I finally used a recommended tip I learned of here. I sent a formal, detailed move-out checklist to a tenant I feared would leave me with a lot to clean.

I think they must have hired a professional cleaning crew but it is one of the cleanest homes ever returned to me. Their only deductions ended up being for some missing or broken items like light bulbs, sink strainer baskets and a broken toilet seat.

They even cleaned out flower beds, mulched, filled dog made holes in the yard and picked up dog dropping. The walls were so clean (and they hadn't been) we could have sworn they must have had touch up paint but know they didn't.

I had thought about doing this since I read it on the board here. Since I've read your post, I will definitely get started on typing it up.

I've been doing this LL thing for quite a few years now. To this day, I can count on one hand how many 100% deposits I have returned. People are amazed by this, but my response is always "I would rather give 100% back and not lift a finger than clean up what I have to clean up". I've gotten a few pretty good things over the years, but still would rather have given the deposit back and not spent so much time cleaning.

LindaJ,

EVERY move out gets a detailed mailing with how to move, when to move, what to move, where to move & yes, sometimes even why to move. Included with those instructions is a detailed cleaning checklist.

These materials are also included in the lease when signed so tenants know up front what's required at vacancy.

It's amazing, isn't it? My life changed completely once I implemented our "Ready to Occupy" policy!

I'm quite sure that some previous tenants just didn't know what was expected of them. In fact, just before I formalized this as a written policy, a tenant said to me, when we dinged her deposit for cleaning fees, "If you had just told me what you expected I would have done it!"

Tenant Move-Out Instructions

To: Departing Tenants

Re: Instructions for Vacating Premises

Forwarding Address: To ensure a timely and efficient return of your deposit, we will need your forwarding address. We will issue one check for any security deposit refund. This check will be made out in all tenant’s names. It is the tenant’s responsibility to work out the details of distribution.

Keys, Garage Door Openers and Access Control Return: All keys/garage door openers must be returned NLT 5:00 pm the day of lease termination or any day before then once you are completely vacated. Items should be left on the kitchen counter and the home left locked/secured. Please call, text or email once this is completed and be sure you receive acknowledgement of your message.

Tenant Cleaning Checklist

We are certain that you wish to receive a full return of your deposit. It is much easier for us to return your deposit than deduct items from it. Please complete the following items included in this checklist provided to you as a courtesy reminder of what is expected per your lease agreement. This checklist is considered a generalized guide for move-out.

Cleaning the unit should include the following (at a minimum):

1. Clean/wash all floors to include the garage floor

2. Dust/clean all mini-blinds and ceiling fans/light fixtures

3. Dust and wipe clean all window sills, window tracks, door casings, trim work, baseboards and doors

4. Dust and clean all walls to remove dirt and cobwebs

5. Clean and wipe out all drawers, cabinets and shelves in the home especially in the kitchen and bathrooms

6. Wipe/clean the fronts of kitchen cabinets and bathroom vanities

7. Clean and wipe interior and exterior (including top and sides) of all appliances and fixtures in the kitchen, bathrooms and utility areas including the refrigerator, stove/oven, microwave, dishwasher and range hood.

8. Clean behind and underneath refrigerator, stove/oven and microwave

9. Do not leave the refrigerator or stove unplugged after cleaning

10. Garbage disposal must be clean and operating freely

11. Jetted tub jets must be cleaned

12. Smoke detectors must be in working condition and contain batteries

13. Light fixtures must include properly sized and working light bulbs

14. HVAC filters must be replaced/clean

15. Sliding glass doors must be wiped and the door tracks left clean

16. All electrical outlets and switch plate covers must be free of dirt and smudges

17. Dryer vent must be cleared of lint

NOTE: Do not attempt to repair or fill any nail holes made in walls caused by picture hanging. We will accomplish this task and do any touch-up needed at no charge to you. Any painting charges will depend on whether it exceeds normal wear and tear.

Grounds/lawn

1. Pick up debris and animals feces on the exterior of the property and place them in the proper trash containers

2. All trash, yard debris, and personal items must be removed from the property. If trash collection is not scheduled for the day you vacate, please make arrangements ahead of time to have the bulk items removed prior to that date. A minimal amount of trash may be left at the curb or pickup point.

3. All flower and shrub beds bust be clean and free of weeds, leaves and debris as they are not considered to be mulch.

4. All grass must be cut and free of debris

5. All holes in the yard must be filled with soil

6. All new oil stains must be removed from the garage/driveway. There are a number of products available to accomplish this if needed.

A final inspection will be conducted after you have relinquished possession of the property. If damages are noted or additional cleaning required, we must receive estimates or invoices from vendors before your deposit can be returned.

