Moving Out

When it comes time to renew your lease we will send you a handful of common options such as 12 month renewal, 9 month, etc. We do not offer Month-To-Month or MTM options. Your lease if signed with us will default to MTM if you do not accept one of the proposed options. However, you may then receive a non-renewal notice followed by a request for a new lease to be signed which will generally be the same as the options provided for renewal. We encourage everyone to contact us in writing if the renewal options offered do not fit your needs. While MTM will not be available, depending on the time of year, our experience with you as a customer and other factors we may be able to offer a short term renewal that does suit your needs. The 60 day notice requirement applies to all leases whether MTM or otherwise, so if you allow your lease to go MTM (and we happen to overlook that) you will be required to provide 60 days notice to end your lease without additional months of rent applied. This effectively turns a MTM lease into a 2 month rolling lease. This is not what most people have in mind for a MTM option and we will very likely send a non-renewal notice followed by new lease terms, so please contact us for a flexible renewal to avoid additional rent and/or penalties that may apply.

Providing Proper Notice

The first and most important step in moving out is to provide proper notice of your intent. All of our leases require your notice to be in writing.

Our leases all require 60 or 90 days written notice of non-renewal. It is important that you provide notice early/on-time to avoid an automatic renewal or a lease end date that is later than you desire. For example if you provide notice mid-month, your lease may end more than 60 or 90 days later (the remainder of the current month, plus the 60 or 90 day requirement).

Please click here to provide your notice in writing and start the process.

As part of our move out process we have contacted or will contact you shortly about the first of 2 walk-thru inspections of your home. This may be different from other management companies or landlords. What follows is some information about how these inspections will be carried out and why we do things this way.

2 Walk-Thru’s

As part of our move out process we will contact you about the first of 2 walk-thru inspections of your home. This may be different from other management companies or landlords. What follows is some information about how these inspections will be carried out and why we do things this way.

Walk-Thru #1, to be scheduled in advance to take place before your move out date

This inspection is for our own planning purposes and that of the landlord. You do not need to be present for this inspection. We will gather information about the property, confirm work that must be or should be completed before the next resident moves in, take measurements, etc. We may note some items that you may be held responsible for. We will advise you if possible about these items to give you a chance to make repairs/changes if necessary before you move. Please note that your move-out can be hectic for us as well as for you, so we may not always be able to provide this feedback in a helpful amount of time.

Walk-Thru #2, to be scheduled in advance to take place on or within 5 days of your move out

This inspection is your final walk-thru inspection where we will note general damages for which you will be responsible.

FAQ's about Your Final Walk-Thru

Do I need to be present?

No! You are not required to be present. You have the right to be present. One important distinction about the this is that we may or may not be able to accommodate the dates you may request if you do wish to be present. However, if you request the date in advance in writing. we will gladly let you know when we will be there to do the final walk-thru and you will be permitted to accompany us on this final walk-thru. Weekends, after hours, or holiday walk-thru's won't be possible.

Am I entitled to be present for the walk-thru?

Yes, you have the right to be present, but the landlord is not required to accommodate any particular schedule. We'll do our best to accommodate because that's better for all of us, but we must perform the walk thru in a reasonable amount of time, allowing for the schedule for the new tenant to take possession, etc, and within our reasonable availability. We will notify you of the date of the walk-thru if you request it in writing. It's up to you to be there. We schedule between 10am-5pm M-F generally. Weekends, holidays, and after hours cannot be accommodated unless one of our staff is OK doing so. This is of course assuming we were not able to agree on a time/date ahead of time.

Roommate/Housemate still in the house. Am I responsible?

Yes, you may be. Your physical occupation of the property does not have an impact on this matter. If you are part of the lease that is being closed out on the final walk-thru, you may be responsible for damages if they exist. It is good practice to do your own inspection to make sure the home you rented is turned over to the landlord in good condition. Tenancy and it's liability ends (for most purposes) at lease end which may or may not be move-out. If you have questions about your situation, let us know. We're happy to shed light on it.

