What do landlords check on a move-out inspection in Virginia?

A move-out inspection is the landlord's walk-through of the empty home to decide what, if anything, comes out of the security deposit. In Virginia it is measured against two records: the move-in report and the standard in the Virginia Residential Landlord and Tenant Act that the home be returned clean and in good order, apart from reasonable wear and tear. Knowing what is checked lets you fix it before the inspection, not argue about it afterward.

The rules that frame the inspection

The move-in report is the baseline. Within five days after a tenant moves in, the landlord must give a written report itemizing damage that already existed, and the report is deemed correct unless the tenant objects in writing within five days after receiving it.^[2] A landlord may instead adopt a written policy letting the tenant prepare the move-in report, or letting both prepare and sign it together.^[2] Find your copy before move-out.

You can be there. Upon the landlord's request that you vacate, or within five days after receiving your notice that you intend to move out, the landlord must tell you in writing that you have the right to be present at the inspection.^[1] If you reply in writing that you want to attend, the landlord must tell you the date and time, and the inspection must be made within 72 hours of delivery of possession.^[1][5]

The standard is clean, not new. At the end of the tenancy, the tenant must vacate promptly, remove all personal property and leave the premises in good and clean order, reasonable wear and tear excepted.^[4]

What landlords usually check, room by room

The Act does not give landlords a checklist. These are the places inspections usually focus on, and each ties back to a tenant duty in the Act. During the tenancy, a tenant must keep the part of the home they occupy and use as clean and safe as the condition of the premises permits,^[3] keep all plumbing fixtures as clean as their condition permits,^[3] remove all garbage, rubbish and other waste in a clean and safe manner and in the receptacles the landlord provides,^[3] and not deliberately or negligently destroy, deface, damage, impair or remove any part of the premises.^[3]

Kitchen. Inside the oven and the broiler drawer, the stovetop and drip pans, the range hood and its filter, inside the refrigerator and freezer, the dishwasher, the sink and disposal, and every cabinet and drawer, inside and out. Grease and crumbs here are the most common cleaning notes.

Bathrooms. The toilet inside and around the base, the tub or shower, grout and caulk, the glass door or curtain rod, the sink and vanity, the mirror and the exhaust fan. Soap scum, hard-water film and any mold are what get noticed.

Floors and carpets. Stains, pet odor, burns, and dirt along the edges and in closets. Wear along a walkway is different from a stain or a tear.

Walls, doors and trim. Holes from nails or anchors, scuffs, marks, grease splashes near the stove, and damage to doors, frames and baseboards.

Windows and blinds. Broken or bent blinds, missing or torn screens, cracked glass, and dirt in sills and tracks.

Fixtures and systems. Light fixtures and bulbs, ceiling fans, outlet and switch covers, HVAC vents and the filter if your lease makes you change it.

Outside and storage. Balcony or patio, any yard the lease makes yours, storage units and the parking space, and whether trash and belongings are gone.

Keys and remotes. Every key, fob, mailbox key and garage remote you were given.

Items the Act names specifically

Smoke and carbon monoxide alarms. A tenant may not remove or tamper with a properly functioning smoke alarm or carbon monoxide alarm the landlord installed, including removing working batteries.^[3] Expect the landlord to look at or test them.

Pests. A tenant must keep the home free from insects and pests and promptly tell the landlord about them, and is financially responsible for added treatment costs caused by an unreasonable delay in reporting.^[3] Droppings or signs of insects found at move-out raise that question.

Moisture and mold. A tenant must use reasonable efforts to prevent moisture buildup and mold, and promptly tell the landlord about moisture or any visible mold.^[3] Look under sinks, around tubs and windows, and in closets on outside walls. EPA notes that mold may cause staining and cosmetic damage, and it may not be possible to restore an item's original appearance,^[6] so report it in writing as soon as you see it rather than leaving it for the inspection.

Pets. A tenant must use reasonable care to keep a dog or other animal from causing property damage to the dwelling unit or the premises.^[3] Inspectors look at door frames, carpets, floors and screens.

Paint and alterations. In a home built before 1978, where the landlord gave lead-based paint disclosures and the lease requires written approval, the tenant may not paint, disturb painted surfaces or make alterations without that approval.^[3] Ask before patching or touching up paint.

Utilities. With prior written notice, a landlord may withhold a reasonable part of the deposit to cover an unpaid water, sewer or other utility balance the tenant owes a third-party provider under the lease.^[1] Keep proof that you paid the final bill.

After the inspection

After the inspection, the landlord must give you a written security deposit disposition statement that includes an itemized list of damages.^[1] If the landlord finds more damage later, you may present a copy of the move-out report as evidence that it did not exist at the time of the inspection.^[1] Keep that report with your photos. For what can be charged, read can my landlord charge me for cleaning when I move out.

Stop and call a pro if

• You find mold beyond a small patch, a leak or water damage. Tell the landlord in writing; that is a repair, not a cleaning task.
• You see signs of pests. Report them promptly rather than treating them yourself.
• Something is broken, such as a cracked tile, a damaged door or an appliance that does not work. Ask the landlord how they want it handled.
• The inspection results in a large or unexplained charge. Ask for it in writing and contact legal aid for advice on your situation.

Getting ready

Work through how to clean an apartment to get your deposit back before the walk-through, or compare what move-out cleaning costs in Virginia and browse move-out and turnover cleaners. More in cleaning answers and cleaning businesses around Blacksburg. When you are ready, describe the move-out clean on Loclis and businesses will quote.