Landlord Move-In / Move-Out Condition Checklist — Alabama

LANDLORD MOVE-IN / MOVE-OUT CONDITION CHECKLIST — ALABAMA

CONDITION AND DEPOSIT ACCOUNTING RECORD

This checklist documents the condition of the rental premises at the commencement and termination of a residential tenancy. Under Alabama law, landlords must return security deposits within 60 days after termination of the tenancy and delivery of possession, with an itemized statement of any deductions. Failure to comply may result in double damages.

SECTION 1 — PROPERTY AND TENANCY INFORMATION

Alabama Deposit Limit (Ala. Code § 35-9A-201(a)): A landlord may not demand or receive a security deposit in excess of one month's periodic rent, except for:

• Deposits for pets
• Changes to the premises requested by the tenant
• Increased liability risks to the landlord or premises

SECTION 2 — CONDITION RATING SYSTEM

SECTION 3 — MOVE-IN INSPECTION

Move-In Inspection Date: [__/__/____]
Move-In Inspection Time: [____:____] ☐ AM ☐ PM
Inspection Conducted By: [________________________________]
Tenant Present: ☐ Yes ☐ No

3.1 — LIVING ROOM / ENTRY

3.2 — KITCHEN

3.3 — BATHROOM(S)

Bathroom Location: [________________________________]

(Copy this section for each additional bathroom.)

3.4 — BEDROOM(S)

Bedroom Number: [________________________________]

(Copy this section for each additional bedroom.)

3.5 — DINING AREA / HALLWAYS

3.6 — LAUNDRY AREA

3.7 — GARAGE / CARPORT / PARKING

3.8 — EXTERIOR / PORCH / PATIO / YARD

3.9 — SAFETY DEVICES

Record the condition of safety devices actually present. Check applicable building and housing codes for required devices and placement before relying on this record.

3.10 — PLUMBING / HVAC / ELECTRICAL

SECTION 4 — UTILITY METER READINGS AT MOVE-IN

SECTION 5 — KEYS AND ACCESS DEVICES AT MOVE-IN

SECTION 6 — PHOTO / VIDEO DOCUMENTATION LOG (MOVE-IN)

Total photographs: [____] | Video recorded: ☐ Yes ☐ No
Digital files stored at: [________________________________]

SECTION 7 — MOVE-IN AGREED REPAIRS

SECTION 8 — MOVE-IN SIGNATURES

Tenant Signature: __________________________________________ Date: [__/__/____]

Tenant Printed Name: [________________________________]

Tenant Signature (2): __________________________________________ Date: [__/__/____]

Tenant Printed Name: [________________________________]

Landlord / Agent Signature: __________________________________________ Date: [__/__/____]

Printed Name / Title: [________________________________]

SECTION 9 — MOVE-OUT INSPECTION

Move-Out Inspection Date: [__/__/____]
Move-Out Inspection Time: [____:____] ☐ AM ☐ PM
Inspection Conducted By: [________________________________]
Tenant Present: ☐ Yes ☐ No
Forwarding Address Provided: ☐ Yes ☐ No

Tenant's written forwarding address (if provided):
[________________________________]
[________________________________]

Move-Out Condition Assessment

Utility Meter Readings at Move-Out

Keys and Access Devices Returned

Unreturned key / device replacement cost: $ [________________________________]

Move-Out Photo / Video Documentation

Total photographs: [____] | Video recorded: ☐ Yes ☐ No

SECTION 10 — SECURITY DEPOSIT ACCOUNTING (60-DAY DEADLINE)

DEADLINE — Ala. Code § 35-9A-201(b)–(c): Within 60 calendar days after termination of the tenancy and delivery of possession, account for the security and return the amount due. If any amount is withheld, send a written itemized list. Deductions must fit accrued rent or actual damage caused by tenant noncompliance with § 35-9A-301.