Having everything moved out prior to the final walk-thru

You must have everything moved out. Otherwise you are still occupying the property. Often we meet residents who have items left to remove with the expectation that we will let them come back later to retrieve them. One of the purposes of this walk-thru is to finalize the transition of possession back to the landlord of the property and so you must hand over keys and not return. It's not that we don't want you back! It's just that the end of your lease must be clear and definite, black and white, and not gray and up to interpretation.

Do I need to have everything cleaned that I am going to clean or repaired that I am going to repair before the final walk-thru?:

Yes! Please see the item above about having all belongings moved out before the walk-thru.

Not going to be done by the end of my lease:

Moving is hard/time-consuming/complicated!

This is common and does not need to be as stressful as it may seem. Because we are likely doing some maintenance or repairs on your rental home we may have some flexibility. It is important that you contact us in writing to notify us of the situation so that we can offer assistance and/or prorate a couple of extra days for you to complete your move to your satisfaction and at a pace that you can handle. We cannot guarantee this flexibility but the earlier you notify us in advance or negotiate a different move-out date, the easier it will be to accommodate. Do it now if the last day of the month is not the right date for you! We don't have to charge the full month's rent in most circumstances. If we agree ahead of time this will also not affect rental references etc.

If I'm present at the final walk-thru I can explain how repairs are not necessary, or how an item was already broken, or influence the cost of the repairs, right?

No. It may sometimes be helpful, but generally we have a record of the condition of your home at move in and will be comparing those notes and pictures to your home's condition when you move out. We are pretty experienced in knowing the difference between normal wear and tear and damage, repairs that are not a tenant's responsibility and those that are. If you are concerned about this you can send us some photos ahead of time for review along with any comments. We will give you our opinion. Most leases have language stating the property is in acceptable condition and names any exceptions. In the absence of direct inspection documents we will use this as the baseline. If we did not lease your home to you and perhaps took over management mid-lease you may want to retrieve emails or other written record of deficiencies you may have reported to the owner/manager upon move-in. If these are verifiable and were not corrected we will have your back. Generally it is up to you to take care of your home, report maintenance issues, and avoid excess damages. We can also review this correspondence/info after you've received your deposit refund paperwork, but it is generally more helpful before you move to avoid conflict and delay.

I won't be charged for anything that does not appear on my move-out report, right?

Not necessarily. We try to be as thorough as we can during the move-out/final walk-thru because that helps everyone. But damages can be hidden until the turnover. During this time everything will be tested, moved, and analyzed. Sometimes damage can be hidden. Also, if any of your belongings remain during the walk-thru, they may not allow a full inspection. We will document any damages for which you will be held responsible even if discovered after the final walk-thru.

I don't feel like repainting this custom color. It doesn't cost that much, right? Or the owner is required to repaint/re-carpet anyway, right?

Mostly wrong. Carpet has a useful life and the landlord is not required to replace it in general. He/she may choose to do so to give his new tenant a fresh start or to remove stained/dirty/old carpet, but if it is damaged he/she may seek reimbursement for the remainder of its useful life. You may have moved into a freshly painted/re-carpeted home because that was the landlord providing a clean slate and a marketable product. He/she is not required to do so, rather it is good business to do so. Paint materials alone for a 1BR home can be $300-$400 and labor starts at $800 for that size job. It goes up from there. You may or may not be asked to pay for these kinds of repairs. If in doubt, ask now so we can provide feedback for your planning purposes. You may choose to paint yourself and we can provide exact paint brands and information in many cases. You can also shop around for carpet and find a good deal if you or your pet have destroyed it. We can also provide our opinion of whether the owner would seek reimbursement for this. We may have purchase records and can tell you if the carpet is past its useful life. No matter what, repair costs that you may encounter are never punitive. They are at-cost.

I will receive my deposit refund at the walk-thru right?

