The door clicks shut, and suddenly, it’s your move. Skip the inspection, and you could miss the broken blinds, the mystery stains, or worse, damage that eats into your profits.
A quick walk-through won’t cut it. You need a zero-fluff system that spots the stuff tenants “forgot” to mention and keeps deposit drama off your plate. This isn’t about nitpicking. It’s about protecting your property, your time, and your bottom line.
How do you pull it off? Let’s go through the move-out inspection checklist Memphis landlords need.
Document Condition in Detail
Documenting the exact condition of your property during the move-out inspection is a non-negotiable part of your rental property checklist. You need clear, time-stamped evidence to back up any deposit deductions, resolve disputes, or prep for fast repairs.
Start with a standardized checklist. Walk room to room, noting the condition of walls, floors, appliances, fixtures, windows, and doors. Mark anything that looks worn, broken, or out of place.
Take multiple photos from different angles, and don’t just shoot wide shots. Zoom in on:
- Baseboards
- Outlet covers
- Trouble spots like bathroom grout or under-sink plumbing
- Inside cabinet bottoms for signs of pest activity or water damage
Use video to supplement your notes. Narrate what you’re seeing, especially if something is borderline, like a scratch that may or may not count as damage.
If you’re managing remotely or plan to delegate inspections to staff, use a template form that requires both written and visual documentation for every room.
Check Walls, Floors, and Ceilings
Paint, flooring, and drywall take the brunt of daily life, and tenants don’t always report the gradual damage they leave behind.
Take a look at the walls during your tenant move out inspection. Look for:
- Nail holes
- Scuff marks
- Tape residue
- Any unauthorized paint colors
In some neighborhoods, like Cooper-Young or Central Gardens, older plaster walls may crack naturally over time-but it’s still on you to document what’s cosmetic versus what’s from misuse. Tenants might hang TVs, artwork, or shelves without permission, leaving behind anchors or holes that need patching and repainting.
Now scan the ceilings. Water stains or peeling paint around vents or light fixtures could signal a roof leak or HVAC condensation issue, especially in humid Memphis summers. If there are ceiling fans, check for dust buildup and wobble when in use.
Floors need extra attention, too. Carpet should be inspected for stains, burns, and pet damage. Wood or laminate floors may have deep scratches, water damage near entryways, or lifting around the edges.
Don’t forget high-traffic spots near doors and inside closets. Even vinyl and tile floors can show signs of neglect, like cracked grout, chipped tiles, or sticky residue.
End of Lease Checklist: Test All Fixtures and Appliances
Tenants may clean around appliances and wipe down fixtures, but that doesn’t mean everything’s working as it should. During a move-out inspection, you need to go beyond appearance and actually test the functionality of each major item. Even minor issues can become major costs if they’re missed.
Start with the lights. Flip every switch and replace any missing or burned-out bulbs. Pay attention to flickering or buzzing, which could indicate electrical issues.
Next, check outlets with a phone charger or small device to confirm they’re live. Inspect ceiling fans for wobbling or odd sounds, and make sure wall-mounted fixtures aren’t loose.
In the kitchen, go appliance by appliance. Open the fridge and freezer. Are the seals still intact and cold air circulating? Run the dishwasher through a short cycle to ensure it drains properly.
Test the oven and stovetop burners (electric or gas), and check that the vent hood fan works and lights up.
- Microwave turntables
- Digital displays
- Internal cleanliness
- Garbage disposal noise level and drainage speed
- Washer balance during spin cycle and presence of any error codes
All deserve a glance too.
Don’t forget the laundry area. Washers should be free of mildew, with no strange odors or standing water. Dryers need lint traps cleaned and venting systems checked for blockages. If your property includes these appliances, their condition plays a major role in tenant satisfaction and future leasing.
Don’t Skip HVAC and Ventilation
In Memphis, where summer humidity can stretch air systems to the brink, HVAC and ventilation aren’t optional-they’re essential to tenant satisfaction and system longevity. Ignoring them during a move-out inspection sets you up for emergency repairs and uncomfortable conversations down the line.
Check the air filters. If they’re dirty, clogged, or look like they haven’t been changed in months, airflow has likely been compromised. That means your system has been working harder than it should, which shortens its life and inflates energy costs.
Cycle the thermostat through both heating and cooling modes. Listen for unusual noises, delayed starts, or systems that blow but don’t adjust temperature properly. In units with smart thermostats, clear previous user data to avoid privacy issues and connectivity problems for the next tenant.
Look At Doors and Windows
Doors and windows are easy to overlook during a move-out inspection, but they play a major role in your property’s functionality, security, and efficiency. In Memphis, where seasonal shifts and humidity can warp wood, swell frames, and loosen seals, these features need more than a quick glance.
Check every door; interior, exterior, closet, and utility. Make sure they open and close without resistance, latch securely, and show no signs of damage.
- Loose handles
- Chipped paint
- Misaligned frames
- Faint water stains near the door bottom
- Drafts felt around closed doors
May seem minor but leave a poor impression on incoming tenants. If you’re using key locks, confirm you have every copy and that the locks still work cleanly. For smart locks or digital entries, ensure codes have been cleared and access is reset.
Inspect windows just as carefully. Slide or lift each one fully to test for smooth operation. Lock mechanisms should engage properly, and screens should be free of tears or warping.
Take a moment to look for condensation between panesl an early sign of seal failure in double-glazed units. In older Memphis properties, especially those built before the 1980s, window swelling or painted-shut sashes are common and can block airflow or become safety hazards.
