When should the move-out inspection happen?

Within 72 hours of the tenant vacating and surrendering keys. Sooner is better — every day adds doubt about whether observed damage came from the tenant or from the property's vacancy period.

What should the inspection cover?

Every room, every surface, every fixture and appliance — using the move-in inspection as the baseline. Photograph every room and any noted damage. Cross-reference to move-in photos for each disputed item.

Is the pre-move-out inspection different?

Yes. Under §1950.5(f), tenants have a right to request a pre-move-out inspection within 2 weeks before vacating. That inspection identifies items the tenant can cure before move-out. The move-out inspection happens after the tenant leaves and documents the actual end condition.

Should the tenant be present?

Not required. Many tenants are gone by move-out. Document independently. If the tenant is present, get their signature acknowledging the conditions noted.

How does this connect to the 21-day clock?

The move-out inspection feeds the §1950.5(g) itemized statement. Findings drive deductions. Receipts and invoices for the deductions get attached to the statement. The 21-day window runs from the tenant's vacate date — get the inspection done early to leave time for bids and itemization.

California Move-Out Inspection Checklist — Documentation That Survives a Deposit Dispute

TL;DR

Within 72 hours of move-out. Room-by-room, comparing to the move-in baseline. 4+ photos per room plus close-ups of every noted issue. Findings drive the §1950.5 itemization, which goes out within 21 days with attached receipts/invoices.

The workflow

Day 0: Tenant returns keys / vacates. Confirm vacate date in writing (email or text).
Days 1–3: Move-out inspection. Side-by-side with move-in photos.
Days 4–14: Get vendor bids and invoices for any work.
Day 21: §1950.5 itemized statement out the door with attached receipts.

What to inspect

Every room, every surface — same scope as move-in
Specific items flagged on the move-in checklist
All appliances tested for operation
HVAC, plumbing, electrical confirmed working
Smoke and CO alarms tested
Carpet condition — vacuumed or shampoo needed
Walls — patching, painting, holes beyond standard nail holes
Yard / exterior if tenant maintained

Compare item-by-item, not impression-by-impression

The strongest deduction case puts the move-in photo next to the move-out photo for each disputed item. "Looks worse than before" doesn't survive trial. "Carpet, north bedroom, move-in photo shows clean condition; move-out photo shows large stain in northeast corner" does.

Common questions — move-out inspection

When to do it?

Within 72 hours of tenant vacating.

What to cover?

Every room, every surface, every appliance. Match to move-in.

Pre-move-out vs move-out?

Pre-move-out (§1950.5(f)) is the tenant's right before vacating. Move-out is after the tenant has left.

Tenant present?

Not required. Get signature if they are.

Feeds the 21-day clock?

Yes. Findings drive the itemization, which goes out by day 21.

The Move-Out Inspection. Within 72 hours of vacate. Match the move-in baseline.