Well another ( 3 in last month) has given notice of moving. I always intended to put together some kind of statement about final walk throughs. Tenants think that at the walk through you will immediately hand them their security deposit back or identify everything that may get deducted from the security deposit.

I as the Landlord have a different perspective. I view it as a time to inform tenants that if they don't do XXX (remove items, fix X, etc.) I will deduct X from the security deposit. But they should know/understand I do NOT have 10 minutes in a walk through to identify all the issues. In my state I have 45 days to discover everything (as some issues may be hidden).

The walk through is only an opportunity to identify possible issues to tenants, it is NOT the final accounting or guarantee of any final accounting. Does anyone have any "letters" thought on how to help tenants understand what a final walk through is and is not.

Laura,

We've pretty successful with clean move outs BECAUSE ee treat them as importantly as the move in procedures. WMH inspired me to upgrade my communication of expectations and people seem to live up to it.

My lease is clear: the last 4 pages (so we can pop them loose and copy them) is a move out packet. It includes the move out statement they initialed that the home must be move IN ready with nothing for Management to do and a basic checklist. Too long and they'll ignore it. This gets them a $100 bonus.

It tells them to remove all stuff and trash bags, mow, deliver the keys to our locked mailbox, and text us they are done.

Next is a full page, 2 columns of Standard Cleaning and Repair Costs with their initials. $65 per hour plus materials and mileage.

Another is a move out financial sheet with their initials reminding them of lease end dates, 60 day notice rent, ELT, carpet shampoo, etc.

Last is the OFFICIAL MOVE OUT NOTICE FORM (initialed) The ONLY method we accept as move out notice. It includes current phone and forwarding address.

We mail this when we get notice. Again a week later, and DELIVER it before their anticipated move out date. 3 times.

We also text them several times to follow up during their move out preparations.

One awkward move out can ruin an entire year of profit on a rental. Plus we get them back in better condition, less work, faster turnover.

PS I NEVER do a walk thru with them. They got the checklist and we texted any questions or comments.

I've been using the same lease since 1986 -- with some changes. Brad I'd like to see/ purchase if necessary a copy of yours to see and compare.

my mind has a different concept of 'final walkthrough'. To me, it would be a 'preliminary walkthrough' if you are giving them a list of things to be fixed so their security deposit doesn't get dinged. If they are expecting a check on the spot, the place is empty. At 'final' they would already be out and not be given the chance to return to fix anything. "preliminary" when the unit is filled with their possessions would leave a lot unseen.

Laura, I make the point that the SD is held in an escrow account for which I do not have any checks for their safety, so I can't spend it during their tenancy (true) and that legally, I can't tap into those funds until possession has been fully returned (keys returned, etc.) I tell them the SD will come directly from the bank - it does, using Quicken or the bank's Billpay system. So be sure to give me your forwarding address or I can't return it! (NC law directs all of this.)

I don't have to do a walk-through with a departing tenant, but if I did, I would still have given them my Ready to Occupy list, as that tells them everything they need to do to get their deposit back. I can walk-through on last day, but if they haven't done everything on the list by then, really they've lost the chance to do it! So I encourage everyone to work from the list, and be sure to send us notice of things that need to repaired or updated ASAP, but at least a few weeks prior to move-out.

myob,

Brad 20,000 has very generously listed his lease for sale on this site- search lease and it will pop up.

We purchased it and it was a game changer for us. He has mentioned that each lease clause was a result of some situation in real life that he wanted to address moving forward.

We appreciate that is very thorough and addresses many common (and a few uncommon!) situations. I do not need to think up an answer, I simply need to direct the Resident to the appropriate page in the lease and that is the answer.

No fuss, no drama, no over thinking anything, I simply copy the correct page, highlight the lease clause, send it and a short note to the Resident and I am done.

All the best!

Laura,

A thought...

Back when I DID discuss things like cleaning and payment with residents I was basically flapping my lips in the wind. They heard Charlie Brown's teacher MWAH MWAH MWAH.

What I SAY to them does not sink in and does not hold up in court. What I give in writing holds more impact.

In the end dirty people will never clean, but at least I "told" them in writing.

The checklist also defines "clean". Avoids tons of arguments.