Move-In / Move-Out Checklist in Pennsylvania

Record the condition of each room on move-in and again on move-out, with photos. It is the best evidence in a security deposit dispute. Some states require a move-in condition form.

What Pennsylvania law says

Itemized deductions	Written list of damages for which the tenant is claimed liable, delivered within 30 days together with payment of the balance. If no list within 30 days, the landlord forfeits the right to withhold any part of the deposit or to sue for damages to the premises. Landlord may still withhold for unpaid rent or other lease breaches (§ 512(a)). Source: Act § 512(a)-(b) (68 P.S. § 250.512)
Wear and tear / move-out charges	Not defined by statute. Within 30 days after the lease ends or the premises are surrendered and accepted, the landlord must give a written list of damages the tenant is claimed to be liable for, with payment of the difference between the deposit (plus unpaid interest) and the 'actual damages to the leasehold premises caused by the tenant.' The landlord may also keep the deposit for unpaid rent or other lease breaches. The landlord has the burden of proving actual damages. A landlord who misses the 30-day list forfeits the right to withhold for damages; failing to pay the balance makes the landlord liable for double the excess. The tenant must give a forwarding address in writing. No statutory rule on cleaning, painting or carpet; ordinary deterioration is generally not damage 'caused by the tenant'. Source: 68 P.S. § 250.512

Itemized deductions

Written list of damages for which the tenant is claimed liable, delivered within 30 days together with payment of the balance. If no list within 30 days, the landlord forfeits the right to withhold any part of the deposit or to sue for damages to the premises.

Landlord may still withhold for unpaid rent or other lease breaches (§ 512(a)).

Source: Act § 512(a)-(b) (68 P.S. § 250.512)

Wear and tear / move-out charges

Not defined by statute. Within 30 days after the lease ends or the premises are surrendered and accepted, the landlord must give a written list of damages the tenant is claimed to be liable for, with payment of the difference between the deposit (plus unpaid interest) and the 'actual damages to the leasehold premises caused by the tenant.' The landlord may also keep the deposit for unpaid rent or other lease breaches. The landlord has the burden of proving actual damages.

A landlord who misses the 30-day list forfeits the right to withhold for damages; failing to pay the balance makes the landlord liable for double the excess. The tenant must give a forwarding address in writing. No statutory rule on cleaning, painting or carpet; ordinary deterioration is generally not damage 'caused by the tenant'.

Source: 68 P.S. § 250.512

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MOVE-IN / MOVE-OUT CONDITION CHECKLIST — [rental address]

Tenant: [tenant name] Landlord: [landlord name]

Move-in date: [move-in date] Move-out date: [move-out date]

Living room — walls, floors, windows, lights: move-in ____________ / move-out ____________

Kitchen — appliances, cabinets, sink, counters: move-in ____________ / move-out ____________

Bathroom(s) — toilet, tub/shower, sink, fan: move-in ____________ / move-out ____________

Bedroom(s) — walls, floors, closets, windows: move-in ____________ / move-out ____________

Smoke and carbon monoxide alarms tested: move-in ______ / move-out ______ Keys given: [number of keys]

Photos taken on: [photo dates]. Signed by tenant ____________ and landlord ____________

Move-In / Move-Out Checklist for other states · Pennsylvania tenant rights

General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.