Final Move Out Inspection

[ws6whiteshark]

What is the name of your state? MD

I have tenants that are scheduled to move out at the end of August. I sent them a move out instructions letter on July 13th so they know what's expected of them prior to moving out. Also in the move out letter I have instructions on how to request to be present during final inspection and the return of their security deposit. However, I have not heard anything from the tenants on whether or not they want to be present during the final walk-thru. Per Maryland state law, tenants have,

"The right to be present when the Owners inspect the premises at the end of the tenancy in order to determine if any damage was done to the premises if the Tenants notifies the Owners by certified mail at least 15 days prior to the date of the Tenants intended move, of the Tenants intention to move, the date of moving and the Tenants new address..."

I know for sure one tenant who has been a problem is going to want to be present at the last minute and pester us during the final walk-thru.

Any experience or insight here from other landlords with this? Thanks.

S

 

[Alaska landlord]

Bring a camera take pictures and avoid confrontation. Give them a copy of your findings and do not let them lure you into an argument. If they show up with a bucket and wash rag let them clean as it would be hard to justify to a judge that you denied them the opportunity. Do not sign anything indicating that the apt/house is in great condition. It is likely you will be able to find other things wrong when you do a complete inspection.

 

[OHlandlord]

If they show up with a bucket and wash rag let them clean as it would be hard to justify to a judge that you denied them the opportunity.

Oooh, that is a good one. I'd love to see a tenant show up PREPARED to actually clean the place once I mark it on the inspection sheet! That'll be the day! You gave me a good laugh!

To the OP, I put a clause on the bottom of the inspection sheet that says something like, "This inspection may not be a total list of charges to be deducted from your security deposit. Other damages may be found after this inspection, but within the XX days of discovery period as allowed by state law. Any and all damages deducted will be itemized in the final accounting of your security deposit which will be mailed to you at your forwarding address within the state required time limit." Those may not be the exact words as I don't have one here at the moment, but you get the idea. I put this just above the tenant's signature line.

 

[ws6whiteshark]

Okay, it's 8 days before final inspection and I have not received any certified letters from the tenants stating that they want to be present for the final inspection (Maryland State Law requirement). So, do I have to provide them with the date of final inspection or can I just do the inspection five days after they move out? I want to be fair, but I'm not going to coddle them. I provided them with detailed instructions for move out over a month ago and how to request to be present per MD state law. But I haven't received any notification either way from the tenants. What do you other LL's do in this situation?

Scott

 

[Who's Liable?]

Okay, it's 8 days before final inspection and I have not received any certified letters from the tenants stating that they want to be present for the final inspection (Maryland State Law requirement). So, do I have to provide them with the date of final inspection or can I just do the inspection five days after they move out? I want to be fair, but I'm not going to coddle them. I provided them with detailed instructions for move out over a month ago and how to request to be present per MD state law. But I haven't received any notification either way from the tenants. What do you other LL's do in this situation?

Scott

you follow the letter of the law as outlined.

 

[Cvillecpm]

The final walkthrough is for the tenants to TELL YOU why the property is in it's current condition...you can certainly discuss any discrepancies between their move-in and move-out; however, you need to let them talk rather than discussing what money they will be refunded.

 

[ws6whiteshark]

The final walkthrough is for the tenants to TELL YOU why the property is in it's current condition...you can certainly discuss any discrepancies between their move-in and move-out; however, you need to let them talk rather than discussing what money they will be refunded.

I usually take a couple hours to do the final inspection and during that time I don't discuss with the tenants what money will or will not be refunded. I will even go back to the house if something was overlooked or didnt make sense. I will most likely do the inspection either September 1st or 2nd (Saturday or Sunday) as long as all their personal belongings are out of the house and the house has been cleaned. The letter of the law states that I only have to advise them of the date and time of the inspection if they notified me by certified mail 15 days before moving out that they want to be present. I'm just trying to be decent (fair) without inconveniencing my schedule.

 

[Cvillecpm]

I do "block" move-out inspections...I advise them of the "block" - 10 to 12 or 1 to 3.....I can't give a specific time since I will be coming from another inspection that may run long.

I don't schedule inspections until/unless the keys are returned to my office so the first keys in get the first inspection "block". Utilities need to stay on for 3 days after lease termination if they want to be present so that there is no delay in a proper inspection for no utilities.

When the keys are returned, I require that they provide their forwarding address on a size #10 envelope so that I can expedite their deposit return.

 

[ws6whiteshark]

I do "block" move-out inspections...I advise them of the "block" - 10 to 12 or 1 to 3.....I can't give a specific time since I will be coming from another inspection that may run long.

I don't schedule inspections until/unless the keys are returned to my office so the first keys in get the first inspection "block". Utilities need to stay on for 3 days after lease termination if they want to be present so that there is no delay in a proper inspection for no utilities.

When the keys are returned, I require that they provide their forwarding address on a size #10 envelope so that I can expedite their deposit return.

Good idea. Since their are 5 tenants that are moving out of the house at the same time, I won't be dividing up their SD into 5 different checks. I told them to provide one envelope and one forwarding address to where they want their SD sent as it will be in the form of one check. They are responsible for distributing it amongst themselves.