Move-in inspection — or entry inspection — is one of the most neglected documents in Quebec residential rentals. It's not mandatory under the Civil Code or the TAL standard lease. Yet, it's almost always the determining factor in damage disputes.
This article explains why move-in inspection is practically essential for landlords, how to do it right, what it must contain, and how to use it at the TAL the day you need it.
Why move-in inspection is essential — even if not mandatory
In Quebec, the tenant must return the unit 'in the state in which they received it' at lease end (article 1890 C.c.Q.). To enforce this, you must prove the initial state. Without a signed move-in inspection:
- You can't demonstrate that this mark, hole, or damage didn't exist at move-in
- The TAL applies 'normal wear' more broadly
- The tenant can claim the damage existed before — your word against theirs
- Almost all damage compensation claims without signed move-in inspection are rejected or reduced by the TAL
What a good move-in inspection contains
Identification
- Full unit address with unit number
- Inspection date
- Landlord (or representative) name and signature
- Tenant name and signature (both signatures essential)
Room-by-room inventory
For each room, document state of:
- Walls (color, marks, cracks, holes)
- Ceilings (stains, cracks)
- Floors (type, condition, scratches, stains)
- Doors and frames (paint, hinges, handles)
- Windows (glass, caulking, mechanisms)
- Baseboards and moldings
- Outlets and switches (count, condition)
- Light fixtures (type, working order)
Equipment inventory
- Appliances: brand, model, state, working order (fridge, stove, dishwasher, washer, dryer)
- Bathroom: faucets, tub/shower, toilet, fan
- Kitchen: cabinets, counters, backsplash, faucets
- Heating system: type, state, accessible
- A/C if provided
- Smoke and CO detectors (present and functional)
Dated photographs
At minimum 30-50 photos covering:
- Wide view of each room (2-3 angles)
- Close-ups of existing defects (to not be held responsible later)
- Floor and wall close-ups
- Appliances and labels
- Any pre-existing wear
When and how to inspect
When
Ideally on key handover day, with tenant present. Best moment because:
- Tenant is still in positive engagement mode
- They can flag defects they don't want blamed later
- You document together — easier to get signed
- Unit is clean and empty (no tenant furniture in photos)
How
- 1Prepare a move-in inspection form in advance (template from landlord associations or online)
- 2Walk through together, room by room, with the tenant
- 3Note every observation in writing, immediately
- 4Photograph in tenant's presence
- 5Both sign at end of inspection
- 6Hand a complete signed copy to tenant (paper or digital)
- 7Keep a copy yourself (paper AND digital)
What's normal wear and what isn't
The TAL strictly distinguishes between normal wear (landlord's responsibility) and damage (tenant's):
| Normal wear (landlord) | Damage (tenant) |
|---|---|
| Slight wall discoloration | Wall holes (except one or two minor nails) |
| Minor floor marks after 3 years | Burns, deep stains, large scribbles |
| Bathroom seals to redo | Chipped tub or shower |
| Worn faucets | Faucets broken by misuse |
| Yellowed paint after 5 years | Paint marred by graffiti or damage |
| Door wear after use | Caved-in or destroyed door |
Move-out inspection
At lease end, redo an inspection. Direct comparison to move-in:
- Inspection with tenant present if possible
- Photos at same angles as move-in
- Comparative list of observed changes
- Clear distinction between normal wear and damage
- Both signatures (ideally) or report sent to tenant
TAL usage
If you must file a TAL damage claim:
- 1Present signed move-in inspection
- 2Present move-out inspection or post-lease documentation
- 3Present dated comparative photos
- 4Attach repair invoices or restoration receipts
- 5Compute amount accounting for depreciation and normal wear