What is the move-in/move-out inspection, and why does it matter?

Short answer: The inspection records the property’s condition at the start and end of the lease. It’s what determines whether there’s damage to repair and who pays for it — the tenant or the owner. Without a documented inspection, any dispute at move-out has no objective basis.

What a lease inspection is

The inspection is the technical report that describes the property’s condition: walls, floors, ceilings, electrical and plumbing systems, doors and windows, fixtures, and paint. Indirectly required by the Tenancy Law (arts. 22 and 23), it establishes that the tenant must return the property in the same condition it was received, except for normal wear and tear from use.

At Regente, the inspection is handled differently at each stage:

• Move-in inspection: a specialized third-party company — a photographic and descriptive report, ensuring impartiality in the initial record.
• Move-out inspection: Leonardo, from the in-house team, comparing directly against the move-in report.

How it works in practice

1. Move-in inspection (before the keys): the inspection happens before the keys are handed over. The report is photographic and descriptive — it documents every room in detail. The tenant can and should attend.
2. Digital signature of the report: after the inspection, the report is sent digitally. Keep a copy — it’s your main line of defense at move-out.
3. Handover of the keys: once the report and the lease are signed, the keys are handed over along with Regente Imóveis’s Tenant Handbook — provided in print and sent by email.
4. Disputing the inspection (3-calendar-day window): once you have the keys, you have 3 calendar days to dispute any point in the move-in report. The dispute is submitted by email, with photos and a clear description of the discrepancy from what was recorded. Don’t let it slide — pre-existing flaws need to be listed in the report so they aren’t charged to you at move-out.
5. During the lease: damage caused by the tenant is their responsibility. Structural or pre-existing issues are the owner’s.
6. Move-out notice: give 30 days’ notice (or as stated in the contract). The move-out inspection is scheduled close to when the keys are returned.
7. Comparison: Leonardo compares the current condition against the move-in report. Differences beyond normal wear generate a list of pending items.
8. Closing: pending items are resolved (repairs or a deduction from the deposit/guarantee), the keys are formally returned, and the lease is closed out.

Practical example in Florianópolis

A tenant lived in Itacorubi for 3 years. At move-out: a wall with moisture damage from a window left open during rain (her responsibility) and a bathroom leak that was already listed in the move-in report as the owner’s pending issue. The move-in report was decisive — only the wall damage was charged. She authorized a deduction from her capitalization bond and received the remaining balance within 15 days.

Related questions

• What documents are required to rent a property?
• What is a guarantor, and what are the alternatives to renting without one?
• How does the annual rent adjustment work?
• Can I dispute the move-out inspection report?

Need help? Talk to a Regente agent.