As per Florida statues we have 30 days to send your security deposit accounting starting the day your lease expires and/or when you return your keys (whichever is later). Remember to leave your forwarding address.

Thank you,

And if you have six pages I'd like to see them too. Mine is only two pages but it worked pretty well.

PAGE 1

MOVE OUT INSTRUCTIONS

ADDRESS:

VACATE/LEASE END DATE: AT 10:00 AM

These move out instructions are designed to answer the most commonly asked questions by vacating tenants and to provide departing tenants with important information to minimize security deposit deductions. All departing tenants are sent these instructions as a courtesy from this office with the hopes that tenants will read them and apply them to their move out process.

Final Month’s Rent:

• Tenants are required to pay the final month’s rent in full and on time. Security deposits are NEVER used for the final month’s rent. This is illegal in the state of Kansas. Asset Management Partners does not collect the final month’s rent at the time of move in.

Vacating the Unit:

• Tenants are required to have personal property removed from the unit and keys returned to the office no later than 10:00 AM on the last day of your lease term. Failure to be vacated on time will result in a $75.00 penalty. If tenants are vacated early, please notify the office as soon as possible. Departing tenants may qualify for a rent refund if new tenants are able to take possession early.

• Please seal your keys in an envelope, with your name, your address with AMP and your new forwarding address written on the outside and place the envelope on the kitchen counter. IF WE ARE UNABLE TO IDENTIFY KEYS, YOU MAY BE BILLED FOR A LOCK CHANGE.

• HOLDOVER TENANCY IS NOT TOLERATED. If a holdover situation exists, tenants can be sued for up to 1.5 times a month’s rent or 1.5 times the landlord’s cash losses, whichever is greater. Tenants are required to be vacated on time regardless if the property you are moving into is ready for your arrival. Please make storage plans (if necessary) well ahead of your vacate date!!!

• Tenants are required to mow prior to vacating the unit (if you are responsible for lawn care in your lease). Failure to do so will result in the charges being deducted from the security deposit. Mowing includes trimming along fence lines in alleys as well as sidewalks and curbs.

Utilities:

• Utility services taken out of your name before the last day of your lease will be deducted from the security deposit.

• Utilities are required to be connected and in the tenant’s name through lease expiration. A fee of $50.00 per utility and subsequent utility billing will be deducted from the Security Deposit if utilities are disconnected from the tenant’s name prior to the expiration of the lease.

PAGE 2

Cleaning:

• Without exception, you are required to return the apartment in clean and empty condition. Cleaning

issues will NOT be considered ordinary wear and tear under Kansas law, under any

circumstances, whatsoever.

• Regardless of effort, if the premise is not cleaned to AMP’s satisfaction, has trash, or abandoned

items, appropriate charges will be deducted from the security deposit. If it is necessary to hire

someone to clean the apartment, labor will cost much more than if you had taken the time to

properly clean the apartment in the first place.

• As stated in the lease agreement, carpet cleaning is REQUIRED and will be performed after your

move out by a vendor of AMP’s choosing. Truck mounted, commercial cleaning is the ONLY

acceptable form of carpet cleaning.

• Cleaning evaluations on walk-thrus are not judged by “the best of your abilities”. Cleaning

evaluations on walk-thrus are judged against the provided cleaning list.

• You should expect to spend at least 2 to 4 hours cleaning at move out for each month you occupied

the unit. Less time will be needed if you cleaned regularly during your tenancy. You should only

need a few basic supplies to do a thorough cleaning job. CLEANING TAKES TIME---PLEASE

PLAN ACCORDINGLY!!!

• Please do not fill nail holes with spackle or mud. Please do not try to touch up nail holes with paint.

• If candles were burned during tenancy, tenants may be billed for wall/window washing due to soot

and wax residue.

• A CLEANING CHECKLIST IS PROVIDED AND ENCLOSED!!!

Trash:

• Furniture and trash that will not be picked up by the City will be billed to tenants. The City will not

pick up furniture, mattresses, trash left around polycarts or unbagged trash. Tenants are

responsible for making sure their polycart is accessible for final pick up. Tenants will be billed by

Maintenance for the time it takes to collect the trash as well as any landfill charges that may occur

due to dumping. TRASH HAULING IS BILLED AT $100.00 MINIMUM.

Security Deposit Refunds:

• ALL SECURITY DEPOSIT REFUNDS ARE MAILED. REFUNDS ARE NOT AVAILABLE FOR

PICK UP AT THE OFFICE AT MOVE OUT.

• Tenants should not expect full security deposit refunds. The amount refunded to tenants is in direct

correlation to the amount of effort involved in move out and cleaning.

• Questions regarding move out charges should be directed to the office in writing.

