Pre-tenancy inspections before the lease begins.

What a pre-tenancy inspection is

A pre-tenancy inspection (also called a move-in or baseline inspection) is an independent, photographic record of a rental unit's condition at the moment a tenancy begins. Every room, surface, and fitting is documented, condition-rated, and time-stamped before the tenant takes possession.

It is the reference point everything else is measured against. When the tenancy ends, the move-out comparison is only as good as the baseline it started from. Get the baseline right and most deposit disputes never happen.

For landlords

If you lease out a unit, a baseline report at the start of every tenancy:

• Documents existing wear and damage so you are never charged for it at move-out
• Lets you recover the cost of genuine new damage with supporting evidence
• Protects your bond and deposit claim from "it was already like that" disputes
• Gives your property agent a professional record to share with prospective tenants
• Flags maintenance issues worth addressing between tenancies

For premium units (above $5,000/month) this is already standard practice. For mass-market units it is fast becoming standard. One inspection costs far less than one contested deposit.

For tenants

If you are moving into a rental, a baseline report at the start of tenancy:

• Records existing damage so the landlord cannot blame you for it later
• Identifies items the landlord should fix before you move in (handover items)
• Captures the unit's condition objectively, so your deposit return is straightforward
• Gives you negotiating power if pre-existing damage is later cited as a deduction

What's in a pre-tenancy inspection

1. Photographic walkthrough. Every room, wall, and fitting documented with date-stamped photos.
2. Condition rating per item. Each surface and fitting rated on a four-point scale: as-new, used (minor wear), worn (significant wear), or damaged (requires repair).
3. Existing-damage register. Every visible scratch, dent, stain, chip, or alignment issue logged with location, severity, and photo reference.
4. Inventory of fittings. All fixed and loose items the tenant is responsible for: light fittings, kitchen appliances, aircon units, sanitary fittings.
5. Test of all systems. Aircon, water heater, every socket, light, tap, and drain.
6. Signed baseline report. Both parties sign off. This signed baseline is the reference for any future deposit dispute.

Pricing

Pre-tenancy (move-in) inspections are fixed by home size, from $250. See our full pricing. You can bundle it with a post-tenancy (move-out) comparison for a baseline across the full tenancy. Multi-unit or premium-finish properties are quoted individually. WhatsApp us for a quote.

Common questions

Who typically pays for it?

Either party can commission the inspection. In premium tenancies, landlords usually pay because it protects their asset. In mass-market tenancies, tenants increasingly pay because it protects their deposit. The cost can also be split if agreed upfront.

What if the unit is already damaged at move-in?

The damage is documented in the baseline and the tenant signs off acknowledging it exists. At move-out, that pre-existing damage cannot be charged against the tenant's deposit.

Do you inspect HDB rentals?

Yes. HDB rentals (subletting) need the same baseline as private rentals, plus an additional check for HDB-specific compliance items (window grilles, air-conditioner installation, renovation approvals).

How far ahead should I book?

Ideally a few days before the tenancy start date, while the unit is vacant and clean. WhatsApp us with the address and start date and we will arrange a slot.