Whether you have one or multiple Las Vegas rental properties, you will eventually have to deal with tenants moving out. When they do, it’s your job as the landlord to inspect the unit or rental home, and differentiate between normal wear and tear and real damage that will require a deduction from the tenant’s security deposit. You may be asking where you should draw the line and what exactly you should be looking for.

To help you streamline the process, we’ve put together a comprehensive move-out checklist to use the next time a tenant vacates your rental property.

Notice of Intent to Vacate

If your tenant doesn’t plan on renewing their lease, they must give you a Notice of Intent to Vacate prior to the expiration of the lease agreement term. It’s important to state in your lease agreement how much notice you require from your tenant before the end of the lease. Typically, the standard time-frame is 60 days, giving the landlord enough time to plan and try to find a qualified applicant to fill the vacancy. If your tenant only gives you a verbal warning, make sure they know they must give you a written statement to confirm their intent to leave.

Keep Move-In Records of the Property

In order to honestly gauge the extent of any damage done by the tenant while occupying the property, it’s important to have records and documentation of the unit’s condition when they moved in. As a Las Vegas landlord, make it a habit to inspect the rental unit before and after any tenant moves. With Las Vegas being such a transient city, a lot can happen when tenants are constantly moving in and out of the unit. Take pictures and make notes for each rental property and confirm the condition of the property with the new tenant. This way you have an accurate comparison to use against your move-out checklist when the tenant decides to move out.

Inspect the Property for Damage

Now that the tenant has moved out all furniture and personal belongings, it’s time for a thorough inspection of the property and to cover all necessary areas on your move-out checklist. When it comes to bedrooms and living areas, here’s what you need to check:

• Walls and ceilings
• Floor, tiles and/or carpet
• Smoke detectors
• Closets, racks and shelves
• Doors, locks and door frames
• Lighting fixtures
• Electrical Outlets
• Windows, latches and screens
• Window coverings (blinds, curtains, etc.)

For the kitchen, make sure to check all these things off your list:

• Refrigerator
• Dishwasher
• Sink and plumbing fixtures (faucets, handles, garbage disposals, etc.)
• Cabinets and drawers
• Doors (including pantry doors if applicable)
• Door locks and hardware
• Windows, latches and screens
• Light fixtures
• Stovetop controls and burners
• Oven and exhaust hood
• Floor and floor coverings
• Countertops
• Walls and ceiling
• Electrical Outlets

Fully inspect the following in each bathroom:

• Walls and ceilings
• Tiles or flooring
• Vanity and countertops
• Sink and plumbing fixtures
• Toilets
• Doors and locks
• Drawers and/or cabinets
• Bathtub and/or shower
• Any mounted hardware (towel racks, shower rods, etc.)
• Electrical Outlets
• Light fixtures

In addition, you’ll want to make sure other systems and areas look good and are working properly, including:

• Air conditioning units
• Heaters
• Vents
• Plumbing system
• Balconies
• Landscaping
• Parking area

Once you’ve gone through everything, document any damage you saw so you can compare to your move-in notes for that tenant. You should be able to determine what damage was incurred during their time in the unit.

Damage or Normal Wear and Tear

As a landlord, you should know there is going to be normal wear and tear to your rental property every time it is leased to a new tenant. Simply living in the unit will result in worn carpets and floors, some dirt accumulation around tiles and grout, light scratches on windows or countertops, some fading in paint due to sun exposure, and slight cracks in walls and doors. These things will happen and should be expected throughout the lifetime of a rental unit.

However, more extensive damage will warrant a deduction from the tenant’s security deposit. Examples of possible damage to a rental property include deep scratches in hardwood floors, broken windows, ripped screens, ripped carpeting or floors with heavy stains, holes in the walls, and unauthorized paint. When these things happen, it is completely within your right as a Las Vegas landlord to use the tenant’s security deposit to repair the damage.

Return the Tenant’s Security Deposit

If you didn’t have to use the tenant’s security deposit, or didn’t need all of it to make necessary repairs, it must be returned to the tenant within 30 days after the end of the tenancy, according to Nevada law. Additionally, a Las Vegas landlord or property owner is allowed to collect a security deposit that is equivalent of up to three month’s rent, but no more. Make sure you know the limits on how much you can ask from your tenants and be vigilant on returning the deposit on time. If not, you could be liable for damages to your tenant.

If you do need to use some or all of the tenant’s security deposit for repairs or the cost of cleaning, you must provide an itemized written accounting record of how the deposit was used. When returning the deposit, you can hand it to your previous tenant via the method they used to pay their rent, or you can choose to mail it to the tenant at their new address. The tenant should provide the details of their new residence to you promptly.

Property Management of the Moving Out Process

On top of everything else you have to handle as a landlord, following a complete move-out checklist process can be time-consuming and seem almost impossible for those with multiple rental properties. If you feel like you can use assistance with managing your tenants, advertising and filling your vacancies, collecting rent, and documenting all move-ins and move-outs, hiring an experienced Las Vegas property management company can make the entire process simpler and less stressful on you, the landlord.

The Black & Cherry property management team in Las Vegas have been working with landlords and property owners for decades and are ready to help you stay on top of your rental properties. To learn more about our property management services in Las Vegas, Henderson, and other parts of Southern Nevada, contact our property management team today for a free consultation!