Hi Michael, I like to have my pictures. I know of landlords that have run into terrible situations without them. It turns into a he said, she said.  Take care!

Hi Rebecca, It is very seldom that the before and after pictures are similar.  And I too, have had that tenant that left the house in a mess.  It's a numbers game, and the more rentals you do, the more risk involved. We have to take the good with the bad.  Thanks for sharing and best wishes to you in getting that place cleaned up and re rented!

Hi Paul, I like to put the pictures on a CD, delete them off the camera, and throw the disk in the house file. I know exactly where to find it,everytime.  Hope you are having a great week!

Hi Darla, How are you today? Glad to hear from you again.  Luckily I have never had a tenant dispute over a security deposit - (knock on wood). I too, hope that I never have to use them.  But, I always like to protect myself.  Talk to you soon!

Hi Kathy, Many landlords are nonchalant about this.  And many pay a big price for it.  It can come back to bite you in the behind, if you aren't careful.  Have a nice day!

Dave, I hope that I don't ever have to use these pictures, but with multiple rentals I know I will need to. That's why I started doing it years ago.  One day, I will be happy that I have them.  You're so right!

Uh oh, Carol, You really should do it.  Sometimes, we wait till after something bad happens, and then it's too late.  Then, we never make that mistake again and from then on we always do it correctly.  Silly how human behavior works, sometimes.  Creatures of habit, I suppose.

Hi Fred, How are you today?  Thank you for always being here on my blog.  I love that!  Thanks for the great compliment on the post!  You are right, it is such a simple thing to take pictures.  You know, my camera goes everywhere I go.  I love taking pictures, so it makes taking pictures of tenant move in and move out so simple!  How's the weather there?  It was down in the 40's last night here in Florida.  Cold for us here. It must be really cold where you are!

Hi Ann, Let me know when you decide to start buying investment properties.  Remember, I told you that I would help you in anyway that I can.  I hope that things are going a bit smoother for you now.  I'll be in touch!

Hi Justin, It seems that there is always something today that we must do to cover our behind.  I've never had a dispute over a security deposit yet, nor had to go to court.  However, I know the day will come.  And I know other landlords that have had to.  And a couple of them lost because they couldn't prove their case.  Thanks and take care!

Hi Rich, It has made it much easier for me to find them by burning them to a CD and throwing them in the file for the house.  You know, if wasn't until recently that I started taking the pictures while the tenant was there with me.  I used to take them before they came. But, I figured, what the heck, they may as well know that I've got them on file...why not?  Thanks Rich!  Is it cold there? It was in the 40's last night here in Florida!

Steve, You are absolutely correct.  The pictures are for the tenant's protection as well as your own. It does prove the condition of the property prior to move in.  And they show pre existing damage on a home.  I hope that psychology they really do take better care of the property because they know we have the pictures.  Thanks Steve!

Timothy, Something so easy and cost effective, you almost can't afford NOT to do it.

Hi Richard, I have a move in move checklist I use also, but I really like having the pictures.  Then there is no question at all should a problem arise.  I am envious that you are there in Hawaii.  I hear that it is an absolutely beautiful place to live!  I'd love to visit someday.  Aloha to you too!

Hi Bob and Carolin, How are you both today?  I agree that the pictures are the safest thing today.  You can't be too careful!

Hi Laura,  I have seen landlords wind up in court over a dispute and the ones that had pictures didn't have to say much.  The ones without them were absolutely scrambling. It was their word against the tenant's word. A picture is absolutelly worth a thousand words.

Valerie, I haven't always taken move in move out pictures.  But, several years ago I saw a couple of landlords get into a mess with some difficult tenants and they had a fit trying to recoop any of their money, because they had no way to prove their case. we all hope that we will never be in that situation and I think with 95% of tenants, we won't.

Diane, You brought up an excellent point!  Renters should be taking pictures ALSO - not just the landlord.  GREAT POINT!  You are SO RIGHT! Thanks for sharing!

Hi Gene, As much documentation as possible is always prudent!  Keep up the GREAT JOB you're doing!

Hi Karen, Another GREAT POINT! You are absolutely right!  I make sure that my move in and move out pictures are dated.  I haven't always done that either.  But everything that is burned to CD has a date on it. I would love it if you send me your tenant move in move out form. I can compare it to what we use and maybe implement them together.  That would be great!  You can email it to sandyshoresmelbourne@hotmail.com.  Thanks ton, I sooo appreciate it!

Kara, A move in and move out walk through with the tenant is an excellent idea!  Thanks for pointing that out!  And I love the fact that as a renter you document everything on the way in and on the way out!  So smart of you! Keep up the great job!

Sally and David, Well, as a landlady, it sounds like you completely covered every aspect of the move in, move out process. You are a SMART landlady. No amount of documentation is TOO much! Thanks for sharing and congrats to you for being so on the ball!