No. It takes significant time to close out your account, wait for applicable utility bills and invoices from repair vendors (if applicable). We will mail your deposit refund to you at the forwarding address you provide to us in writing within 45 days of your move-out or lease end, whichever is later (this is only a distinction if you move out early or late).

Move Out Checklist

Below is a checklist to help you avoid cleaning and repair charges.

Things to Start Now/Early:

These items don't tend to get dirty or out of whack quickly and probably won't need to be addressed again before your move if you keep them up in the meantime:

*Repair any holes in walls or damage to walls properly. If you don't know how, it's best if you leave that to us.*
*Dust and/or wipe ceilings and built-in shelves, ceiling fixtures including ceiling fans and blades. Wipe bathroom ceilings with a damp soapy rag to remove brown spotting from condensation.*
*Remove scuff marks from paint by using a “Magic Eraser.” These are available at most grocery, hardware, department stores.*
*Remove fingerprints from light switches, doors, and door frames using the same method, although a simple damp rag can work very well on these shinier surfaces. Fingerprints are not considered wear-and-tear.*
*Replace all burnt out light bulbs, replace batteries in smoke/CO detectors, and replace any detectors you may have taken down.*
*Dust and wipe down windows, window sashes, and window coverings*
*Remove any debris from garbage disposals. If it makes any noise other than a steady hum when in use, turn it off and remove the debris.*
*Clean the tile grout of any accumulated soap scum or mildew (regular cleaning prevents buildup)*
*Replace your outdoor trash can if the provided can is missing (call 311 to report the missing can if it is a City-Owned can).*

Things to ensure you complete closer to move-out

Replace the filter in your HVAC system (homes and properties with forced-air systems).
Remove any window AC units and leave them in a closet after ensuring all water is drained from them. If your landlord provided the AC unit and it is too big or heavy to move, leave it in the window. Turn it off before leaving.
Wipe baseboards with a broom to remove dust, then follow with a damp rag
Wipe Kitchen cabinets, counter tops and sink, stove and oven--inside and out. Vinegar or window cleaner make fine degreasers for this purpose.
Refrigerator -- clean inside and out, empty it of food, and turn it off/unplug, with the door left open
Bathtubs, showers, toilets and plumbing fixtures
Sweep and damp-mop wood floors (do not wet-mop wood floors, or put a significant amount of water on them, this can cause permanent damage).
Vacuum carpets and rugs (shampoo if necessary, and always shampoo if you have pets)
Mop kitchen and bathroom floors
If you have a cat/cats, be sure to clean the litter area THOROUGHLY using vinegar solution or other mild cleaning methods. This type of cleaning can be very costly if we have to do it for you. Prevent odor and damage by surrounding the cat box on all sides with rubber/plastic sheets/mats, including placing a doormat or other impervious mat underneath the box.
Dispose of any bulk trash (Bulk Trash = any trash of any kind or amount that does not fit inside your trash can with the lid tightly closed) by removing it from the property.
If you post things on sidewalks etc as “Free” to aid in your move out, be sure those items are gone before you leave the premises. You may be charged if we have to remove any items before or after your move.
Lock and secure all windows and doors. Be sure to test windows for locking by attempting to open them after locking.

Other Helpful Tips to Avoid Charges and For a Smooth Refund

Please don't leave anything behind--that includes bags of garbage, clothes, food, newspapers, furniture, and dishes, plants, or other items. Remember to check the back porch, garage, storage areas, etc. If you reside in a single family home, remember to mow the grass and remove all weeds etc. Also leave the exterior lights on for safety (cancel/move your BGE service so you are not charged for use after your lease end date. You can schedule this in advance).
Please be sure you have disconnected phone and utility services, cancel all newspaper subscriptions.
Also be sure to have submitted a change of address request with your post office.
Please ensure that you have provided us with a forwarding address in writing. Deposit refund checks will be sent to your last known address within 45 days of your lease end. Without new information, your last known address for us will be the home you are moving out of. Us not having an up to date mailing address can cause significant delay in your receipt. We would rather offer you the convenience of direct transfer of your deposit, but due to our legal responsibility we must send your deposit by check only.
Your lease end date may vary from your move-out date if you are moving out early. If you are moving early, your lease end date will be the contract end date or the date a new tenant moves in. Unless you are following the guidelines for an early lease termination (paying up to 6 months of rent up front and other requirements, see your leased for more info) moving out early does not change your liability for the entire lease term nor does it change the date we send the deposit refund.

