What to Check During an Apartment Tour Before You Sign a Lease
Walk through the apartment with a list, not just your gut
An apartment tour lasts 20 to 30 minutes, and you will forget half of what you saw the moment you leave. Bring a phone or notebook and check things as you go. The goal is to catch problems that cost money to fix later — water damage, broken appliances, missing screens, pest signs — and to understand what the landlord will actually maintain versus what falls on you.
Most leases say the landlord must keep the building's structure, roof, and major systems in working order, but you are responsible for damage you cause and sometimes for minor repairs. If you sign without documenting what was already broken, the landlord can charge you for repairs when you move out. Take photos or video of anything that looks worn or damaged, and ask the landlord to list those items on the move-in inspection form before you sign.
Key Takeaways
- Document existing damage with photos or video during the tour, and ask the landlord to note these items on the move-in inspection form so you are not charged for them later.
- Test every appliance, faucet, and light switch while you are there — what works today may not work tomorrow, and you need proof of the condition before you move in.
- Check for water stains, soft walls, and pest droppings, because these signal problems that are expensive to fix and often get worse after you move in.
- Ask about utilities, trash removal, parking, and snow removal in writing, because verbal promises do not hold up if the landlord changes their mind.
- Visit the building at different times — evening and weekend — to hear noise levels and see how the neighborhood actually feels when you will be living there.
The kitchen and appliances
Open every cabinet and drawer. Look for water damage under the sink, rust on the shelves, and signs of pests like droppings or sticky residue. Run the dishwasher, oven, and stove if they are included. Check that the refrigerator stays cold and the freezer freezes. Test the garbage disposal if there is one. Ask the landlord which appliances they own and which come with the unit — this matters when something breaks and you need to know who pays to fix it.
Look at the condition of the countertop and backsplash. Cracks in tile or laminate can trap water and mold. If the counters are stained or sticky, that tells you something about how the previous tenant lived and how well the landlord cleaned before you arrived. Ask whether the landlord will replace or repair anything before move-in, and get the answer in writing on the lease or a separate document.
Bathrooms and plumbing
Turn on every faucet and let the water run for 30 seconds. Check the water pressure and temperature. Look for rust stains, which mean the pipes are corroding. Flush the toilet and listen for running water after it stops — a running toilet wastes water and money. Check the shower and tub for cracks, mold, or mildew, especially in the corners and around the drain. Mold in a bathroom usually means ventilation is poor or there was a leak.
Look under the sink for water stains or soft spots in the cabinet. Soft wood means water has been sitting there. Ask the landlord when the last time was that they had a plumber in, and whether there have been any water issues. If you see signs of past leaks, ask what was done to fix the underlying problem — not just the visible damage.
Walls, floors, and ceilings
Look for water stains on ceilings and walls, especially in corners and along the top of walls where the roof meets the structure. Water stains mean there has been a leak, and leaks often come back. Press on walls to feel for soft spots or bulging, which means water damage inside the wall. Check the condition of the paint and flooring — worn carpet or linoleum is normal, but large stains, tears, or soft spots are red flags.
Walk the entire perimeter of each room and look at the baseboards. Discoloration or soft spots at the base of walls often mean water has been sitting there. Check closets and corners where light does not reach — these are places where mold and mildew grow. If you smell mustiness or see any black or green spots, ask the landlord directly about water damage history and what was done to address it.
Windows, doors, and locks
Open and close every window and door. They should move smoothly and lock securely. Check for broken seals — if you see condensation between the panes of a double-pane window, the seal has failed and the window will not insulate well. Look for cracks in the glass and gaps around the frame where air leaks in. Test the locks on all windows and doors, including the front door and any sliding doors or patio doors.
Ask about the security system if there is one. Does it work? Who pays the monitoring fee? Are there deadbolts on exterior doors, or just a keyed knob? Ask whether the landlord will change the locks before you move in or whether you are moving into a lock that previous tenants had keys to. In many states, landlords must provide new locks or re-key before a new tenant moves in, but you need to confirm this in your lease.
