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

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

ALABAMA CODE § 35-9A-201 COMPLIANT

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

Alabama requires smoke detectors in all dwelling units (Ala. Code § 24-5-11, Alabama Smoke Detector Act). The landlord must ensure detectors are operational at the commencement of each tenancy. Carbon monoxide detectors may be required by local ordinance.

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 Forwarding Address (REQUIRED — deposit will be mailed here by first-class mail):
[________________________________]
[________________________________]

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): The landlord must return the security deposit (less any lawful deductions) with an itemized written statement within 60 days after termination of the tenancy and delivery of possession.

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

Itemized statement and refund mailed on: [__/__/____]
Mailed by first-class mail to tenant's forwarding address: ☐ Yes
Delivery method: ☐ First-class mail ☐ Certified mail ☐ Personal delivery

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
• No interest requirement: Alabama does not require the landlord to hold the deposit in an interest-bearing account or pay interest to the tenant

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))

Any deposit unclaimed by the tenant and any check outstanding to the tenant shall be forfeited by the tenant after 90 days from the date the refund or accounting was mailed. This is an important provision — tenants must cash refund checks promptly.

Permissible Deductions

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

• Accrued and unpaid rent
• Damages the landlord has suffered by reason of the tenant's noncompliance with the lease or the Act
• Both must be itemized in writing

Normal Wear and Tear

Alabama does not provide a detailed statutory definition of "ordinary wear and tear." Courts generally follow the common law principle that ordinary wear results from the reasonable and intended use of the premises. Examples of normal wear: minor scuffs, faded paint, light carpet wear, small nail holes. Damage beyond normal wear: large holes, pet damage, burns, stains, unauthorized modifications.

AURLTA Exemptions

The Alabama Uniform Residential Landlord and Tenant Act (AURLTA) does not apply to:

• Owner-occupied properties with four or fewer dwelling units (unless the owner elects to be covered)
• Transient occupancies in hotels or motels
• Occupancy under a contract of sale
• Occupancy by an employee whose right to occupy is conditional upon employment

Verify whether the AURLTA applies to the specific tenancy.

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

The landlord must:

• Comply with applicable building and housing codes
• 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 amounts of hot water, and reasonable heat

SECTION 13 — RECORD RETENTION

Retain this completed checklist, all photographs, video recordings, receipts, invoices, and correspondence for at least six years after the tenancy ends (consistent with the general statute of limitations for written contracts under Ala. Code § 6-2-34).

☐ 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.