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Move-In & Move-Out Guide

Everything you need for a smooth transition.

Getting Settled

Move-In Checklist

Sign lease and pay security deposit + first month's rent
Set up renter's insurance (required before move-in)
Transfer utilities into your name (electric, gas, water, internet)
Complete move-in inspection with property manager
Collect keys and review property access information
Set up tenant portal for rent payments and maintenance requests
Document any existing property conditions within 48 hours
Moving On

Move-Out Checklist

Provide written 30-day notice (or as required by your lease)
Schedule a pre-move-out inspection
Clean the entire property thoroughly
Repair any damage beyond normal wear and tear
Remove all personal belongings and trash
Transfer utilities out of your name
Return all keys, remotes, and parking passes
Provide forwarding address for security deposit return

Questions about your move? We're here to help.

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Let's talk about your property and see if we're the right fit.

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Your Home, Start to Finish

Moving In or Moving Out?

Everything you need, from your first walk-through to your last.

I'm Moving In

Set up your home and protect your deposit from day one.

Start Here →

I'm Moving Out

Know exactly what to expect, what to clean, and what you will get back.

Start Here →
Moving In

Before You Get the Keys

1

Get Into Your Portal

Your resident portal is home base for everything.

Your resident portal is home base. Pay rent, submit maintenance requests, track work orders, message our team. You should have received an invite from Rentvine during leasing. If not, contact us and we will send a new one.

Log In to Resident Portal

2

Set Up Utilities

Get water, gas, and electric active before move-in day.

Your lease specifies what is included and what is your responsibility. During leasing you received a link to set up utilities through Utility Profit. It shows every provider at your address and walks you through activation. No fees. If you did not receive this link, contact us through the portal.

Utilities need to be active before we hand you the keys. A unit without running water or electricity creates habitability issues and we cannot complete the move-in process without them.

3

Your Pre-Move-In Inspection

We walk the unit together and hand over your keys.

Before you receive your keys, the Best Nest team conducts a pre-move-in inspection of the unit. You are welcome to join us for this walkthrough. During the inspection we hand over your keys and walk the property together, covering water and gas shut-off locations, breaker panel orientation, fire alarm and CO2 detector testing, and any safety details specific to the unit.

Every Best Nest unit is professionally cleaned and carpets are professionally steam cleaned before a new resident moves in. This inspection confirms the unit meets that standard and documents its condition at handoff.

This is the starting line. The condition of the unit at this inspection is the same standard we measure against at move-out. Everything documented here protects you later.

4

Complete Your Move-In Inspection Form

You have seven days to document everything.

After receiving your keys, you have seven days to complete your own move-in inspection form. This is your chance to document anything the pre-move-in inspection may not have caught. Some things only reveal themselves after a few days of living in the space.

Take photos of everything. Every room, every surface, every appliance. Photograph the floors, walls, ceilings, fixtures, countertops, cabinets, closets, windows, doors, and exterior areas. Save these photos. They are your proof. If you spot something, send your own photos or videos through the portal. We would rather know about it now than sort it out at move-out.

5

Know Your Contacts

Office, hours, maintenance, and emergency line.
Office1223 Cleveland Avenue, Suite 200-36, San Diego, CA 92103
HoursMonday through Friday, 9:00 AM to 4:00 PM
MaintenanceSubmit through your Resident Portal
Emergency(619) 431-4718
6

Resident Benefits Package (Optional)

Credit reporting, liability coverage, and more at $39/month.

Best Nest offers an optional Resident Benefits Package at $39/month. Credit reporting, liability coverage, identity theft protection, HVAC filter delivery, 24-hour emergency maintenance, move-in concierge, and pest control. This is separate from renters insurance. Enrollment details are available in your portal.

