A move-in inventory is your record of the property’s condition on the day you move in. If your landlord deducts from your security deposit at the end of the tenancy, this record is your evidence that damage existed before you arrived. This tool generates a room-by-room checklist based on your property type. Use it on move-in day alongside the landlord’s own inventory.
How to use this tool
- Select the number of bedrooms and whether the property is furnished.
- Indicate whether it has a garden or garage.
- Your checklist will appear below. Print it or save it as a PDF to use on move-in day.
Understanding your results
The checklist documents the condition of each room at move-in and protects you from unfair security deposit deductions at move-out. Both you and your landlord should sign and date a copy. Most states require landlords to return the security deposit within 14 to 30 days of move-out with an itemized statement of deductions — a signed move-in checklist is your best evidence to dispute any deductions that go beyond normal wear and tear.
Legal context
Security deposit rules vary by state. Most states require landlords to provide a written itemized statement of deductions and return the remaining deposit within 14 to 30 days of move-out. Many states — including California, Texas, and New York — require landlords to conduct a move-in inspection and provide the tenant with a written record of existing damage. Failure to do so can limit a landlord’s ability to make deductions and may result in statutory penalties. Verify the rules in your state before signing your lease.
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Frequently asked questions
Is a move-in inspection required by law?
Move-in inspection requirements vary by state. Many states, including California, Michigan, and Georgia, require landlords to conduct a move-in inspection or give tenants the opportunity to request one. In states without a statutory requirement, completing a move-in checklist is still strongly recommended as it is the primary evidence available if a deposit deduction is disputed.
What must a landlord document at move-in to protect against future disputes?
The landlord should document the condition of every room including walls, floors, ceilings, appliances, fixtures, and windows. Dated photographs alongside the written checklist provide the strongest evidence. The tenant should receive a copy at move-in, ideally signed by both parties.
Can a tenant dispute the move-in checklist?
Yes. Tenants should review the checklist carefully before signing and note any items they disagree with in writing. If the landlord provides the checklist after move-in, tenants should add written annotations and return a signed copy promptly. Disputed items documented at move-in cannot later be charged as tenant damage.
What can a landlord deduct from a security deposit in the US?
Landlords can deduct for unpaid rent, damage beyond normal wear and tear, and costs specifically permitted by the lease such as cleaning fees if the unit is left in poor condition. They cannot deduct for normal wear and tear, pre-existing damage documented at move-in, or items covered by the landlord insurance. Most states require the landlord to provide an itemized deduction statement.
What counts as normal wear and tear?
Normal wear and tear is the gradual deterioration of a property through ordinary use. Examples include minor scuffs on walls, carpet worn flat in high-traffic areas, and faded paint. Damage beyond this includes large holes in walls, stains on carpets, and broken fixtures. The distinction is applied case by case and courts generally rule against landlords who deduct for routine aging.
How long does a landlord have to return the security deposit after move-out?
Security deposit return deadlines vary by state, typically ranging from 14 to 30 days after the tenant vacates and returns the keys. California requires 21 days; New York requires 14 days; Texas requires 30 days. Missing the deadline can result in the landlord forfeiting the right to make deductions and owing the tenant additional penalties in some states.
Is an itemized deduction statement required?
Most states require landlords to provide an itemized written statement explaining each deduction when returning less than the full deposit. The statement must typically include the amount deducted for each item and receipts or estimates for repairs. Failure to provide the required statement is grounds for the tenant to recover the full deposit plus damages in many states.
What is the best evidence if a landlord makes wrongful deductions?
Dated photographs and a signed move-in inspection checklist are the strongest evidence in a deposit dispute. Videos timestamped at move-in and move-out supplement the written record. Tenants should also retain copies of all written communication with the landlord, the lease, and any receipts for cleaning or repairs they paid themselves.
Can a landlord be held liable for wrongful deposit deductions?
Yes. Most states allow tenants to sue in small claims court for wrongful deductions. Many states impose statutory penalties on landlords who act in bad faith, such as two or three times the wrongfully withheld amount plus attorney fees. California, for example, allows courts to award up to twice the deposit amount as a penalty for bad faith deductions.
Does the inspection need to be done with the tenant present?
Several states including California require landlords to give tenants written notice of their right to be present at a pre-move-out inspection. In states with this requirement, the landlord must provide an itemized statement of deficiencies observed during the inspection, giving the tenant a chance to remedy issues before the final move-out. In states without this requirement, tenant presence is still advisable to prevent disputed findings.