Date tenant vacated and delivered possession: [__/__/____]
60-day deadline: [__/__/____]

Calculate the deadline under § 35-9A-141(3): if its last day falls on a weekend or official holiday, use the next official business day when the court is open.

Itemized statement and refund sent on: [__/__/____]
Delivery address: ☐ Tenant's written forwarding address ☐ Last known address ☐ Rental property address
Address used: [________________________________]
Delivery method and proof: ☐ First-class mail; proof: [________________] ☐ Other documented delivery: [________________]

If the tenant did not provide a valid forwarding address in writing, § 35-9A-201(d) directs the landlord to mail by first-class mail to the tenant's last known address or, if none, the rental property address. Retain a copy of the accounting and proof of mailing.

SECTION 11 — MOVE-OUT SIGNATURES

Tenant Signature: __________________________________________ Date: [__/__/____]

Tenant Printed Name: [________________________________]

Tenant Signature (2): __________________________________________ Date: [__/__/____]

Tenant Printed Name: [________________________________]

Landlord / Agent Signature: __________________________________________ Date: [__/__/____]

Printed Name / Title: [________________________________]

SECTION 12 — ALABAMA COMPLIANCE SUMMARY

Security Deposit Key Rules

• Maximum deposit: One month's periodic rent (with exceptions for pets, tenant-requested alterations, or increased liability) (§ 35-9A-201(a))
• Return deadline: 60 days after termination and delivery of possession (§ 35-9A-201(b))
• Itemized statement: Landlord must provide a written itemized list of deductions with the refund or in lieu of refund
• First-class mail: Mailing by first-class mail to the address provided in writing by the tenant within 60 days is deemed sufficient compliance

Penalties for Non-Compliance (Ala. Code § 35-9A-201(b))

If the landlord fails to mail a timely refund or accounting within the 60-day period, the landlord must pay the tenant double the amount of the tenant's original deposit.

Tenant Forfeiture (Ala. Code § 35-9A-201(b))

Section 35-9A-201(d) provides that a deposit unclaimed by the tenant, and an outstanding check, is forfeited after 90 days. Record the mailing date and the check's status before applying that provision.

Permissible Deductions

Under § 35-9A-201(b), the landlord may apply the deposit to:

• Accrued and unpaid rent
• Actual damage the landlord suffered because of the tenant's noncompliance with § 35-9A-301

List each withheld amount and its basis in the written accounting.

Normal Wear and Tear

Compare the move-in and move-out records. Do not treat a condition as a deductible loss without documenting the tenant noncompliance and resulting damage required by § 35-9A-201(b).

AURLTA Exemptions

The Alabama Uniform Residential Landlord and Tenant Act excludes the arrangements listed in § 35-9A-122, including:

• Transient occupancies in hotels or motels
• Purchaser occupancy under a contract of sale
• Employee occupancy conditional upon employment in and about the premises

Check the full statutory list before using this Act-specific accounting.

Landlord Obligations (Ala. Code § 35-9A-204)

The landlord must:

• Comply with applicable building and housing codes materially affecting health and safety
• Make all repairs necessary to keep premises in a fit and habitable condition
• Keep common areas clean and safe
• Maintain electrical, plumbing, sanitary, heating, ventilating, A/C, and other facilities in good working order
• Provide and maintain appropriate receptacles for garbage removal
• Supply running water, reasonable hot water, and reasonable heat, subject to § 35-9A-204(a)(6)'s exceptions

SECTION 13 — RECORD RETENTION

Select a retention period from the lease, record type, preservation duties, and current claim-specific law. This checklist does not set a statutory records-retention period.

☐ Move-in checklist filed
☐ Move-in photographs/video archived
☐ Move-out checklist filed
☐ Move-out photographs/video archived
☐ Security deposit accounting filed
☐ Tenant forwarding address on file
☐ First-class mail proof of mailing retained

This template is provided for informational purposes only and does not constitute legal advice. Alabama security deposit law under the AURLTA has specific deadlines and penalties. Consult a qualified Alabama attorney before relying on this document.