Third-party move-in & move-out inspections
Document the condition
before anyone moves.
A spot inspection is an independent, third-party check of a rental property's condition — so there's dated proof of what it actually looked like before a tenant gets the keys, and again after they leave. The landlord can pay for it, or the tenant can — either way, it's cheap protection against an expensive dispute.
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I need a spot inspection
Answer a few quick questions — what you need, what’s in the way, how you like to meet. We match you with inspectors who fit.
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A verified profile, renters matched to your specialties, programs and events, and your own back office and CRM.
Get exclusive referralsHow matching works
Start with what you need — we’ll find the inspector.
01
Tell us what you need
What you’re looking for, what’s in the way, and how you like to meet — in-person inspection, video walkthrough and online report delivery.
02
We match on fit
Specialties, the people they work with, credentials and format.
03
You choose who to hear from
See why each inspector fits. Pick who may contact you — nothing is shared without your say-so.
2 areas of focus
Residential rentals and Commercial & short-term.
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Where do you want to start?
Move-in inspections
What a move-in inspection (sometimes called a home inspection) covers, and why documenting condition before you get the keys protects everyone.
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Move-out inspections
How a move-out inspection compares to move-in condition, and why it matters for your deposit.
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Security deposit disputes
How security deposit disputes happen, and the laws that vary state to state.
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Documentation & checklists
Photos, video and dated reports — the documentation that actually holds up in a dispute.
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Who pays: landlord or tenant
Who typically requests and pays for a spot inspection, and why it's worth it either way.
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Commercial lease inspections
Condition documentation at the start and end of a commercial lease.
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Airbnb & short-term rental turnover
Documenting condition between guests to resolve damage claims fairly.
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Who we help
Wherever you’re starting from.
Renters moving in
proof of a property's condition before moving in, to protect their security deposit later
Renters moving out
documentation of condition at move-out to avoid unfair deposit deductions
Independent landlords
a neutral, third-party record of a property's condition between tenants
Property managers
a consistent inspection process and paper trail across many rental units
Short-term rental hosts
documentation of condition and guest damage between bookings
Commercial tenants & landlords
condition documentation at the start and end of a commercial lease
Renters in a deposit dispute
independent evidence to support a security deposit claim
Honest listings
Inspectors, clearly labeled.
- Credentials shown plainly. Licenses, certifications and trainings are listed as each inspector provides them and checked where possible.
- You stay in control. Nothing you share goes to a inspector until you choose who may contact you.
- Your details stay private. We don’t sell your information.
- No miracle promises. Inspectors may not promise guaranteed outcomes.
For inspectors
Your business, with a back office.
A verified profile, renters matched to your specialties, programs and events, and a CRM to follow up.
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People choose you — you have 48 hours to reach out.
Your own CRM
Every request, stage, note and follow-up in one place.
Programs & events
Sessions, group programs, workshops and courses.
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Licenses, certifications and trainings shown clearly.
Inspector listing
Free
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ZIP Exclusive
$1,500/mo
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Questions
Frequently asked questions
What is a 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.
Who pays for a spot inspection — the landlord or the tenant?
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.
What does a move-in inspection cover?
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.
What's the difference between normal wear and tear and damage?
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.
Can a spot inspection help with a security deposit dispute?
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.
Do spot inspections work for commercial leases and Airbnb or short-term rentals?
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.
How do inspectors receive referrals on this site?
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.