Move-In and Move-Out Inspections

Documenting Condition at Both Ends of a Tenancy

Deposit disputes are not won at move-out. They are won at move-in.

By the time a tenant disputes a deduction, the outcome is already fixed. Either there is a dated, detailed record of how the property looked when they took it, or there is not — and without one, the owner is asserting and the tenant is denying, which is not a position that holds up.

The work that decides this takes an hour, twelve months earlier.

The Move-In Inspection

Do it before the keys change hands, and be exhaustive:

• Photograph or video everything, with timestamps — every room, every wall, flooring, worktops, appliances inside and out, fixtures, window coverings, the garage, and the exterior including landscaping and any pool.
• Record existing damage explicitly. Every scuff and stain you document is one you cannot later be accused of inventing.
• Note appliance make, model and condition, and test each one.
• Record utility meter readings and confirm which utilities transfer.
• Have the tenant review and sign it. This is what turns your record into a shared one. Give them a copy and a short window to add anything you both missed — a tenant who adds three items has just strengthened your documentation, not weakened it.

What to Capture in This Climate Specifically

• Air conditioning — service date, filter condition, and that it cools. The most expensive system in the property and the one most likely to be argued about.
• Hard-water marking on taps, glass and fixtures. It accumulates fast here and is normal wear, not damage — record the baseline or you will be arguing about it later.
• Desert landscaping and irrigation — which plants are alive, and whether the drip system runs.
• Sun-facing surfaces — blinds, window coverings, exterior paint and decking all degrade under this UV load faster than a national template assumes.
• Pool or spa condition, and who is responsible for service under the lease.

The Move-Out Inspection

Run it against the move-in report line by line. Not from memory, and not as a fresh assessment of whether the property looks nice — the only question is what changed.

Photograph the same views from the same angles. Then produce an itemised statement: what the item is, what the move-in record showed, and what it cost to put right. A deduction that cites the move-in report and an invoice is defensible. A deduction that says "cleaning — $300" is not.

Normal Wear Versus Damage

The distinction that generates most disputes. The working test: wear is what happens when someone lives there normally; damage is what happens through negligence, accident or misuse.

Generally normal wear:

• Faded paint, minor scuffs, small nail holes from hanging pictures
• Traffic-path wear on carpet
• Hard-water marking on fixtures
• Worn seals, loose handles, ordinary appliance ageing
• Sun-faded blinds and window coverings

Generally damage:

• Burns, tears, pet stains through to the underlay
• Holes in walls beyond picture hooks
• Broken fixtures, appliances or windows
• Unapproved alterations or paint
• Dead landscaping where the tenant was responsible for watering
• Filth beyond ordinary cleaning

The length of the tenancy matters. Carpet that would be damaged after six months may simply be at the end of its life after five years, and deducting full replacement cost for a depreciated item is a common way to lose a dispute.

Returning the Deposit

Nevada sets both a deadline for returning a deposit after a tenancy ends and a requirement to provide an itemised written statement of anything withheld. Missing either can expose an owner to penalties beyond the deposit itself.

Practically: keep receipts for every deduction, send the statement within the deadline whether or not you are withholding anything, and send it to a forwarding address you asked for at move-out.

This is general information rather than legal advice. Nevada law changes — consult a licensed Nevada attorney on a specific deposit dispute.

How We Do It

The Rental Lister produces dedicated move-in and move-out inspection reports with high-resolution 360° photography taken by trained staff, filed to your owner portal so the record is permanent and available without asking. Ongoing condition is covered by routine inspections between the two.

Related

Pet policy covers pet damage specifically. The first-time landlord guide puts this in sequence, and landlord resources covers the wider legal ground.