Baseline · Chris M · chrisM2.pdf · 5.7 MB · uploaded
The bar this inspection sets
The bar: every room in the unit gets its own section and is physically entered, with roughly 30–60 dated photos per living space (wide shot plus close-up, hand or foot in frame for scale, every cabinet, drawer and appliance opened) and 10–30 for hallway and exterior, and each action item written room-by-room with the location, the defect and the fix spelled out so a vendor can price it sight-unseen — with the closing caveat that photos alone are not enough: the room narrative fields, cleaning level and description, and paint color/finish must also be filled in, or the charge cannot be defended.
Inspector Chris M · 06/13/2026 per report header; "6/15/26" entered in the Inspection Date field (internal discrepancy) · Grade given B · Header complete · Keys recorded · Photos in PDF
Room sections
Section
Photos
Notes
What it does well
Living Room
✓
63
missing
Hand and foot placed in frame for scale on every wall ding, nail hole and tile chip Wide orientation shot of each wall/corner paired with tight close-ups of the same defect Thumbs-up photo at the smoke detector to document a pass condition Slider track, screen, weatherstrip and vertical blinds each photographed individually Front door, thermostat, switch plates and ceiling all covered
Kitchen
✓
63
missing
Every appliance opened and photographed inside (fridge, freezer, oven, broiler drawer, microwave, dishwasher) Refrigerator and stove pulled out to photograph the floor and grease behind/underneath Every cabinet and drawer opened, plus close-ups of missing knob and worn drawer boxes Burner-by-burner close-ups of baked-on spillover Sink strainer, disposal and faucet close-ups
Bath 1 - Hall
✓
36
missing
Close-ups of corroded shower valve trim plate supporting the suspected water-intrusion note Vanity drawers removed and photographed, plus under-sink cabinet floor Toilet base, bolts, tank and seat photographed from multiple angles Wide shot of the finished room for orientation
Bath 2 - Back
✓
32
missing
Tight documentation of soiled grout/caulk at tub-to-tile and toilet base Broken toilet seat and shower escutcheon captured before being listed as action items Window sill/frame condition photographed with hand for scale Full-room wide shot included
Bedroom 1 - Front Left
✓
32
missing
Carpet bleach staining shown in both wide and close range Window tracks, screens and blind pull strings photographed individually Baseboard-to-carpet line walked and photographed around the whole room Door, knob and doorstop captured
Bedroom 2 - Front Right
✓
41
missing
Missing smoke detector location photographed with a thumbs-down gesture Broken blind pull string held in hand in the photo Systematic baseboard/carpet perimeter series Screens and window frames documented from inside
Bedroom 3 - Off Kitchen
✓
28
missing
Smoke detector photographed with thumbs-up pass gesture Wall blemish shown with hand for scale Heavily soiled carpet documented walking the full room Window track debris close-ups
Bedroom 4 - Back
✓
18
missing
Broken blind mechanisms held in hand in-frame Light fixture, vent and window covering hardware individually photographed Carpet soiling documented across the room with foot for scale
Hallway
✓
12
missing
Filthy smoke detector photographed close-up, which directly generated a maintenance action item Linen closet opened and shelves photographed Wall marks shown with hand for scale Full-length hallway orientation shot
Exterior
✓
31
missing
Abandoned furniture and dumped mattress/toilet at curb photographed for hauling evidence Collapsed/broken fence and gate documented from several angles Peeling window trim paint shown with hand for scale Side yards, patio, landscaping and utility area all walked and photographed
Action items present
Trade
Items
Specificity
Cleaning (level and description)
0
missing
Floor Cleaning (carpet / vinyl plank)
2
specific
Painting (per room / color & finish)
0
missing
Special Projects
0
missing
Hauling (interior/exterior)
0
missing
Door Replacement
0
missing
Major Drywall
1
vague
Plumbing (kitchen/bath)
3
vague
Maintenance (per room)
8
specific
Reglaze
0
missing
Strip & Caulk (kitchen/bath)
0
missing
Flooring - Vinyl
0
missing
Flooring - Carpet
1
specific
Window Coverings
3
specific
Window / Glass
0
missing
Screens
1
specific
Pest Control
0
missing
Appliances
0
missing
Electrical (per room)
0
missing
Key / Lock Replacement
0
missing
MOI Check-ins and Final Inspection
0
missing
Example entries (verbatim)
1) Replace missing cabinet knob to the cabinet above pantry opposite refrigerator 2) remove sticker on freezer door 3) add calcium remover to dishwasher 4) seal granite counters
1) Strip and re-caulk around base of toilet 2) strip and re-caulk around window frame 3) Replace shower escutcheon plate to shower arm 4) replace broken toilet seat
Clean carpets in all bedrooms except the south-east bedroom (campus side facing street). This one will be replaced due to large bleach stains
Check smoke alarm for proper function. It was disabled at the pre-move out Inspection because it was malfunctioning may need to be replaced.
