Move-in and move-out inspections

Why the inspection reports matter

Deposit disputes rarely come from dishonesty. They come from two people remembering a property differently a year apart. A clear, dated record at move-in removes most of that argument. If a disagreement does reach the Rental Dispute Centre, the reports, photos and any acknowledgement signed by the tenant are central evidence. Without them, a landlord has little to show.

What a move-in inspection records

• Condition of walls, floors, ceilings, doors and windows, room by room
• Kitchen and bathroom fittings, appliances and whether each works
• AC units, water heater and visible plumbing
• Furniture and inventory for furnished lets (see our furnished vs unfurnished guide)
• Meter readings where relevant, and confirmation that utilities are connected
• Keys, remotes, parking and access cards handed over
• Existing marks or defects, photographed with a reference

The tenant receives a copy and is asked to acknowledge it or note any disagreement within an agreed short period.

The move-out inspection

1. Pre-exit visit. Where the tenant agrees, we visit before the move-out date to point out issues they can fix themselves, which usually saves both sides money. 2. Final inspection. On the move-out day we compare the property with the move-in report, room by room. 3. Handback. We collect keys and access cards and check final DEWA and other utility clearances. 4. Assessment. We separate fair wear and tear from damage beyond normal use. 5. Proposal. You receive a short report with any proposed deductions, supported by photos and quotes. 6. Settlement. The deposit is returned under the terms of the contract once the position is agreed.

We then coordinate Ejari cancellation so the unit is ready for the next tenancy.

Wear and tear versus damage

Fair wear and tear is the natural decline of a property in normal use: faded paint, light scuffs, worn grout. Damage goes beyond that: holes in walls, broken fittings, burns, pet damage, stains that cannot be cleaned. Deductions should cover only damage and unpaid amounts, and should be backed by the reports and a reasonable cost. Deposit practice is market convention rather than a fixed legal amount; see our security deposits guide.

What you provide and what you receive

You provide: access, the inventory for a furnished unit and any previous reports.

You receive: the move-in report with photos, the tenant's acknowledgement, the move-out comparison, and a recommendation on the deposit with evidence for each item.