Move-out Date you provided:  You must be finished, out of the property, and have the keys to our office by no later than 5PM on your move-out date.

Security Deposit Transmittal + Refund check: Most security deposit transmittals are mailed within 2 ½ weeks.

We are required by law to process a security deposit transmittal within 30 days. You can help speed this process by making sure you’ve attended to everything on this list. Our goal is to return 100% of the security deposit. If a property is left damaged & dirty with trash & overgrown landscaping a security deposit transmittal will reflect accordingly.

Trash and Personal Belongings: You must take all your trash and personal belongings with you. Trash cans must be empty upon your departure. Do not leave your trash/recycle cans full in the garage or at the street. Do not leave the inside of your trash can smelly or sticky…clean it out with soap and water and let dry. If you do leave anything behind, it will all be deemed trash and we will send a junk removal company. There will be a minimum $75 hauling charge to remove any trash or items that you leave behind.

Landscaping: Upon move-out your landscaping should be free of weeds, dry leaf & any debris. The bushes and trees should be trimmed and irrigation timer in garage set to correct season. If the landscaping is not cleaned, we will hire a landscaper & deduct the cost from the deposit. For reference, compare dated move-in landscape photos to move-out.

Light Bulbs + Ceiling Fans + Air Filters: All light fixtures and ceiling fans should be dust free. Replace any burnt out light bulbs with matching style & correct wattage. Upon move-out all air filters should be new & dated with return air vent covers dust free. If not done, we will hire a handyman to do this and deduct the cost from your deposit.

Satellite Dishes: Tenant installed Satellite dishes need to be removed from the property. If not done, we will hire a handyman to handle and deduct the cost from your deposit. If you need our help, please let us know.

TV’s on Walls: If a TV was hung on the wall the hardware needs to be removed, holes patched and entire wall painted to bring it back to the original condition. If not done, or not done correctly, we will hire a quality handyman to handle and deduct the cost from your deposit. Email us if you have installed TVs on your wall as we can be of assistance.

Picture Hanger Holes: Do *NOT* fill small picture framing holes in your walls with spackle and do *NOT* spot paint. Remove the picture hanging hardware and we’ll handle the rest. We have had to completely repaint interiors that were otherwise in good shape after tenants created dots throughout the entire house by filling numerous small holes with spackle and/or trying to cover with incorrect paint. If you have painted walls a different color let us know as we can help determine original paint colors and source an affordable painter.

Carpet: *Upon move-out a receipt from a professional carpet cleaning company is required per the lease*. Include the carpet cleaning receipt with your key return.  If you do not provide a receipt from a professional carpet cleaning company the carpets will be cleaned, and the cost deducted from your security deposit. We do not allow “supermarket” carpet cleaning machines.

Pets: If there is, or ever was, a pet in your property we will have the property checked for pet urine by lifting up the carpet to view stains on backside of carpet and/or pad. Please pick up all pet droppings from the yard before you leave, otherwise we hire a service to do this and deduct the cost from your deposit.

Utilities: Pursuant to your lease agreement, leave all utilities on through the end of your lease term, regardless of whether you move out sooner. Schedule your utilities to go off the day after your move-out date.

Cleaning: Moving is a very tiresome event. Please consider carefully whether you will have the time and energy to properly clean your place after you’ve moved all your personal belongings. Most commonly tenants have every intention of leaving the property clean, usually boasting to us, “it will be cleaner than when we moved in”…but then simply run out of time or are too exhausted (after hauling boxes and furniture) to clean.

Repairs: Take this moment to think about anything that may need attention at your property that you have not previously reported to us. Do you have toilets that run? Do all the appliances work properly? Have you caused damage to the property that needs repair (i.e. TV on wall)? Have you painted walls a different color that need to be returned to the original color? If you think of anything, please let us know in writing so we won’t be surprised.

Keys and Forwarding Address **All keys and garage remotes must be returned to our office by 5PM on your move-out date. Returning the keys constitutes the formal act of “surrendering possession” back to us. We do not meet you at the property to collect the keys or perform a final walk-through. A forwarding address for USPS certified mail is required, and it must be in writing.

Charges Consider hiring a professional cleaning service and/or junk removal company if you don’t know for sure that you are going to be able to return the property to us in a good and clean condition. We will charge a minimum $100 coordination fee, plus $75 per trip for re-inspections, meeting vendors at the property, etc.  on top of the actual costs of cleaning and repairs if you leave unfinished cleaning and trash hauling.

Our goal is to return 100% of your security deposit. Here are some common items to avoid:

Cleaning – actual cost of maid service based on items missed from lease cleaning guidelines

• Landscaping – actual cost of front/back landscaping clean-up (condition compared to dated move-in photos)
• Dirty A/C Filters – actual cost of service and materials 
• Trash Hauling of personal property left behind – actual cost with a minimum $75. 
• Removal of satellite dish – actual cost of service and haul away

SECURITY DEPOSIT DEDUCTIONS TO AVOID

• No receipt for professional carpet cleaning
• Missing or burnt‐out light bulbs
• Missing or chirping detectors
• Damaged blinds
• Holes from flat screen TV wall mounts
• Missing or chirping smoke detector/CO2
• Carpet damage
• Missing house keys/garage remotes/FOBS
• Trash left out on front at curb, trash cans full
• Holes from flat screen TV wall mounts
• Walls painted a different color
• Garage/driveway has grease or oil stains