The deposit dispute starts before the tenant leaves.
PropertyLenz gives landlords and property managers a timestamped, photo-backed inspection record that holds up when a tenant pushes back — every single time.
Without documentation, it’s just your word against theirs.
Most landlords don’t lose deposit disputes because they’re wrong. They lose because they can’t prove they’re right. A handful of camera roll photos and a vague memory of move-out day is not a defense.
Photos scattered across your camera roll
After a busy move-out week, finding the right photo from Unit 4B — three months ago — in a camera roll of 3,000 images is a nightmare. If you can’t find it fast, it might as well not exist.
No signed record means no leverage
A tenant who disputes your deductions will simply claim the damage was pre-existing. Without a signed inspection report, you have no paper trail — and many small claims courts want one.
State deadlines don’t wait for your paperwork
Most states require you to return the deposit or provide an itemized deduction list within 14–30 days. If your documentation isn’t organized, you’re scrambling — and that creates legal exposure.
of renters lose part or all of their security deposit at move-out.
Half of those disputes come down to one question: can the landlord prove the damage happened during this tenancy? Without a move-in baseline and a documented move-out, the answer is often no — and landlords pay the price.
Source: Zillow Consumer Housing Trends Report 2024
From walkthrough to airtight record in minutes.
PropertyLenz turns your move-out inspection into a timestamped, signed, PDF-ready document — without the paperwork chaos.
Add your property
Set up the property once. Rooms, details, and custom checklist items are saved and ready for every inspection.
Walk the unit
Go room by room. Tap condition ratings, add notes, and snap photos — automatically timestamped and linked to that room.
Collect signatures
Inspector and tenant both sign digitally in the app. No printing, no chasing down a wet signature days later.
Export the report
Tap export. A clean, branded PDF with all photos, condition codes, notes, and signatures is ready to send or save in seconds.
Everything you need. Nothing you don’t.
PropertyLenz keeps the inspection process fast and the documentation thorough — so you’re protected without the admin overhead.
Timestamped photo documentation
Every photo is automatically tagged with date, time, and the room it belongs to. No manual organizing required.
Room-by-room condition checklists
Go through each room systematically with condition ratings — Good, Fair, or Poor — with space for notes on every item.
Digital signatures in the app
Capture inspector and tenant signatures digitally, right there at the unit. Your report is signed before you leave the door.
Instant branded PDF reports
One tap generates a clean, professional PDF with all photos, notes, condition codes, and signatures included.
Move-in to move-out comparison
Side-by-side comparison reports show exactly what changed during the tenancy — making deposit deductions clear and defensible.
Cloud-synced inspection history
Every inspection is saved to the cloud automatically. Access any past report from any device, any time you need it.
Simple pricing. No surprises.
Start free and upgrade only when you need to. No credit card required to get going.
Starter
- Up to 3 properties
- 2 standard inspections/month
- 1 RapidCheck inspection/month
- Timestamped photos
- Digital signatures
- PDF report export
- Cloud-synced history
- No credit card required
Expanding Portfolio
- Up to 25 properties
- Unlimited inspections
- Multiple team members
- Custom inspection templates
- Move-in/move-out comparison reports
- Tenant self-led inspections
- Deposit documentation package
- +$5 per additional 10 properties
Property managers who stopped winging it.
Before PropertyLenz, I was hunting through Google Drive folders trying to match photos to units. Now I export a PDF before I even leave the property. It’s been a game changer for turnover speed.
Had a tenant dispute a deduction. I sent them the signed PDF report with timestamped photos from move-in and move-out side by side. That was the end of the conversation.
The free tier is actually usable. I tested it on two properties before deciding to upgrade. No pressure, no gotchas. Just a clean app that does exactly what it says.
Common questions about move-out inspections.
Yes. PropertyLenz handles both sides of the tenancy — move-in to set the baseline, move-out to document the final condition. Paid plans include comparison reports that put both inspections side by side so you can show exactly what changed, which is the clearest way to justify any deductions.
Your PropertyLenz report includes timestamped photos, room-by-room condition ratings, written notes, and dual digital signatures from both the inspector and the tenant. That creates a clear, dated, signed record of the property’s condition. We’re not lawyers and can’t give legal advice — but documented evidence is always better than none. Check your state’s landlord-tenant laws for what’s required in your area.
Not required by PropertyLenz — but it’s generally a good idea. When both parties walk through the property together, there’s less room for “I never saw that” claims later. PropertyLenz also supports tenant self-led inspections on paid plans, where you send the tenant a link or code and they complete the inspection themselves — with a required photo for any damage claim.
Normal wear and tear — minor scuffs, faded paint, carpet worn from regular foot traffic — is typically the landlord’s responsibility and can’t be deducted from a deposit. Actual damage — holes in walls, stained carpet, broken fixtures — generally can be. PropertyLenz helps you document both clearly with photos and condition codes, but determining what qualifies in your jurisdiction is a legal question. We recommend consulting your state’s landlord-tenant guidelines.
The Starter Plan is free forever for up to 3 properties — no credit card, no trial period. You get 2 standard inspections and 1 RapidCheck inspection per month, plus full PDF export and digital signatures. When you’re ready to grow, the Expanding Portfolio plan is $20/month for up to 25 properties with unlimited inspections and the full feature set.
RapidCheck is PropertyLenz’s streamlined inspection mode designed for quick turnovers. Instead of a full item-by-item checklist, you assess each room at the Good/Fair/Poor level with photos and comments only. It takes 5 to 10 minutes for a typical unit — useful for fast-turnover properties where you need a documented record quickly without the full inspection workflow.
The next dispute is coming. Be ready for it.
Start documenting move-outs the right way — free, no credit card, up to 3 properties. Takes less than 5 minutes to get your first property set up.
Start Free TodayFree plan available. No credit card required. iOS and Android.