• Kansas law allows 30 days for security deposits to be processed. It will take 30 days to process

security deposit refunds.

• Do not contact the office inquiring when you will receive your security deposit statement. All

statements are processed and mailed within the time allowed by law.

• If no forwarding address was provided by departing tenants, security deposit statements will be

delayed indefinitely. It is your responsibility to provide the office with your forwarding address for

prompt refund to be made. Do not expect the office to make contact with you regarding forwarding

addresses.

• One payment was accepted from one tenant for the payment of the security deposit/non-refundable

holding fee. At lease end, the security deposit statement and refund will be mailed to the tenant that

provided the funds at lease signing. It is up to roommates to make further disbursements from the

payment by Asset Management Partners at lease expiration. Asset Management Partners will not

PAGE 3

FORWARDING ADDRESS

It is imperative that Asset Management Partners receive your forwarding address at move out. Without this information you can expect to have your security deposit refund delayed indefinitely. With no forwarding address, your security deposit will be mailed to the last known address with hopes of forwarding information being provided by the postal service.

Please return this form to the office along with your keys at move out. If more room is needed, please use the back of this sheet.

Forwarding Address:

Current Address:

RECEIVED:

PAGE 4

ASSET MANAGEMENT PARTNERS

CLEANING CHECKLIST

IF THE PROPERTY IS NOT CLEANED TO THE LANDLORD’S MINIMUM STANDARDS, TENANTS WILL BE CHARGED FOR ANY NECESSARY CLEANING!!!

KITCHEN:

ü Remove cobwebs

ü Clean wall/floor behind stove

ü Clean in/outside of cabinets/drawers

ü Clean light fixtures

ü Clean in/outside/behind stove

ü Clean range hood

ü Clean light switches

ü Clean in/outside/behind refrigerator

ü Clean/polish sink & faucet

ü Replace all stove drip pans

ü Defrost freezer if needed

BATHROOM:

ü Clean mirrors

ü Clean in/exterior of all vanities

ü Clean sinks

ü Polish faucet

ü Wipe in/outside cabinets & drawers

ü Dust/wipe HVAC vents

ü Clean tub/shower

ü Clean in/outside/behind toilet

LIVING AREAS/DINING AREAS:

ü Clean all windowsills, tracks, blinds & screens

ü Wipe down all horizontal surfaces

ü Clean all doors

ü Clean ceiling fans (including lights)

ü Clean all light fixtures

ü Wipe down all closets

BEDROOMS:

ü Wipe down all horizontal surfaces

ü Clean all windowsills, tracks & blinds

ü Clean ceiling fans (including lights)

ü Clean all light fixtures

ü Clean wall/floor behind refrigerator

ü Sweep & mop floor

ü Clean in/outside of microwave

ü Clean baseboards

ü Clean countertops

ü Clean electrical outlets

ü Clean entire stove/oven (pull out)

ü Clean in/outside of dishwasher

ü Dust/wipe HVAC vents

ü DO NOT UNPLUG REFRIGERATOR

ü Clean baseboards

ü Remove cobwebs

ü Clean light fixtures

ü Clean floors

ü Clean windowsills, blinds, tracks & screens

ü Clean electrical outlets

ü Spot clean bathroom door

ü Clean all floors

ü Dust all corner (high & low)

ü Remove cobwebs

ü Clean all baseboards

ü Dust/wipe HVAC vents

ü Clean floors

ü Dust all corners (high & low)

ü Wipe down all closets

PAGE 5

MISCELLANEOUS:

ü Replace all burned out light bulbs

ü Replace all dead smoke detector batteries

ü Bag all trash & place in appropriate receptacles

*****FURNITURE AND MATTRESSES (WHETHER LEFT INSIDE OR OUTSIDE THE PROPERTY) WILL BE HAULED AT THE TENANT’S EXPENSE. IT WOULD BE IN YOUR BEST INTEREST NOT TO LEAVE THESE LARGE ITEMS AS TRASH HAULING FEES START AT $100.00.

*****ALL TRASH MUST BE BAGGED AND LEFT IN APPROVED TRASH RECEPTACLES. TRASH WILL NOT BE PICKED UP IF LEFT OUTSIDE THE POLYCART AND WILL BE SUBJECT TO TRASH HAULING FEES. TENANTS ARE RESPONSIBLE FOR MAKING SURE TRASH IS SET OUT TO BE PICKED UP.