Hi Sheila, I have heard about the 10 day condition reports.  I give them a move in checklist that is blank and I tell them to move in, get situated, and fill out any areas of concern they have with the house in the first couple of weeks.  And then I tell them to call me with it.  If I don't hear back, I assume there are no problems, although I do follow up upon picking up their next month's rent.  Thanks for the feedback!

WOW Michelle - What an EXCELLENT IDEA! Having the tenant sign the photos!  I love that idea! Then there wouldn't be any question at all, would there?  I bet you don't have any disputes AT ALL doing it that way!  GREAT JOB!

I love being here on ACTIVE RAIN, because there are so many excellent ideas that come in from all over the country.  It is such a GREAT WAY of giving us better and more constructive ways of conducting our business!

Hi Tammy, I love Michelle's idea also!  You're right it is a fantastic idea! 

Mary, You are so right - it is about documenting everything we do - too bad it has to come to this. And the majority of the time we are fortunate in that we don't have to use the documentation!

Hi Casey, For me the pictures are invaluable!  I agree that we should cover our bases with pictures and signed documentation!

Ryan,  I understand why you didn't do this with your brother moving in. However, you are much braver than I am...I don't care to rent to family or close long term friends. Much too close for comfort for me, and if something were to happen I don't want to be put in a bad situation with someone that I love.

Hey Miss Nancy, How are you today?  Great that you are able to pass this info to someone you know that can use it.  Thanks for sharing it. And I hope things are going well.

Steven, I hate hearing the story about your management company inheriting an evcition with no documentation. It's impossible to prove anything without anything in the file. My broker has been in the business for 50 years and he deals primarily with investors and his own investment properties.  We get a call at least once a month from an owner or fellow realtor that wants him to handle their eviction for him. 99% of the time there is no move in documentation!  It puts the owner of the home in a terrible situation.

Hi Ray, Good idea - move in checklist to say everything is working properly.  However I find that sometimes it takes a couple of days or weeks for a problem to arise.  A couple of situations I've had arise over the years...on tenants moving into houses that had been vacant for at least a month.... the toilets started backing up the second day the tenant was in the house, even though we flushed them both before move in.  On another house, all the sinks and tubs started backing up a week after they moved in...and used the washer for the first time (didn't have a problem before this).  Another, the window fell out and to the ground 2 weeks after move in (we tried them all on move in).  So, I check everything myself and then give them a form and tell them to let me know what problems they have in the first couple of weeks there.  I have never lived in the house, so sometimes problems don't arise until you start living in the home and using everything. Thanks for the feedback!

Tatyana, I think you will find that photos are beneficial. Hopefully you will never need to use them - I haven't yet, but I know I will someday!

Hi Doug, Welcome and best of luck to you!  Just make sure that you always plan for the worst case scenario, so that you are protected.  That way you'll be fine!

Hi Rob, Isn't it funny?  You just never know what you're going to get in a tenant.  I have found a very, very high percentage are very good, hard working people. There are some bad apples out there too, though. And it's a numbers game...the more you rent to...the more chance you have of getting a difficult one.  I've had excellent tenants and I had one 3 months ago that left in the middle of the night (previously blogged about it) and left every single thing they owned in the house! The place was a mess! However, that tenant paid me rent every single month for over 4 years!  So go figure!  Take care and hang in there!

Hi Yvette, Good luck on starting to take pictures in the future. I've heard the same thing in the past, I don't know what happened to it.  Document, document, document and pictures.  Best wishes to you!

Hi Pippa, I think that alot of people that have never been put in a bad situation don't do it.  I have found that the owners and property managers that have needed them, but didn't have them, now take them.  Rather be safe than sorry!

Hi Terry, Thanks for the info.  I have heard of people that use video and like it very much.  Sounds like ANOTHER GREAT IDEA. I would think that would give a landlord/property manager the highest level of protection possible.  EXCELLENT!

Hi Gena,  I agree, photos are great. And Terry Stithem says that video is recommended.  I think they are both great ideas.  Thanks and take care of yourself!

Ruthman Real Estate, I like to transfer them to disk and throw them in the house file.  Makes it easy to pass along to tenants and landlords, that way.  Keep up the good work!

Betina,   A no brainer to you, but I think that's it's important to get the word out to those that may not have thought about doing it or just aren't doing it right now.

Hi Greg, Pictures are always worth their weight in gold.  Tenants perceptions are different. I don't think it's about the house being clean to the tenants standards.  Tenants need to know that we expect the property to come back to us the way in which we gave it to them, the day of move in.  And the pictures should justify exactly what that condition is. Thanks for sharing!

Hi Jean, Karen Ann Martin pointed out that we must be sure that pictures have dates on them.  I agree.  I like the idea of having the tenant initial or sign them also.  GREAT IDEAS - thanks for the feedback!

Hi Randy,  This would definitely end the discussion as to whether there were holes in the walls when they moved in.  Gosh, I hope that you don't get many properties back in that condition - OUCH!

