Video Move-In Inspections: Why Photos Aren't Enough Anymore

The $3,000 Drywall Dispute 

A landlord in Arizona completed a move-out inspection and found a fist-sized hole in the bedroom wall, scuff marks down the hallway, and a cracked bathroom tile. Total repair estimate: $3,200. She deducted from the security deposit and sent the itemized statement as required by state law. 

The tenant disputed every charge. "The hole was there when I moved in. The scuff marks are normal wear and tear. The tile was already cracked." 

The landlord pulled up her move-in photos. She had pictures of each room — wide shots from the doorway. The bedroom photo showed the walls but at a resolution and angle that made it impossible to definitively prove there was no hole behind the door. The hallway photo was overexposed and blurry. She didn't have a single photo of the bathroom tile. 

In mediation, the landlord recovered $800 of the $3,200. The other $2,400 was deemed insufficiently documented. 

Why Photos Fail 

Photos have been the standard move-in documentation tool for decades, and for decades they've been inadequate. 

Static images capture a moment in time but miss context. A photo of a wall doesn't show what's behind the door or in the corner below the frame. A photo of a kitchen counter doesn't capture the scratches that only show at certain angles. A photo of a bathtub doesn't reveal the caulking condition at the waterline. 

Photos are also easy to challenge. Resolution, lighting, angle, and timing can all be questioned. "That photo doesn't show the area where the damage is." "The lighting makes it impossible to see existing scratches." "How do I know that photo was taken on move-in day?" 

Video solves every one of these problems. 

How to Conduct a Video Move-In Inspection 

Use your smartphone. No special equipment needed. Start at the front door and walk through every room in a logical sequence. As you go:

• ‍Narrate what you see. "We're in the master bedroom. The walls are in good condition with no visible marks or holes. Moving to the closet — door slides smoothly, no damage to the track. The carpet shows light wear consistent with previous use but no stains or tears." 
• ‍Show everything. Open closets, cabinets, and drawers. Show behind doors. Show under sinks. Show the condition of caulking, grout, and weatherstripping. Show appliances — open the oven, run the dishwasher, check the refrigerator interior. 
• ‍Document existing issues. Zoom in on any existing damage. "There's a small nick in the baseboard here, approximately one inch, near the bedroom door. Pre-existing condition." This protects the tenant from being charged for it at move-out and protects you from claims that it happened during your ownership. 
• ‍Include a timestamp. Start the video by showing today's newspaper or a phone screen with the current date and time. This establishes when the inspection occurred. 
• ‍Walk the exterior. Parking areas, walkways, the yard if applicable, exterior walls, and the condition of doors and windows from outside. 

Total time: 15 to 20 minutes per unit. Total cost: zero. 

Sharing and Storing the Video 

After recording, share the video with the tenant and ask them to confirm receipt. Email works, though file sizes can be an issue for longer videos. Cloud storage links (Google Drive, Dropbox) are more practical. 

Include a written statement that the tenant has 48 to 72 hours to review the video and submit any additional pre-existing conditions that weren't captured. If they don't respond within that window, the video is accepted as the baseline condition. 

Store the video for the entire duration of the tenancy plus whatever period your state allows for security deposit disputes (typically 14 to 60 days after move-out). Cloud storage makes this trivial — a 20-minute video at standard quality is 1 to 2 GB. 

The Move-Out Comparison 

At move-out, conduct an identical video walkthrough following the same path through the unit. Now you have two videos, taken at the start and end of the tenancy, documenting the condition of every surface, fixture, and appliance. 

Side-by-side comparison makes security deposit deductions virtually unchallengeable. The wall that the tenant claims "was already damaged"? Here's the move-in video showing it pristine. The carpet stain they say is "normal wear and tear"? Here's the move-in video showing clean carpet in that exact spot. 

In disputes that go to mediation or small claims court, video evidence is dramatically more compelling than photographs. It shows the full context, establishes a clear timeline, and is difficult for either party to misrepresent.