PAGE 6

ASSET MANAGEMENT PARTNERS

ITEMIZED DAMAGES BILLING

DAMAGES ARE BILLED AT THE FOLLOWING RATES:

MOWING: $ 50.00

BENT SCREENS IN STORM DOOR: $ 75.00

SCREEN DOOR REPLACEMENT: $150.00

REPLACE BURNED OUT LIGHT BULBS: $ 10.00/ROOM

REPLACE BLINDS:

SMALL $ 5.00/BLIND

MEDIUM $ 15.00/BLIND

LARGE $ 15.00/BLIND

EXTRA LARGE $ 20.00/BLIND

LABOR $ 27.50/HOUR

HOLES IN WALLS/DOORS/WINDOWS: $ 27.50/HOUR + MATERIALS

CLEAN UP TRASH IN YARDS: $ 50.00/HOUR

TRASH HAULING (FURNITURE/TRASH LEFT) $100.00 + LANDFILL FEE

REPLACE ANY INTERIOR/EXTERIOR FIXTURE: $ 27.50/HOUR + MATERIALS

REPAIR ANY DAMAGE NOT LISTED: $ 27.50/HOUR + MATERIALS

DO NOT ASSUME THAT IF A DAMAGE IS NOT LISTED THAT IT WILL NOT BE BILLED

TO THE TENANT AT MOVE OUT. IF TENANTS NEGLECT TO REPORT MAINTENANCE

ISSUES PRIOR TO MOVE OUT, THEY WILL BE BILLED FOR THE SUBSEQUENT

When I receive notice from a tenant to vacate, I send out the Move Out Binder. Printed on both sides it's only 3 pages which I don't think is over much to read & comprehend. Of course, people pick & choose what they read & what they comprehend.

I also send out a letter about showings. There is no misunderstanding how showings will be handled in the last 30 days of their tenancy.

These 2 forms have dropped the bawling, squalling & bellowing from vacating tenants dramatically in the last 10 years. I'm a form person, not a phone person. I got tired of getting the same calls constantly about vacating. So I just put all that together so I could cut down on the phone time. And it worked. And all of my forms are fillable PDFs so it takes a lot less time to fill a PDF, print & mail than to make a phone call.

My success with move-out lists varies widely. Most do a pretty decent job. One family, however, hired professional cleaners, to arrive mid-day on their final day of the lease. Everything was removed from the home by the movers, and the tenant family hung out at a friend's house. The trouble began when the cleaners did not arrive until nearly 4PM - a member of the staff had phoned in sick, leaving them short.

When the women went inside, they discovered that the "regular" clean for which they'd been hired was actually a "deep" clean. They did the "regular" clean (as in surface stuff), and left - with glances of contempt at the tenants, and words of apology to me (I'd arrived to receive the keys and was busying myself changing locks, etc.).

I had to hire out the deep cleaning and ding their s.d. accordingly. Good thing that we did not have someone panting to move in!

I've used a 6-page "Move Out Instructions" packet with great success for 5 years now. The first 2 pages are commonly asked questions about the deposit, keys, excessive trash, large item haul off, moving day parking, utilities, early vacancy, etc. The 3rd page is a list of common charges for cleaning and damage issues. The next 3 pages are detailed instructions of how to clean and what to use for cleaning. For example, I don't want them to use household cleaner with bleach to spot clean the carpet. so I tell them "CARPET: To spot clean stains use Folex Spot Cleaner available at___." Another example; "RANGE: Slide the range away from the wall, use extreme caution around the range power cord and do not unplug, clean behind the range, clean the sides of the range, clean inside using HDX Over Cleaner, wipe the racks and walls after the oven cleaner has dried, replace any drip bowls with burnt on food. Recommended products: Magic Eraser and Krud Kutter." I set the bar really high and I tell them exactly what to do. It's worked very well. When people say I've never seen such a detailed cleaning list I tell them the truth - I rarely expect anyone to clean it to these standards but if they do - I really appreciate it. If they get 75% of it done they still get a full refund. I figure it can't hurt to ask for as much as possible. When they moved in, it met those very same cleaning standards which no one disputes so it's also a matter of returning it in the same condition it was when they moved in. I've also had quite a few people say they learned about some great new cleaning products and tips. I also deduct carpet cleaning and use my own professional, truck-mount service. Tenants can ruin carpet if they clean it themselves and over-saturate it so I don't allow them to clean carpets. The biggest positive about the list in my opinion is a lot fewer questions.

perhaps I missed it in the lists provided but, did not see window glass cleaning? Would there be a reason - not to require window and door glass to be cleaned inside and out?

While all those lists look good, the efforts (for me) do not equal the effect. Unless you can eliminate the "it's clean, no, it isn't" dilemma, I offer up this simple clause that is prominent in my lease used for over 20 years.

9. Tenant agrees to accept this property in it's current professionally cleaned condition and to pay from the deposit to return it to "move-in clean"condition by a professional repair and/or cleaning company upon vacating the premises. Initials___/___/