What is "ordinary wear and tear"?

Generally: minor carpet wear, faded paint, small nail holes from hung pictures, light scuffs, normal appliance aging. Generally NOT: pet stains and odour, smoking damage, broken fixtures, large holes, water damage from tenant negligence, filthy conditions requiring deep cleaning beyond ordinary, or items left behind requiring disposal. State case law varies; tenants in California and Massachusetts have particularly strong "wear and tear" protection.

Can the landlord charge for cleaning?

Yes — to return the unit to move-in condition, but only the difference between move-in cleanliness and move-out cleanliness. If the unit was professionally cleaned at move-in (the most-protective standard for tenant), the landlord can charge for professional cleaning at move-out. If the move-in checklist documents the unit was already dirty at move-in, the landlord cannot charge for getting it to "professionally clean" at move-out.

What if the landlord doesn't do a walkthrough?

Do it yourself with a witness, photograph everything, send the checklist with photos to the landlord by certified mail before moving out. Submit the forwarding address by certified mail. If the landlord later deducts unjustified amounts, your documentation is the basis for a small-claims action. Many state laws give tenants double or triple damages for bad-faith deductions.

Can I just clean myself or do I need a professional?

Depends on the lease and state law. Generic "professional cleaning" lease clauses are unenforceable in some states (you can clean to professional standard yourself). Specific clauses requiring professional carpet cleaning (with receipt) are usually enforceable. Best practice: clean to the standard you received the unit, document with photos, and if professional carpet cleaning was done at move-in, do the same at move-out (a $150-300 receipt is cheap insurance vs. a $400-1,000 deduction).

What if the landlord deducts unfairly?

Send a written demand for itemisation and the deposit (certified mail). If unsatisfied, file in small-claims court (limits typically $5,000-$25,000 depending on state). Bring the move-in and move-out checklists, dated photos, the lease, the deduction itemisation, and any communications. Many states award statutory damages, attorneys' fees, and punitive amounts on top of the deposit when the deduction is bad-faith. Small-claims courts are designed for tenant-friendly self-representation.

Move-Out Inspection Checklist

Room-by-room condition documentation at move-out — paired with move-in checklist to support deposit return.

Customise

Property address

Tenant name(s)

Landlord / property manager

Lease end date

Move-out inspection date

Kitchen — condition vs move-in

Living room — condition vs move-in

Bedroom(s) — condition vs move-in

Bathroom(s) — condition vs move-in

Cleaning performed at move-out

Utility readings at move-out

Keys / fobs returned (one per line)

Forwarding address for deposit refund

Number of move-out photographs taken

Live preview

MOVE-OUT INSPECTION CHECKLIST

═══════════════════════════════════════════════════════════════════════

Property:                482 Elm Street, Apt 3B, Portland, OR 97214
Tenant:                  Jordan Alex Taylor
Landlord / PM:           Riverside Holdings LLC — Maya Chen, PM
Lease end:               May 4, 2026
Inspection date:         May 4, 2026

═══════════════════════════════════════════════════════════════════════

ROOM-BY-ROOM CONDITION AT MOVE-OUT (compare to move-in checklist)

KITCHEN
Cabinets: same scuff above stove (pre-existing per move-in). Otherwise clean.
Countertop: pre-existing chip noted at move-in still present; no new damage.
Refrigerator: cleaned interior, defrosted, working.
Stove: cleaned, all burners working.
Dishwasher: cleaned, filter checked.
Floor: vinyl plank, normal wear. Pre-existing scratch under fridge unchanged.
Sink and disposal: clean, no leaks, working.

LIVING ROOM
Walls: small nail holes by entry door (pre-existing) — patched and painted by tenant before move-out.
Floor: hardwood, swept and damp-mopped. Wear pattern by main door unchanged.
Ceiling fan: working.
Windows: cleaned, working, locks functional.
Blinds: cleaned, no broken slats.

BEDROOM(S)
BEDROOM 1: walls clean, carpet professionally cleaned (receipt attached), closet door working.
BEDROOM 2: walls clean (small ding by light switch was pre-existing), floor swept.

BATHROOM(S)
Toilet: clean, working.
Sink and vanity: cleaned. Pre-existing stain noted at move-in still present.
Shower / tub: scrubbed, grout clean, no soap scum.
Mirror: clean.
Floor: cleaned and disinfected.

