Spot Inspection

A spot inspection is an independent, third-party inspection of a rental property's condition, usually done at move-in or move-out, that produces a dated photo, video and written record both the landlord and the tenant can rely on. It's not a structural home inspection and not legal advice.

Either one can request and pay for it. Landlords often order one to document condition before handing over keys or after a tenant leaves; tenants often order their own to protect their security deposit with an independent record.

A move-in inspection typically covers every room, fixture, appliance, wall and floor, noting any existing damage or wear with dated photos and video so there's a clear baseline for what the unit looked like before the tenant moved in.

Normal wear and tear is the gradual deterioration you'd expect from ordinary living — faded paint, worn carpet paths, minor scuffs — while damage goes beyond that, such as holes, stains, burns or broken fixtures. The line is often disputed, and how it's treated varies by state.

Yes. A dated, independent report comparing move-in and move-out condition is often the clearest evidence in a deposit dispute, though what counts as acceptable evidence and how disputes get resolved varies by state — this isn't legal advice.

Yes. Commercial tenants and landlords use the same kind of condition documentation at lease start and end, and short-term rental hosts use it between guest stays to support damage claims fairly.

Independent inspectors can list for free, or reserve exclusive referrals in a ZIP code for $1,500/month so every renter or landlord requesting an inspection in that ZIP is connected to them.