Tracy, How are you today?  Terry Stithem also mentioned that videos are best.  I may very well have to shift to videos. I like the idea! That may be the first item on my Christmas list this year.  Thanks for sharing and taking the time to comment!

Hi Jason, We have heard here several times that the combination of video and a move in move out checklist seem to be the ideal scenario in documenting the house.  Yes, either the video must be date stamped or the pictures we take must be date stamped - some have advised that pictures be taken and dated and signed on the back by the tenant.  I would hesitate to incorporate a statement in the lease itself that the pictures are current, because the question could come up, what pictures? perhaps there are more than one set...that argument could go on and on...don't leave any room for question, at all!

Hi James. If I burn the pictures to CD, then I can delete them from my camera, throw the CD in the house file and am not sorting through camera disks a year later, trying to find them.  Take care!

Hi Karen, I have never had a tenant question me about taking move in pictures. I tell them exactly what I'm doing, and some tell me they'll do the same thing.  I tell them it is for their protection and mine, and this way there is not a question on move out as to what condition the home actually was in!  I know some landlords that have never, ever, ever given a security deposit back to a tenant, no matter what. I hate that and think it gives landlords a bad name.  If we get the house back in the condition we gave it to the tenant and there is no damage or no rent owed, minus normal wear and tear, then they are due their deposit back.

Robert, OH NO YOUR COMMENT ABSOLUTELY SHOCKED ME!!!!!!!!!!!!!!!!!!!!!!!!!!!!!  YOUR LAST TENANT TOOK THE CARPET AND THE CABINETS - THAT'S HORRIBLE!!!!!!!!!!!!!  In 12 years I've never had anything like that happen!  OH NO!  I suppose you have to take the good with the bad - boy, that's bad!  I feel awful for you! Hang in there, I hope you know those people are the minority - so few of them, compared to the number of good ones! Take care! Ugh!

Hi Ryan, I am so glad to hear that your family is super cool, so you have no concerns about renting to your brother.  Best wishes to you and count your blessings for having a wonderful family! Take care of yourself!

Ryan,  You are correct in that there are many dysfuntional families out there - sometimes you just don't want to mix business and money with family and long term friends.  I have seen it destroy relationshios.  So glad to hear that you appreciate your family everyday for being so wonderful!  How truly blessed that you are!  You are one lucky man!

Hi Eva,  How are things down there in Boca?  I lived in Deerfield Beach from 1968 to 1975, then we moved up here to Melbourne. It sounds like you certainly make sure that all bases are covered. So very smart of you!  I don't deal in furnished units, and don't think I would care to.  That must get really hairy sometimes.  Kudos to you!  I haven't yet been to court with a tenant, but know someday I will. I know many others that have and it wasn't very pretty.  Keep up the great job! 

Hi Matt, So glad the timing is perfect for you!  Alot of companies have shifted to property management, in response to the change in our markets.  Best of luck to you and take care.  Thanks for the feedback!

Hi Kim,  I would imagine it would be a great benefit to post the inside pictures on your website to help rent the properties...just like homes for sale.  Pictures are great for avoiding "silly legal" battles.  I agree the that it does take the wind out of the difficult tenant's sails when they find out that you have pictures. Sounds like you are on top of it, doing a GREAT job! Keep up the thorough work!

Eva, I especially don't care to do seasonal rentals at all. I wouldn't care for the turnover rate on them.  Most of my tenants have been with me for over 4 years, and I like it that way.  As a landlord, I don't go to court for the money owed me (if any) because it can drag out an eviction for 2-4 months, then they owe me that much more money, and the only thing the judge can provide me with is a judgement. My theory is, if they can't pay me the rent to keep their roof over their head then how or why are they going to pay a judgement after they are long gone?  I seldom see judgements to other landlords paid.  I can have them out, the house clean and rerented in the time it takes me to mess with all that.

Hi Charles, I hadn't heard of doing that before -interesting.  Thanks for the feedback!

Hi sherry, Thanks for the compliment. I think you live and you learn.  And I have made my own fair share of mistakes and I have seen many landlords make theirs two. ALthough I have never had to use pictures, I know I will one day.  I try not to make the same mistake twice or try not to make some of the same mistakes I have seen other landlords make.

Hi Ron, GREAT POINT! I agree with you. I have all of my personal items inventoried and photos of all of them.  Here in Florida you can't be careful enough because you don't know when a tropical storm or hurricane is coming.  So we're always ready. Thanks for sharing!

Esko, Agreed. Pictures are great and for me they do become a part of the lease file and should for everyone fro the protection of the landlord and the tenant.  Thanks for sharing!

Hi Ryan, It sounds like you cover all bases.  Perfect - someday it will definitely pay off for you should you need it. Keep up the great job!

Oh Glen, You're brave. I know that sometimee we tend to our customers better than we tend to ourselves. Definitely not a good thing. Just take the extra time to do your own too. Take care1