What Should Be Checked During a Move-In Inventory Inspection in a Rental Property?

The move-in inventory inspection is the reference document that will protect the tenant throughout the entire rental period. It is a jointly established report completed at the handover of keys. It records the property’s initial condition and will serve as the basis for comparison at move-out. For the tenant, even when relations with the landlord are good, this first inspection must never be overlooked, as it determines the entire rental agreement. A forgotten scratch, an unreported faulty seal, a pre-existing stain left unmentioned… These issues may later be attributed to the tenant and deducted from the security deposit years down the line.

Why is the move-in inventory report so crucial?

The inventory report creates a legal presumption stating that any defect not mentioned is presumed to be caused by the tenant, unless proven otherwise. This is difficult—often impossible—to challenge without dated photos or witness statements.

The ALUR Law introduced a corrective measure: the tenant has 10 days after the inventory to report by registered letter any defects that were not immediately detectable. For example, intermittent electrical issues or a leak that appears in rainy weather.

For heating systems, this deadline extends to the first month of the heating period. A faulty radiator discovered in November for a July move-in may therefore be reported retroactively.

These additional deadlines remain widely unknown to tenants, who often discover issues too late and must bear the cost because they were not reported on time.

How to prepare before the appointment?

Preparation begins as soon as the lease is signed: you should ask the landlord or the agency to have the property professionally cleaned before your arrival. A clean home makes defects easier to detect.

For the actual appointment, plan 2 to 3 hours for a standard apartment, more for a house. Schedule the appointment during the day—ideally in the morning—when natural light is optimal.

Prepare an inspection “kit”:

A fully charged smartphone for photos,
A flashlight for dark corners,
A bubble level (mobile app) to check floor levelness,
An electrical socket tester or a simple charger,
A measuring tape to confirm room dimensions if necessary.

Bring a notebook for personal notes to supplement the official document. This thorough preparation helps prevent oversights—otherwise costly oversights.

What critical points should be inspected room by room?

In each room, use a proven method: floor, walls, ceiling, woodwork, equipment.

For floors, distinguish structural defects (warped parquet, loose tiles) from cosmetic defects (scratches, stains). A squeaky parquet floor is not necessarily defective, but note it to avoid future disputes.

Inspect walls up close. Run your hand along the surface to detect rough patches beneath the paint, which may indicate poorly executed repairs or moisture. Corners and ceiling joints often reveal structural cracks that must absolutely be reported.

Finally, test every electrical outlet and switch: a non-functioning socket may signal a serious electrical issue.

How to check equipment and technical installations?

Technical equipment accounts for many disputes after the lease is signed.

In the kitchen:

Test each stovetop burner (5 minutes per burner), the oven in grill and fan-assisted modes, and the extractor hood at all speeds. A faulty oven costs €300 to €800 depending on the model.
Check refrigerator door seals, abnormal frost in the freezer, and proper drainage of the dishwasher.

In the bathroom:

Run each tap for 3 minutes to detect leaks under the sink.
Check hot water pressure and the heating time of the tank (30 minutes for 100 litres).
Flush the toilet several times to ensure the mechanism works properly.
Inspect the shower and bathtub joints thoroughly.

What wording should be used to protect your interests?

Avoid vague terms (“correct”, “acceptable”, “some marks”). Use factual descriptions: “15 cm scratch on bedroom 2 parquet”, “brown stain 5×8 cm on living room northwest corner”, “2 cm chip on third tile row from entrance”. Such precision prevents future disputes.

For visible wear that is not considered damage, use “fair condition” rather than “good condition”. A wall in “fair condition” will need repainting in 2–3 years, which the landlord cannot charge you for.

Do not hesitate to note “to monitor” for elements where doubt remains—for example, a tap that is slightly stiff, a door that rubs, or a squeaky shutter. These preventive notes establish the issue’s pre-existing nature.

How to finalise and secure the move-in inventory?

Once the inspection is complete, carefully reread the document before signing. Verify that every photographed defect is listed with precise location. Request your original copy immediately, as some landlords “forget” to provide it.

Take photos of each page of the signed document and back them up in the cloud with the date.

In the following 10 days, go through the property again under real living conditions. Test equipment that could not be checked on the day itself: heating programmer, electric shutters in bad weather, window waterproofing during rain.

Any newly discovered defect must be reported by registered letter with dated photos. This initial vigilance will save you from unjustified deductions.

To support tenants and landlords during this crucial step, Consultants Immobilier and its network of 18 agencies provide their expertise to produce balanced and comprehensive inventory reports that safeguard each party’s rights and prevent future disputes in the management of high-end properties.