prior to tenant moving in. Two of the three always up front, and sometimes I break up the third into a few monthly installments.

[Kyle Godbout]

I know this is an older thread. But, would you possibly be able to add your tenant cleaning move out checklist with prices to the file place @Brandon Turner?

I have my own and was just wanting to compare the prices. I feel as though mine might be a little low and have been asking other landlords and property managers. I would like to 'scare' tenants into cleaning a little better:)

Thanks!

[Jeff Gates]

In my state, utility bills can be passed to the owner if unpaid, especially the water bill. Never pay back the SD until you can check with all utility companies that the final bill was paid by the tenant. My last tenant never paid a $130 water bill that was 90 days past due.

[Michael Boyer]

good topic.. Move out can be key to reduce wear and tear and get the tenant out in time and trouble free...Human nature is to focus on the new tenant, but you have to wrap up the old one properly..

 One addition I try and add is in the "green" category... after seeing too many useful items and unopened food in the dumpster, I started telling tenants about ways to give away items (addresses in town for goodwill/ Salvation Army/food banks and free cycle,etc).. 

Starting several weeks out, give tenants guidance on options in your area, both brick and mortar and social media (newer people in town may not know the resources). Unfortunately, the path of least resistance is trash (which can also fill your dumpster for the week upsetting other tenants) so you want to discourage that path and provide alternatives...

Also, I require the unit be empty and clean, with one exception, and that is cleaning products which can be left in cabinets under the sinks.. This was also due to seeing these in the trash and in to the landfill, yet here I was using these same products cleaning units, so a win/win for me and the environment. Best of luck in your move outs...

[Tom Mitchell]

There was a great post I read that listed the cost of each repair, should a tenant not leave a property in good condition, but I can't find the post.  Can anyone point me to it?

Thanks!

[Steve Babiak]

Originally posted by @Tom Mitchell:

There was a great post I read that listed the cost of each repair, should a tenant not leave a property in good condition, but I can't find the post.  Can anyone point me to it?

Thanks!

Here you go:

https://www.biggerpockets.com/forums/52/topics/100...

https://www.biggerpockets.com/forums/52/topics/264...

http://www.alhpodland.com/settlement-charges-at-mo...