═══════════════════════════════════════════════════════════════════════

CLEANING

   ► Full professional clean (receipt attached)

═══════════════════════════════════════════════════════════════════════

UTILITY READINGS AT MOVE-OUT

Electricity meter: 053884 kWh (PGE).
Water meter: 002796.
Gas meter: 091104 (NW Natural).
Thermostat set to: 60°F heat / 80°F cool (energy-saving setting per lease for vacant period).

═══════════════════════════════════════════════════════════════════════

KEYS / ACCESS DEVICES RETURNED

Front door (unit) — 2 keys returned.
Deadbolt (unit) — 2 keys returned.
Mailbox — 1 key returned.
Lobby fob — 1 fob returned (FOB-118432).
Garage card — 1 card returned (CARD-3B).
Storage locker S-21 — padlock + 2 keys returned.

═══════════════════════════════════════════════════════════════════════

FORWARDING ADDRESS FOR SECURITY DEPOSIT REFUND

88 Pine Lane, Portland, OR 97214

═══════════════════════════════════════════════════════════════════════

PHOTOGRAPHIC RECORD

Total move-out photographs: 50

Photographs were taken with date metadata. Tenant retains a copy; a copy is provided to Landlord with this checklist.

═══════════════════════════════════════════════════════════════════════

CERTIFICATIONS

By signing below:

  (a) Both parties certify that the condition of the unit on May 4, 2026 is as described above, and that the move-in checklist (signed at lease start) has been compared.

  (b) Tenant has provided a forwarding address for return of any security deposit refund.

  (c) Tenant has surrendered possession of the unit and returned all keys and access devices listed above.

  (d) Any disputed condition is noted with both parties' positions documented; escalation to a landlord-tenant claim must be filed within the time periods provided by state law.

Tenant:


_______________________________            Date: May 4, 2026
Jordan Alex Taylor


Landlord / PM:


_______________________________            Date: May 4, 2026
Riverside Holdings LLC — Maya Chen, PM

About this template

The move-out inspection is the bookend to the move-in inspection — the two together form the complete record on which security-deposit disputes are decided. Most states give landlords a defined window (typically 14-60 days, varying widely) to return the security deposit or to provide an itemised statement of deductions. The deductions allowed are generally limited to: (a) unpaid rent, (b) damages beyond ordinary wear and tear, (c) cleaning costs to return the unit to move-in condition, (d) other amounts allowed by the lease and state law. "Ordinary wear and tear" is the contested phrase — generally including normal carpet wear, faded paint, minor wall scuffs, worn appliance finishes; specifically NOT including pet damage, smoking damage, broken fixtures, holes in walls beyond small nail holes, or filthy conditions. The move-out checklist documents what the tenant left vs. what they received. Where the move-out condition matches or improves on move-in condition, the tenant has the strongest possible argument for full deposit return. Some states (California, Massachusetts, Hawaii, Washington, others) give the tenant a right to be present at the inspection and to receive an "initial" itemisation listing any items the landlord intends to charge for, with an opportunity to fix them before move-out final. The forwarding address requirement is critical — many states allow the landlord to deduct from the deposit if no forwarding address is provided. State Department of Consumer Affairs and tenant-rights organisations publish state-specific guides on the deposit return process and dispute escalation; small-claims court is the typical venue for disputes, with the move-in / move-out checklists and dated photographs being the central evidence.

When to use it

Final walkthrough on or near lease end date.
Tenant-initiated walk-out (job relocation, life event).
After eviction (landlord-conducted final inspection).
Sublessee's exit (sublessor inspects to determine sublessee deposit return).
Anytime tenant vacates with possessions removed.

What to include

Comparison-style condition notes vs move-in.
Cleaning level performed.
Utility readings at move-out.
Itemised list of keys/devices returned.
Forwarding address for deposit refund.
Photographic record count and retention.

Frequently asked

Varies widely by state. Massachusetts and Vermont: 14 days. California: 21 days. New York and Texas: 30 days. Oregon: 31 days. Some states allow up to 60 days. Many states impose statutory damages — often 2x or 3x the deposit, plus attorneys' fees — on landlords who miss the deadline. Always provide a forwarding address; without one, the deadline often does not start running.

⚠ Legal disclaimer. Security deposit return rules vary widely by state in deadline, allowed deductions, and statutory damages for non-compliance. State Department of Consumer Affairs websites and tenant-rights organisations publish state-specific guides. For disputes, small-claims court is the typical venue; move-in / move-out checklists and dated photographs are the most-valuable evidence. Consult a tenant-rights organisation or landlord-tenant attorney for state-specific guidance on disputed deductions exceeding the small-claims limit.