Deep clean tile floors throughout all common areas. Livingroom, kitchen, hallways and bathrooms
Rescreen left side slider screen door torn
Strengths
Complete room coverage: every room in the unit has its own titled section — Living Room, Kitchen, Bath 1 - Hall, Bath 2 - Back, four named bedrooms, Hallway and Exterior — with no room left unentered.
Extraordinary photo depth: roughly 360 photos across 61 pages, with Living Room and Kitchen each around 60 images, far above the 20-photo minimum, and Hallway/Exterior well above 10.
Consistent scale technique: a hand, foot or finger is placed next to nearly every ding, stain, chip and gouge so a reader can judge extent, and defects are shot both wide (for location) and tight (for detail).
Pass/fail signals in-frame: thumbs-up at a functioning smoke detector, thumbs-down at a missing one, so the photo itself records the finding.
Nothing is left closed: refrigerator, freezer, oven, broiler drawer, microwave, dishwasher, every cabinet, drawer, medicine cabinet and closet is opened and photographed; the fridge and stove are pulled out to shoot behind them.
Header fields are all filled: inspector name, tenant, property, grade (B), cleaning level (Light-Medium), key count (8 keys), move-out status ("Tenants were out as scheduled") and paint-sheet status ("Owner is painting").
Best action items are vendor-ready: numbered, room-located, with the fix specified (knob location, calcium remover, seal granite, re-caulk toilet base and window frame).
Room-by-room carpet decisions are differentiated — clean all bedroom carpets except the one identified for replacement — which is exactly the granularity a deposit deduction needs.
Pre-existing / prior-knowledge condition is noted for the Bedroom 1 smoke alarm, distinguishing a maintenance item from tenant damage.
Exterior section captures hauling evidence (curbside furniture, dumped mattress and toilet) and fence collapse, which are the items most often disputed later.
Even this one could improve
Every room checklist field — Flooring, Walls/Ceiling, Windows/Screens/Window Coverings, Heater, Outlets/Switches/Lights, Door, Smoke/CO Detector, Other — is blank in all ten sections. Photos carry the entire evidentiary load; under §1950.5 a photo with no written description is weak proof and a blank field reads as "no issue found."
Date contradiction on page 1: report header says Inspection Date 06/13/2026 while the Inspection Date field says "6/15/26" — an easy credibility attack.
Cleaning - Action Items "General Comments" is empty. The only cleaning level is "Light-Medium" in the header with no description of what was dirty, yet the photos show heavy grease behind the range, soiled grout and a filthy smoke detector — a cleaning charge would be hard to justify from this document.
Painting - Action Items is entirely blank for all rooms with no color or finish (e.g. "All Swiss Coffee semi gloss"); "Owner is painting" in the header is the only reference, so no paint deduction is supported despite many photographed wall dings.
Plumbing entries are copy-pasted boilerplate — "Clear all drains" repeated verbatim for Kitchen, Bath 1 and Bath 2 with no described symptom (slow, clogged, standing water), which reads as routine turnover rather than tenant-caused.
"Repair bad water damage behind toilet" uses the vague word "bad" with no extent (square footage, height up the wall) and no cause or wear-and-tear determination.
Cross-trade mismatch: Bath 2 caulk work is written under Maintenance while the Strip & Caulk trade section is left blank; likewise Appliances, Reglaze, Electrical, Window/Glass, Pest Control, Key/Lock and Flooring-Vinyl are all empty even though the photos show appliance, tile-floor and lock conditions worth noting.
No action item ties the heavy tile-floor and appliance soiling or the exterior hauling load (curbside couch, mattress, toilet) to a trade — Interior Hauling is blank and there is no exterior hauling entry despite clear photos.
Grade B sits uneasily beside photographs of water damage behind a toilet, bleach-stained carpet requiring replacement, heavy grout soiling and a collapsed fence; an opposing party could argue the grade contradicts the charges.
Key / Lock Replacement, Zone Check, Final Inspection (materials to bill) and Post Maintenance and Cleaning Photos are all empty, so the file has no closing documentation of what was actually done or billed.
No language anywhere expressly separates tenant-caused damage from normal wear and tear.