A move-in record is the baseline every later Texas deposit decision is measured against. Under Property Code §92.104 the landlord may deduct only damage the tenant is liable for and never normal wear and tear, and under §92.109(c) the landlord bears the burden of proving that any retention was reasonable — a burden carried by the dated, signed, photographed condition record. The same walk-through discharges two statutory duties: testing every smoke alarm at the beginning of the tenant’s possession (§92.258(b)) and confirming the security devices §92.153 requires are present and working, re-keyed within seven days of turnover (§92.156).
The record
| Area | Check | Statutory item |
|---|---|---|
| Every exterior door | Doorknob lock or keyed deadbolt; keyless bolting device; door viewer; strike plate; re-keyed date | §§92.153, 92.154, 92.156 |
| Every exterior window and sliding door | Latch; pin lock and handle latch or bar on sliding glass doors | §92.153 |
| Every bedroom, corridor and level | Smoke alarm present, tested, date of manufacture noted | §§92.255, 92.258 |
| Kitchen | Appliances run; range, hood, dishwasher, disposal; cabinet interiors; counters; floor | Condition |
| Bathrooms | Fixtures, caulk, exhaust fan, water heater output — 120 °F is a statutory minimum when supplied | §92.052(a)(3)(B) |
| Walls, ceilings, floors | Photographs of each wall; note nail holes, stains, scratches | Wear baseline (§92.001(4)) |
| HVAC | Filter new; system runs; thermostat setting; output temperature | Cooling complaints |
| Exterior | Fence, gates, roof (from the ground), yard, irrigation, hose bibs | Turnover comparison |
| Meters | Electric, gas and water readings with photographs | Utility transfer |
| Keys and codes | Count of keys, remotes, codes issued | Handover record |
How to do it
- Walk with the tenant on the day of possession; photograph each area in the same order — wide shot, then details — with the date visible.
- Write conditions in plain words (“scuff 10 cm, left of door”); avoid “good” as a description.
- Both parties sign and date; give the tenant a copy with the lease copy due under §92.024.
- File the photographs with the record; name them by room and date.
- At move-out, repeat the sequence — the move-out photo guide matches the angles.
Texas does not require a form
No statute prescribes a move-in inspection form or a tenant’s right to one; the record is the landlord’s evidence and the tenant’s protection at once. A lease clause giving the tenant a few days to add items in writing after possession costs nothing and makes the record harder to dispute.
Frequently asked questions
Is a move-in inspection required in Texas?
No statute requires the form, but the landlord must test smoke alarms at the start of possession, keep the required security devices working and re-key within seven days — and carries the burden of proving any deposit retention was reasonable (Property Code §§92.258, 92.153, 92.156, 92.109).
What should the record show for the deposit?
The condition of every surface and fixture at possession, photographed and dated, so that later damage can be separated from normal wear and tear (Property Code §§92.001(4), 92.104).
Should the tenant sign the move-in record?
Yes — both signatures and a copy to the tenant make it a shared baseline rather than one party’s notes.
Sources
Rules change and the right answer can depend on the home, the city, the lease and the timing. These are the official pages this guide relies on; check them before signing, charging a fee, sending a notice or making a legal decision.
- Texas Property Code, Chapter 92 — Residential Tenancies ↗
- Texas State Law Library — Landlord/Tenant Law research guide ↗
- Texas State Law Library — Security deposits ↗
General information for U.S. landlords, with a Texas focus. This guide is not legal, tax or accounting advice. Consult a qualified professional for your situation. Written by the rentalfreelease.com Editorial Team; last reviewed September 19, 2026.