LIMITED TIME: FREE move-out re-inspection ($150 value) with any booking. Ends Oct 31
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What to know before you book.
Pre-lease rental inspections for San Antonio renters. Photos, a plain-English report, and a record you can keep. Most people book Complete at $249.
Pre-Lease & Professional Renter Inspections
What is a pre-lease rental inspection?
A walkthrough by an independent, renter-only inspector that documents the unit's condition (dated photos, notes, and checks of things like AC, plumbing, appliances and outlets) before you sign a lease or move in. It gives you proof of what was already there, so it can't come out of your deposit later.
Why should San Antonio renters get a professional pre-lease inspection?
SA's heat, variable property conditions, and common issues (AC failures, plumbing, pests) make it essential. Independent documentation gives you leverage for repairs and evidence for deposit disputes later.
How much does a pre-lease inspection cost in San Antonio?
Three packages: Essential $199 (photos + short report). Complete $249 (full photo set, plain-English report in 24 hours, office summary, Deposit Proof Guarantee). Complete for most leases book this one. Shield $399 (everything in Complete + help organizing your file if they deduct + move-out re-inspection credit). No surprise trip fees inside the listed service area.
What's included in a standard pre-lease inspection?
In Complete, we walk the unit room by room and photograph every visible issue: AC/heat, plumbing, appliances, outlets and switches, smoke/CO detectors, doors, locks, windows, walls and floors. You get dated photos and a plain-English report within 24 hours, plus a summary you can forward to the office.
How long does a professional rental inspection take?
Inspection time depends on the unit's size and condition. Contact us before booking if you need an estimated inspection duration for your move-in schedule.
When should I schedule a pre-lease inspection?
Ideally right after your rental tour but before signing the lease. Same or next-day availability is often possible for time-sensitive moves.
Can I hire an inspector independently of the landlord?
Yes — independent inspections provide unbiased evidence. You can still attend the landlord's walkthrough and use both sets of documentation.
What are the most common issues found in San Antonio rental inspections?
AC/heat problems, plumbing leaks or poor drainage, water stains and signs of leaks, pest evidence, non-working outlets or smoke detectors, flooring damage, and peeling paint.
Will my landlord allow a professional inspector inside the unit?
Most do, especially if you request it politely during the tour. It's in their interest to address issues early.
Do you offer packages that include move-out
protection?
Yes. Shield ($399) includes a move-out re-inspection credit and help organizing your file if the office deducts. Book by Saturday, Oct 31 and every booking gets a free move-out re-inspection.
Move-In / Move-Out & Deposit Protection
What if you miss something?
Complete and Shield only: if we miss a visible issue that is later used to take documented money from your deposit, we refund the inspection fee. Not included with Essential.
Covers visible conditions present at the inspection. Not new damage, hidden in-wall problems, or issues created after move-in.
Should I do a move-in walkthrough with the landlord?
Yes. Take dated photos on your phone, use a checklist, and get it signed. A professional inspection strengthens this record.
How does a pre-lease inspection help at move-out?
It creates a clear "before" file for comparison, helping dispute unfair deductions from your security deposit.
What is a move-out inspection?
A move-out inspection documents the visible condition of a rental unit when a tenant is preparing to leave. Photos and written notes can help create a record of the unit's condition at move-out.
How can I protect my security deposit in San Antonio?
Thorough pre- and post-inspections, written repair requests, and keeping all records. Texas law requires itemized deductions within 30 days.
What should I bring to a self-guided rental walkthrough?
Phone/camera, charger (for outlets), flashlight, notepad, checklist, and tape measure. Test everything yourself.
City of San Antonio Programs & Code Enforcement
What is San Antonio's Proactive Rental Inspections Program?
A 2023 initiative targeting "bad actor" complexes with repeated violations. Registered properties face extra monthly inspections and fees to enforce housing codes.
How do I report code violations in my San Antonio rental?
Call 3-1-1 or use the city's online portal. Provide photos/evidence. Inspections focus on health, safety, and Property Maintenance Code standards.
Can my complex be inspected by the city without notice?
Yes, especially if it's on the proactive registry or has recent violations. Routine city inspections help maintain standards across multi-family properties.
What happens if my complex is a "bad actor" under city rules?
It may require registration, pay fees, and undergo frequent inspections until compliance improves.
Practical & Business-Specific Questions
What areas should I focus on during a rental tour in San Antonio?
HVAC (critical for heat), plumbing, windows/insulation, pest control history, parking, amenities, and signs of prior flooding or deferred maintenance.
Are there free resources or checklists for rental inspections?
Yes — printable move-in/move-out checklists, red-flag guides, and city renter resources are available. Professional services provide more comprehensive documentation.
Can I check the rental myself?
Yes. Our free move-in checklist takes you room by room and shows you how to document what you find. If you want it done for you, MTIS checks the whole rental, takes dated photos, and sends you a written report within 24 hours that you can send to the office.
How soon after inspection do I get the report?
Within 24 hours of the inspection. You get a plain-English report with dated photos, and we text and email you when it's ready.
Can out-of-town parents or guardians use your inspection services?
Yes. Parents or guardians can contact us to discuss inspection arrangements for a renter in San Antonio. Please contact us before booking to confirm the available options.
Do you offer packages that include move-out protection?
Our inspection packages include Essential ($199), Complete ($249), and Shield ($399). Contact us to confirm the current Shield package benefits and any available move-out protection options.
Is a professional inspection better than doing it myself?
We check every room the same way and give you dated photos and a written report. We document visible condition only. We are not a TREC home inspector.
Tenant Rights & Legal Questions
What are my rights regarding rental repairs in San Antonio?
Landlords must make diligent efforts to fix issues affecting health/safety. Document requests in writing; involve code enforcement if needed. Retaliation is prohibited.
Do I have to let the landlord inspect my rental during my tenancy?
Usually yes, with proper notice per your lease (for routine checks, repairs, or showings). Texas law balances tenant privacy with landlord rights.
Are smoke detectors and other safety features required?
Yes — working smoke/CO detectors are mandatory. Landlords must maintain them; note any issues during inspections.
Can a landlord evict me for failing a routine inspection?
Only for serious violations of the lease (e.g., major damage, illegal activity). Minor issues usually get a chance to correct.
Read the answers. Then book before you sign.
Complete for most leases.
book Complete — $249. Report in 24 hours.
Independent pre-lease inspections for San Antonio renters. We document the unit before you sign so your deposit isn’t covering someone else’s damage.
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