Deposit Refunds

Your refund will be sent by check to your last known address within 45 days of your lease end. We would like very much to send you a convenient bank deposit for your refund. However, according to Baltimore City code and Maryland Law, we must send a check by mail. We look forward to this requirement being updated.

What is my official lease-end date?

For the purposes of a deposit refund:

If you moved out on schedule, your lease end is the end of your lease contract.
If you moved out early, the lease end is the lease contract end, or the beginning of the new tenant's lease, whichever is sooner. A deposit must remain on the unit at all times until the lease end.

Will deductions affect my credit?

Any deductions made from your deposit will not necessarily cause you any credit or future landlord issues. If you are concerned about that, you can login and make payment against any utility or damage charges posted against your account. Otherwise, such charges only reduce the amount of your deposit refund check. If damages, additional rent charges, utilities, or any combination thereof exceed your deposit, the net amount will be sent to collections within 14 days of our notifying you of those charges. Please make payment immediately to avoid collections.

Roommates and Housemates with different refund amounts

If you had housemates under the same lease, and wish to have one or more parties paid a different amount, please contact us for instructions. All parties must agree to differing amounts. By default, all residents will be sent an equal share of the net refund. Damages and/or utilities are not divided before calculation of the deposit refund.

What if I haven’t received my refund letter and 45 days have passed since I have moved?

If you have provided a valid new address, and 45 days have passed since your official lease end, but you have not received your refund, please contact us so we can review and/or issue a new check.

Remember to forward your mail

As a reminder, please have the mail at your old address forwarded to your new address to avoid inconvenience. We do not forward mail.

FAQ’s about Deposit Refund Charges

I was charged for X month but I moved out in X-1 month. What gives?

This depends. In most cases you would have also received an equivalent or prorated credit to offset this charge. This is caused by an incomplete entry at the time of your initial move-out processing when you were still living in a BMore managed home. This is merely our system charging you for rent but then crediting the same rent back to you so that inaccurate charges are effectively removed (canceled out) and you receive the refund you are entitled to. Look more closely at the total and the credits sections.
This can also be due to an early lease termination or early move out prior to lease end. Physically moving out does not change a lease obligation and charges continue until the lease end arrives. This most commonly happens when one housemate/partner moves out a month or more before the lease is actually up. You are being charged for the remainder of the lease because it was not complete. Please review your lease and correspondence prior to move out.

I was charged for utilities but I moved out in X month. Why?

Utilities are almost always billed in arrears. Your move out/lease end merely sets the date your responsibility ends, not the end of utility bills that had not arrived before you moved out. These utilities most likely apply to dates during which your lease was in force. We do make mistakes so review the details of the charge before contacting us. The details will usually contain applicable dates, information on whether the charge is prorated etc. You may request copies of any utility charged to you at any time.

I was charged for utilities but the applicable dates cover the time after I moved out. Why?

This normally happens when a resident has moved out before the lease end date. Your physical move does not affect whether utilities are charged for the period in question, only the lease end does. You may request copies of any utility charged to you at any time.
Sometimes residents must break leases but another tenant can be found to sign a new lease. These charges for utilities will most likely cover the time up to the new lease start date. This is similar to above, just a different situation with the same result. Please review the charges and your lease. Yes, you must pay for the utilities used during turnover of the home to accommodate the new resident. When you had to break the lease you made the turnover work necessary, and therefore are responsible. After a normal lease termination utilities become the landlord's responsibility.

