In short: walk the empty unit with the same form and photo order you used at move in, record every room and collect every key. Then decide on the deposit quickly: return it within 15 days if you are keeping none of it, or send written notice of a claim within 30 days.
Before the walkthrough
- Find the move in form and photos for the unit, so you compare like with like
- Ask the tenant in writing for a forwarding address. A deposit claim goes to the last known mailing address
- If the tenant is still there, agree a time. Florida law lets you enter to inspect with the tenant's consent, and the tenant should not unreasonably withhold it (section 83.53)
- Inspect once the unit is empty, in daylight, with a flashlight for cabinets and the AC closet
Room by room
| Area | What to check |
|---|---|
| Living areas | Walls, nail holes and marks, doors and frames, floors and carpet, blinds, light fixtures, ceiling fans, switch and outlet covers |
| Kitchen | Inside the oven, range hood and filter, inside the fridge and freezer, dishwasher, cabinets and drawers inside and out, counters and sink, and any leaks under the sink |
| Bathrooms | Toilet, tub and shower, grout and caulk, mildew on ceilings, exhaust fan, vanity and mirror, slow drains, leaks at the toilet base |
| Bedrooms and closets | Walls, floors, closet shelves and rods, window locks and screens, anything left behind |
| AC and utilities | AC filter, the AC closet and drain line, water heater, smoke alarms tested |
| Outside | Patio or balcony, screens, sliding door tracks, storage, parking space, trash left out |
| Keys | Every door key, mailbox key, fob, gate card and garage remote |
Record it the same way as at move in
- Use the same form, in the same room order, so every line has a before and an after
- Photograph each room from the same corners as the move in photos, then take close ups of anything new
- Write what you see, not what it costs: grease inside the oven, 3 holes in the bedroom 2 wall, a carpet stain by the sliding door
- Mark each item as normal wear and tear, dirt or damage. Our guide to wear and tear and damage has examples
- Note meter readings and the time the keys came back
- Save the files under the unit and date, and keep them until any claim is settled
Florida law does not require an inspection form, but the deposit notice must give the reason for each claim, and a dated record set against the move in record is the simplest support. Our free move out inspection form has a move in and a move out column for every room.
The deposit timeline
| When | What Florida law says |
|---|---|
| The tenancy ends | The tenant moves out. Both deadlines run from here |
| Within 15 days | Return the full deposit, with any interest owed, if you are not making a claim |
| Within 30 days | Send written notice of any claim, with the amount and the reason, by certified mail to the last known mailing address, or by email if you both signed an email notice addendum |
| 15 days after the tenant receives it | The tenant can object in writing. With no objection, deduct the claim and send the balance within 30 days of the notice |
Miss the 30 day notice and you lose the right to claim against the deposit, though you can still sue for damages after returning it. See Florida deposit rules for landlords and what a landlord can deduct.
After the inspection
- Get a quote or invoice for each item you plan to claim, so the notice gives a real cost
- Book the cleaner and trades straight away. Our plan to turn a unit in a week sets out the order
- Rekey or change the locks before the next tenant moves in
Send a request for a turnover clean and a local cleaner will call you to quote.
This guide is general information, not legal advice. Laws change, and your lease may add terms. For advice on your situation, speak to a Florida attorney or the Legal Aid Society of Palm Beach County.