Look closely at window sills and door thresholds for signs of:
- Water intrusion
- Insect activity
- Mold
- Wood rot or warping
- Tiny holes or sawdust trails
Weatherstripping should be intact and flexible. Damaged seals are a common culprit for high utility bills and complaints about drafty rooms.
Don’t Miss The Outdoors
Curb appeal doesn’t end with a fresh coat of paint. The exterior of your rental tells prospective tenants everything they need to know before they even step inside.
During move-out, it’s where some of the most overlooked damage hides. In Memphis, where seasonal storms, overgrown greenery, and clay-heavy soil can do quiet damage over time, inspecting outdoor areas is essential.
Walk the entire perimeter of the property. Look for signs of neglect that go beyond the obvious: trash tucked behind HVAC units, cigarette butts near entryways, or bulk items left by the curb that tenants never scheduled for pickup. Patios and balconies may be swept but still show grease stains from grills or weathered furniture marks that need resurfacing or cleaning.
Check railings, fences, and gates for stability. Shifting soil or excessive pet activity can loosen posts, and one bad thunderstorm is all it takes to turn a minor wobble into a safety issue. Look at the foundation line, especially in older Midtown properties-pooled water or erosion channels could indicate drainage problems that need a fix before the next heavy rain.
If your unit includes a yard, don’t assume a mowed lawn equals ready. Inspect flower beds for weeds, sprinkler heads for damage, and sheds or storage nooks for forgotten items or pest activity.
Outdoor lighting should be tested as well. Burned-out bulbs around entryways or walkways aren’t just a bad look, they’re a liability.
Pet Considerations
Pets may not sign the lease, but they definitely leave their mark. Whether you’re managing a craftsman rental in Cooper-Young or a garden-level unit in Midtown, it’s smart to treat pet-related damage as its own category during move-out. Even well-behaved animals can cause wear that doesn’t show up until the air settles and the unit sits empty.
Start with the sensory check. Step inside, close the door, and pause. The heat and humidity in Memphis have a way of reactivating smells that tenants tried to mask-especially pet odors. If there’s even a hint of litter box, wet fur, or ammonia, don’t assume it’s gone. Air fresheners fade. Enzyme cleaners and professional carpet treatments may be your best move if you want to avoid awkward first impressions with prospective renters.
Floors tell the rest of the story. Claw marks near doorways, stained patches under windows, or unusual wear patterns in corners often mean a pet claimed that spot. Use a moisture meter if you suspect urine seeped through carpet to the subfloor-it’s cheaper to fix now than to have it bubble up as a complaint mid-lease.
Check vertical surfaces too. Cats love window sills and screen doors. Dogs tend to scratch at exit points or nibble on door trim. Even if the tenant patched it, you’ll often see texture mismatches or uneven paint around the edges.
Property Inspection Tips: Hire The Right Property Management Company
A detailed move-out inspection is only as effective as the people behind it. If you’re managing multiple properties across Memphis, handling inspections, documentation, cleaning, and repairs on your own can become a logistical mess. This is where a seasoned property management company becomes not just helpful, but essential.
The right company brings structure and speed to the turnover process. They handle everything from scheduling pre-inspections to coordinating licensed vendors for repairs and cleaning. Instead of chasing tenants for keys or worrying whether that cracked window was there before move-in, you get documented proof, time-stamped photos, and a ready-to-go checklist backed by legal know-how.
Reputable Memphis property managers also understand local housing laws, tenant expectations, and neighborhood-specific wear patterns. They know:
- Where to look for hidden damage
- How to negotiate security deposit disputes
- How to prep a unit for quick re-leasing
- How to spot red flags in tenant maintenance habits before they become major repairs
- How to coordinate licensed vendors on short notice for last-minute fixes
All while keeping you out of the weeds.
Handle Deposit Deductions
Security deposit deductions are where many landlord-tenant relationships go sideways, fast. If you don’t handle them clearly and legally, you risk more than a bad review. In Tennessee, landlords have 30 days to return the security deposit or provide an itemized list of deductions. And Memphis tenants are savvy enough to know when you’re winging it.
Your move-out inspection photos, videos, and condition checklist should support every single deduction. “Damage to wall” isn’t enough.
Say exactly what happened (“Two-inch hole in living room drywall below thermostat”) and include a photo. Match that with a dated repair invoice or written estimate, and keep copies for your records.
Common justified deductions in Memphis rentals include:
- Repainting walls that were painted without approval
- Carpet cleaning due to pet stains or smoke odors
- Repairing doors, screens, or blinds that were broken or removed
- Trash or bulk item removal if tenants left furniture behind
- Appliance repair when damage is clearly due to misuse
Avoid deducting for normal wear and tear, like scuffed paint near light switches or slight fading of carpet near windows. That’s the landlord’s responsibility.
But cigarette burns in a non-smoking unit or holes from wall-mounted TVs? That’s fair game, as long as you can prove it.
Move-Out Inspection Checklist: Use This List Today
With this move-out inspection checklist, you shouldn’t have a problem in the entire process!
Whether you’re wrapping up a lease or prepping your next investment property, a flawless move-out starts with the right partner. Reedy & Company has managed over 3,500 Memphis-area properties with precision and care. From detailed inspections to fast maintenance turnarounds, we make transitions smooth for tenants and stress-free for owners.
Questions about your unit, timelines, or tenant turnover? Call our team to get started.
