📋 How to Do a Tenant Walkthrough

The move-out walkthrough is where security deposit disputes are won or lost. A systematic, documented inspection compared against your move-in checklist is the difference between recovering legitimate deductions and returning the full deposit. This guide walks you through the complete move-out process.

▶ Video Overview

Pre-Walkthrough Preparation

• Pull the signed move-in inspection checklist and photos for comparison
• Bring a fresh copy of the same checklist for move-out documentation
• Charge your phone/camera — you’ll take extensive photos and video
• Bring a flashlight for checking under appliances and in dark corners
• Note the tenant’s forwarding address for the deposit return

Scheduling the Walkthrough

Some states require or strongly encourage a joint walkthrough with the tenant present before they return keys. California, for example, requires landlords to offer a pre-move-out inspection and provide tenants a written list of issues they can fix before the final inspection. Check your state’s security deposit laws.

Schedule the walkthrough for move-out day after the tenant has removed all belongings and cleaned the unit. Inspect the unit empty — furniture and belongings can hide damage.

What to Inspect

Go room by room using the same checklist format as the move-in inspection. For each item, compare current condition against the move-in documented condition:

• Walls — holes beyond picture-hanging size, stains, unauthorized paint colors
• Floors — damage beyond normal wear, large stains, burns on carpet, deep scratches on hardwood
• Appliances — test every appliance; note damage, missing parts, excessive dirt
• Fixtures — broken or missing items, unauthorized modifications
• Cleaning — kitchen grease, bathroom mildew, unclean refrigerator interior
• Keys and garage remotes — all copies returned?

Normal Wear and Tear vs. Damage

You can only deduct for damage beyond normal wear and tear. This distinction is critical:

Security Deposit Deductions — The Process

After the walkthrough, compile your deduction list with supporting documentation:

1. Get contractor estimates or invoices

   For any deduction, obtain written estimates or invoices from contractors. You cannot simply charge whatever you want — deductions must reflect actual costs. Courts require documentation.

2. Prepare the itemized statement

   Create a written, itemized accounting of all deductions with the amount for each item. Be specific: “Carpet cleaning — bedroom: $150” not “cleaning: $500.”

3. Return deposit within state deadline

   Return the remaining deposit AND the itemized statement within your state’s required deadline — typically 14–30 days after move-out. Missing this deadline in many states results in forfeiture of all deductions and potentially double or triple damages.