Denver Move-Out Inspection Checklist for Property Managers

The complete room-by-room guide to documenting rental condition at turnover — with photo tips and deposit deduction guidance.

A thorough move-out inspection protects your investment and provides the documentation you need for fair deposit deductions under Colorado's security deposit law (C.R.S. § 38-12-103). Colorado gives landlords 60 days to return deposits with an itemized statement of deductions — and without proper documentation, you're returning the full amount regardless of damage.

This checklist covers every room and system in a standard Denver rental unit. Whether you're managing a Capitol Hill apartment or a Highlands townhome, this is your playbook.

Before You Start

• Bring your move-in inspection report — you need the baseline to identify new damage vs. pre-existing conditions
• Take timestamped photos of everything — Colorado courts want visual evidence, not just your word
• Test every appliance, fixture, and system — don't just look, actually run them
• Note normal wear and tear vs. damage — Colorado law distinguishes between the two; you can only deduct for damage beyond normal use
• Document in writing AND photos — a written description paired with photos is your strongest evidence

Room-by-Room Checklist

1. Exterior & Entry

• Front door condition — scratches, dents, kick plate damage
• Locks and deadbolts — test all, ensure keys work
• Door frame and weather stripping
• Porch light / entry lighting functional
• Mailbox condition and key
• Parking space condition (if assigned)
• Patio/balcony — rails, surface, any tenant modifications
• Screen door (if applicable)

2. Kitchen

• Countertops — chips, burns, stains, cracks
• Cabinets — doors close, hinges tight, interior clean
• Sink and faucet — leaks, stains, disposal functional
• Stove/range — all burners ignite, oven heats, knobs present
• Refrigerator — runs, proper temp, shelves intact, clean
• Dishwasher — runs full cycle, no leaks, racks roll
• Microwave (if provided) — runs, interior clean, door latch
• Floor — tile/vinyl condition, grout, transitions
• Walls and ceiling — grease stains, holes, damage
• Light fixtures — all working, covers intact
• Under-sink area — water damage, leaks, mold

3. Living Room / Common Areas

• Walls — holes, marks, paint damage (note: small nail holes from hanging pictures = normal wear in Colorado)
• Flooring — scratches, stains, carpet condition
• Windows — open/close, locks engage, screens intact
• Window coverings — blinds, curtains (if provided)
• All outlets tested — use a plug tester ($8 at Home Depot)
• Light switches functional
• Ceiling fan (if present) — all speeds work
• Baseboards — intact, paint condition
• Closets — rods secure, shelves intact, doors slide

4. Bedrooms (Each)

• Walls — holes beyond normal picture hanging
• Carpet — stains, burns, tears, excessive wear patterns
• Closet — rod, shelf, door, light
• Windows — function, lock, screen
• Outlets and switches
• Smoke detector — present, tested, battery
• Door — closes, latch works, no damage
• Ceiling — stains, cracks, light fixture

5. Bathroom(s)

• Toilet — flushes, no running, secure to floor, seat intact
• Sink faucet — hot and cold, no drips, drain speed
• Shower/tub — runs hot, drain speed, head condition
• Caulking — around tub, shower, sink (this is a big one — re-caulk costs $50-150)
• Tile and grout — cracks, mildew, loose tiles
• Exhaust fan — runs, actually vents
• Mirror/medicine cabinet — intact, hinges
• Towel bars and accessories — secure
• Under-sink — leaks, water damage, mold
• Floor — water damage around toilet base, tile condition

6. Utility / Mechanical

• Thermostat — responds, reads correct temp
• HVAC filter — check and note last change date
• Water heater — no leaks, temp set appropriately
• Washer/dryer hookups or units (if provided) — no leaks, venting
• Electrical panel — accessible, no modifications
• Garage door opener (if applicable) — functions, remotes returned
• CO detector — present, tested (required by Colorado law)

7. General / Final Walkthrough

• All keys, remotes, access cards returned
• All personal property removed
• Unit cleaned to move-in standard (or document the gap)
• All smoke and CO detectors tested
• Pest evidence — droppings, damage, nests
• Odor — smoke, pet, mold, cooking
• Take final wide-angle photos of every room

Normal Wear and Tear vs. Damage in Colorado

This is where most deposit disputes happen. Colorado courts have established guidelines:

Normal Wear & Tear ✅	Damage (Deductible) ❌
Small nail holes from hanging pictures	Large holes from anchors or shelving
Minor scuffs on walls from furniture	Crayon, marker, or paint splatters
Carpet wear in traffic areas	Pet stains, burns, or tears in carpet
Faded paint from sunlight	Unauthorized paint colors
Loose door handles from normal use	Broken doors or door frames
Worn grout in bathroom	Mold from lack of ventilation/cleaning
Minor countertop scratches	Burns, chips, or cracks in countertops

Common Deposit Deduction Amounts in Denver (2026)

Repair	Typical Cost
Drywall hole repair (per hole)	$50-125
Full unit paint	$400-800
Carpet cleaning (professional)	$150-300
Carpet replacement (per room)	$300-600
Bathtub re-caulk	$50-150
Blind replacement (per window)	$30-60
Stove drip pan replacement (set)	$15-30
Professional cleaning (full unit)	$200-400
Lock re-key	$75-150

Why Photo Documentation Matters

In Denver County Court, the most common reason property managers lose deposit disputes is insufficient documentation. A judge wants to see:

1. Move-in photos showing baseline condition
2. Move-out photos showing damage (timestamped)
3. Repair invoices showing actual costs incurred
4. Itemized written statement sent within 60 days

Photos taken on the same day as the inspection, covering every room from multiple angles, are your best defense. A professional inspection report with embedded photos and written findings is even better.

How Often Should You Inspect?

Beyond move-out, Colorado landlords should consider:

• Move-in: Always. This is your baseline. Do it with the tenant present if possible.
• Quarterly/semi-annual: Catch maintenance issues before they become expensive. Required notice: 24 hours in Colorado.
• Lease renewal: Document condition before signing another year.
• Seasonal: Before winter (heating, weather-stripping, pipes) and after spring (water damage, exterior).

Need recurring inspections? We offer monthly, quarterly, and annual scheduling — the platform auto-creates each inspection when it's due.