Move-In / Move-Out Inspection Guide
A thorough, well-documented inspection is the foundation of every deposit deduction that holds up. Here's how to do move-in and move-out walkthroughs the right way in Washington.
The move-in inspection is not just good practice in Washington — it's the legal basis for keeping any part of a security deposit later. Skip it or do it sloppily, and you may forfeit your right to deduct for damage entirely.
This guide walks through what the law requires and gives you a room-by-room framework for both move-in and move-out.
Why the move-in checklist is legally required
Washington law requires a written move-in condition checklist, signed and dated by both landlord and tenant, before you collect a security deposit. If you don't provide one, you can be held liable for the full deposit no matter what condition the tenant leaves behind.
The checklist establishes the property's baseline condition. Without that baseline, you can't prove what damage the tenant caused versus what was already there.
What to document at move-in
Go room by room and record the condition and cleanliness of every surface and fixture. Note existing scratches, stains, chips, or wear. Take timestamped photos or video of everything — including inside appliances, closets, and cabinets.
- Walls, ceilings, paint, and trim
- Flooring, carpet, and baseboards
- Windows, screens, blinds, and locks
- Kitchen appliances, counters, and cabinets
- Bathroom fixtures, caulking, and grout
- Smoke and carbon monoxide detectors (test each)
- Existing damage, however minor
The move-out inspection
At move-out, use the exact same checklist to compare condition against the documented baseline. Take new photos from the same angles as your move-in shots — side-by-side comparisons are the most persuasive evidence if a deduction is ever disputed.
Distinguish carefully between normal wear and tear (not deductible) and actual damage (deductible). Faded paint and lightly worn carpet are wear; holes in walls, pet stains, and broken fixtures are damage.
Turning documentation into compliant deductions
When you withhold any part of a deposit, you must provide a written itemized statement within 30 days — and for tenancies beginning on or after July 23, 2023, include receipts, invoices, or estimates for each item. Your inspection photos and checklist are what justify those charges.
Offering tenants the chance to attend the move-out walkthrough reduces disputes and demonstrates good faith. Many issues get resolved on the spot.
Frequently Asked Questions
Is a move-in inspection required in Washington?
Yes. A written move-in condition checklist, signed and dated by both parties, is required before collecting a security deposit. Without it, you may forfeit the right to keep any of the deposit.
What should a move-in checklist include?
A room-by-room record of the condition and cleanliness of walls, floors, windows, appliances, fixtures, and detectors, plus notes and photos of any existing damage. Both landlord and tenant should sign and date it.
How do I tell normal wear and tear from damage?
Normal wear is the gradual deterioration from ordinary use — faded paint, lightly worn carpet, minor scuffs. Damage is beyond ordinary use — holes, stains, broken fixtures, or pet destruction — and is deductible from the deposit.
Should the tenant be present for the inspection?
It's not required, but inviting the tenant to the move-out walkthrough reduces disputes, builds goodwill, and often resolves disagreements about deductions on the spot.
How long do I keep inspection records?
Keep the signed checklist and all photos for the duration of the tenancy and for several years afterward, in case a deposit dispute or small-claims action arises.
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- RCW 59.18.260 — Moneys paid as deposit or security for performance by tenant — Written checklist required (app.leg.wa.gov)
- RCW 59.18.280 — Moneys paid as deposit — Statement and notice of basis for retention — Remedies (app.leg.wa.gov)
- Washington State Office of the Attorney General — Security deposits and move-in checklists (atg.wa.gov)
This article is for general informational purposes and reflects Washington State law as of July 2026. It is not legal advice. Landlord-tenant rules change and vary by city and county — consult a qualified attorney or your local housing authority for guidance on your specific situation.