Heating, cooling, and ventilation
Ask the landlord to turn on the heat and air conditioning while you are there. Feel the air coming out and listen for unusual noises. Ask when the system was last serviced and whether the landlord or tenant pays for maintenance. In most leases, the landlord maintains the system but the tenant pays for filter changes or emergency repairs — confirm this before you sign.
Check for exhaust fans in the bathroom and kitchen. Turn them on and listen for airflow. Poor ventilation traps moisture and leads to mold. Ask whether the landlord will replace filters or whether that is your responsibility. If the apartment feels cold or hot in certain rooms, ask whether that is normal or a sign of a problem with the system.
Utilities, parking, and building services
Ask which utilities are included in the rent and which you pay separately. Get a list in writing. Ask about the average monthly cost for heat, water, and electricity based on the previous tenant's bills — this gives you a realistic picture of what to budget. Ask who pays for trash removal, recycling, and yard waste if applicable. Ask about parking: is it included, reserved, or first-come-first-served? Is there a waiting list for a spot? What happens if you park in the wrong spot?
Ask about snow removal in winter, lawn care in summer, and building maintenance like hallway cleaning or exterior repairs. Ask what happens if something breaks — do you call the landlord, a maintenance line, or an emergency number? Ask how long repairs typically take. Get the landlord's contact information and the process for reporting problems in writing before you sign.
Noise, neighbors, and the neighborhood
During the tour, listen for noise from neighbors, traffic, or nearby businesses. Ask the landlord about noise complaints and whether there are quiet hours in the lease. If possible, visit the building again in the evening or on a weekend to hear what the noise level is actually like when you will be there. Walk around the building and neighborhood. Look for signs of neglect, broken windows in other units, or trash in common areas — these suggest the landlord does not maintain the property well.
Talk to a neighbor if you can. Ask them how long they have lived there, whether they like it, and whether there are any problems with the landlord or building. Ask about pest issues, noise, and maintenance response time. A neighbor's honest answer is worth more than anything the landlord will tell you.
The lease and move-in inspection
Before you sign, ask to see a copy of the lease. Read it carefully or have someone else read it. Look for clauses about who pays for repairs, what happens if something breaks, how much notice the landlord needs to enter, and what happens if you break the lease early. Ask about the security deposit — how much it is, when you get it back, and what deductions the landlord can make.
Ask the landlord to do a move-in inspection with you on the day you move in or the day before. Walk through the apartment together and document the condition of everything — take photos or video. The landlord should give you a copy of this inspection form. This protects you because it proves what was already damaged before you moved in, and the landlord cannot charge you for those repairs when you move out.
Frequently Asked Questions
What should I do if I find a problem during the tour?
Ask the landlord about it directly and get their answer in writing. Ask whether they will fix it before you move in or whether you can deduct the repair cost from rent. If the problem is serious — like mold, pest damage, or a broken heating system — ask for it in writing on the lease or a separate document signed by both of you. Do not rely on verbal promises.
Can I take photos or video during the tour?
Most landlords allow it, but ask first. If they say no, ask why and consider whether that is a red flag about transparency. You have a right to document the condition of the apartment before you move in. If the landlord refuses, take detailed written notes instead and ask them to sign a move-in inspection form listing everything you observed.
What if the landlord will not let me visit at different times?
Ask specifically for an evening or weekend visit. If they refuse, that is unusual and worth questioning. You have a right to see the apartment under the conditions you will actually live in. If they will not allow it, consider whether this landlord respects tenant rights and whether you want to sign a lease with them.
Should I hire an inspector before signing?
A professional home inspector costs $200 to $400 and is most useful for houses or if you suspect serious structural problems. For an apartment, a thorough walk-through with a checklist and photos usually catches the problems that matter. If you see signs of water damage, mold, or pest issues, paying for an inspector's opinion before you sign is money well spent.
What if I notice a problem after I move in?
Report it to the landlord in writing immediately — email or a letter with a date stamp. Keep a copy. In most states, landlords have a set number of days to make repairs for serious problems like no heat, broken plumbing, or pest infestations. If they do not, you may be able to repair it yourself and deduct the cost from rent, but the rules vary by state. Check your local tenant rights before you act.