I was charged a late fee, but you have my deposit for the last month's rent. Why was I charged?

A deposit cannot be used for rent until the final disposition of the security deposit is calculated. This means by not paying your last month rent the payment was late, even if we later applied your deposit to it. The landlord did not receive the benefit of your rent until your deposit was processed and so that is when the payment is recorded.

These charges all occur well after I moved out. Why was I charged?

The charge date is usually the date the charge was processed, not necessarily the applicable date. For example we will receive a bill for water in July for usage in June and depending on when the bill is received we may not post it until August. Also final charges such as damages are posted with the processing date, not necessarily when the repairs were made etc.

I was charged for damages but I did the walk-thru with you and told you it was pre-existing. Why did you charge me?

You are entitled to attend a move-out walk-thru per state law. However, your comments etc do not influence the final damage determination. We review pre-move-in pictures and documentation we have or that you may have provided at your move-in to determine if a necessary repair is damage or pre-existing. Also during the move-out walk-thru we cannot easily compare all of the necessary documents and photos. So we may note your comments but then review the item more thoroughly later and come to a different conclusion. Many people believe that only items noted on a move-out walk-thru report as damage will be charged. This is not true as a subsequent inspection may uncover additional/hidden damage or items marked undamaged during a cursory walk-thru may be found to be damaged after a close inspection and testing. In fact many items we mark as not acceptable on a move-out form are not charged at all. A good example is where touch-up paint spots look fine during an evening walk-thru in low light but the next day in full sunlight they stand out like a sore thumb.

$X to change a light bulb / clean the fridge / remove trash / etc? What the heck?!?

While a light bulb may cost only a couple of dollars and take 2 minutes to install, we have to pay someone to go to the store to get the bulb, bring it to the house, install it etc, and that vendor likely has a minimum hourly charge. It is always in your best interests to take care of the items listed on the move-out checklist and replace any burnt bulbs, dead batteries, and dirty filters yourself. We call this the HGTV Effect: You can renovate that bathroom to be the best in the neighborhood for $(insert ridiculously low price) any day of the week if you provide all of the labor yourself. Otherwise it costs much more when an employee or contractor is involved. We use reasonable labor and vendors but they will always cost more than doing it yourself 100% of the time. It is important to note that these charges are not penalties or punitive. We can only charge the cost of effecting the repair, but we are paying the person doing the repair a reasonable rate for all aspects of it. Trash must be transported to the dump and a dump fee may be incurred even if it is just a couch, etc, etc.

I was charged for cleaning but the house was dirty/did not meet my standards when I moved in. Why did you charge?

Normally if you noted this on your move-in form you will have been offered to have the place properly cleaned or a credit to compensate you for the same. This does not excuse you from leaving the home clean when you move out. In fact this compensation essentially makes the house clean for all intents and purposes. However, if you have record of reporting the home as not clean on your move-in form and were not offered any credit please reach out to us for review. We make mistakes and sometimes we miss an item that should be offset in the final processing. Usually though a dirty house that you lived in needs to be cleaned whether you found it that way or not.

I was charged for cat/pet/smoking odor removal/cleaning. My cat/pet/does not smell! Or I smoked outside! Why was I charged?

Pets, especially cats and their litter areas, and smoking have a distinct odor easily recognizable to non pet-owners/non-smokers. People can easily become nose-blind to these odors because they are around them every day. Our best advice is to have a non-pet-owner non-smoker friend/relative give you their honest opinion of your next home upon move-out to determine if you need to take action to remove the odors. However the best solution is prevention. Proper pet care including regular bathing, regular home hygiene, and care of a litter box and litter area including very regular cleaning of the area or not smoking is the best way to prevent/remove the odor. If you were charged for it, it was very noticeable and was not removed by normal cleaning. This is damage if it affects the landlord's ability to place a normal tenant.