The Florida Landlord

A good move-out procedure begins before the tenant starts carrying boxes to the truck. The objective is not simply to “check the house.” The landlord must establish the end of possession, preserve evidence, handle the tenant’s money correctly, and return the property to service.

Before the Tenant Leaves

Review the lease and create a written move-out file. Confirm:

• The lease expiration or agreed termination date
• Required notice and whether it was timely
• The security deposit and advance rent held
• Any fee-in-lieu-of-deposit arrangement
• The move-in condition report
• Open maintenance issues
• Unpaid rent or other ledger items
• Every key and device issued

Send neutral, practical move-out instructions. Tell the tenant what must be removed, the expected cleaning standard, how to return possession, where to provide a forwarding address, and how to schedule an inspection. Do not threaten automatic deductions or invent charges that are not authorized by the lease or law.

At the Property

Begin outside and move through the property in the same order every time:

1. Exterior, yard, mailbox, garage, and trash area
2. Entry and common areas
3. Kitchen and appliances
4. Bathrooms
5. Bedrooms and closets
6. Living areas
7. Laundry and utility areas
8. Patios, balconies, storage, and outbuildings

Test major items where practical. Record whether appliances are present and functioning, plumbing fixtures operate, doors and windows secure, smoke alarms remain, and air-conditioning equipment appears intact. A move-out inspection is not a substitute for a professional evaluation when hidden or technical damage is suspected.

Take Useful Photographs

Start each room with a wide view. Then take medium-distance photographs of walls, flooring, windows, fixtures, and appliances. Finish with close-ups of specific damage. Include a ruler or other scale when size matters. Retain original files and metadata; do not rely solely on images compressed by text messaging.

The best comparison is move-in and move-out evidence taken from similar angles. Label the files by property, room, and date.

Establish Surrender

Use a written key and possession receipt. It should state:

• Property address
• Tenant’s name
• Date and time
• Keys, remotes, fobs, and passes returned
• Whether all occupants and personal property have been removed
• Forwarding address provided
• A statement that the tenant returns possession
• Signatures when available

If the tenant drops keys into a box or leaves them on a counter, document when and how they were received and whether the tenant clearly communicated surrender.

After the Inspection

Secure the property, change locks or codes as appropriate, preserve evidence, and prepare two separate lists:

Owner turnover: routine cleaning, ordinary wear, preventive maintenance, upgrades, and work the landlord would perform between tenants regardless.

Potential tenant charges: unpaid contractual obligations and damage beyond ordinary wear, supported by the lease, evidence, and reasonable cost documentation.

Do not delay the security-deposit decision while waiting indefinitely for every repair to be completed. Florida’s notice deadline continues to run.

Final Checklist

• ☐ Termination and possession date documented
• ☐ Forwarding address requested
• ☐ All access devices accounted for
• ☐ Move-in record retrieved
• ☐ Move-out inspection completed
• ☐ Photos and video backed up
• ☐ Tenant belongings evaluated before removal
• ☐ Ledger reconciled
• ☐ Owner work separated from tenant damage
• ☐ Deposit deadline calendared
• ☐ Claim notice reviewed and sent correctly
• ☐ Remaining deposit or full refund sent
• ☐ Complete file retained