The Essentials

Rent and Your Security Deposit

Rent

  • Due the 1st of every month
  • Late after the 5th (see lease for grace period)
  • Late fee: 5% on day 6, then $25/day escalating, max 10%
  • Pay online through your portal (ACH or debit only)
  • In-person: checks or money orders at our office inside Gather Cowork
  • After-hours drop box available 24/7

Security Deposit

  • Capped at one month's rent (California law)
  • May only be used for: unpaid rent, cleaning, damage beyond normal wear, restoring furnished items
  • Returned within 21 days after you move out and return keys
  • Comes with an itemized statement, photos, and receipts
Best Nest drop box at 1223 Cleveland Avenue, Hillcrest
Drop box at 1223 Cleveland Avenue, Hillcrest. Mark envelope Attn: Best Nest PM, Suite 200-36.

Your deposit is protected by how well you document your move-in. The condition we handed the unit to you in is the same condition we expect it returned in.

Before you leave, you have the right to request a pre-move-out inspection so there are no surprises. Read the Move-Out section now. Seriously.

Jump to Moving Out →
First 48 Hours

Walk Your Home Like You Own It

  • Walk every room slowly. Open every cabinet, test every outlet, run every faucet.
  • Confirm you know your shut-off locations (covered during pre-move-in inspection).
  • Identify your HVAC filter size and check if one is installed.
  • Know your parking assignment and any restrictions.
  • Introduce yourself to neighbors if comfortable doing so.
  • Complete your move-in inspection form within seven days.
  • Report anything you find through the portal.

Report everything now. A stain you do not report in your first week may become a deduction on your last day.

Moving Out

How Moving Out Works

1
Give
Notice
2
Pre-Move-Out
Inspection
3
Clean &
Prepare
4
Return
Keys
5
Get Deposit
Back

Give Notice

30 days written notice through the portal or in writing. Rent runs through the end of the notice period, not your physical move-out date. If you give notice on March 10, you owe through April 9.

Breaking a lease early? 60 days written notice plus one month's rent termination fee. You remain responsible for rent until a replacement tenant takes possession or the notice period ends. Exceptions exist for domestic violence, military deployment, and other qualifying circumstances.

Request Your Pre-Move-Out Inspection

You have the right to request a pre-move-out inspection. This is standard practice at Best Nest and required by California law. We walk the unit within the last 14 days of your tenancy and give you an itemized list of anything that may result in a deduction. You then have the remaining time to address those items yourself.

A $30 fix you handle yourself could save you a $200 vendor charge. We strongly recommend every resident take advantage of this.

Clean and Prepare

Every Best Nest unit is professionally cleaned and carpets are professionally steam cleaned before a new resident moves in. That is the standard we set, and it is the standard we expect when you return the unit. We know this is not easy if you have never done a move-out clean before. That is exactly why we publish the full checklist and cost schedule below. No guessing.

Jump to Cleaning Standards ↓

Return Keys and Move Out

Leave all keys, fobs, garage remotes, and access devices in the designated kitchen drawer. Set up USPS mail forwarding. Provide a forwarding address for your deposit refund.

Get Your Deposit Back

Within 21 days, you receive an itemized statement listing any deductions, with photographs and receipts or good-faith estimates. If you paid your deposit electronically, the refund comes back electronically. If there are no deductions, you get the full amount back.

What You Owe, What You Don't

The Line Between Wear and Damage

Normal Wear and Tear (Not Chargeable)

  • Paint faded from sunlight
  • Carpet worn from foot traffic
  • Small nail holes from hanging pictures
  • Minor scuffs on walls from furniture
  • Faded curtains from sun exposure
  • Worn door handles from regular use
  • Minor bathtub discoloration
  • Loose grouting around tiles
  • Scuffed wood floors from normal use

Damage Beyond Normal Wear (Chargeable)

  • Holes larger than a small nail hole
  • Carpet stained, burned, or torn
  • Large anchor holes or significant wall damage
  • Gouges, scratches, or writing on walls
  • Broken or missing window coverings
  • Broken doors, handles, or locks
  • Broken or cracked windows
  • Pet damage (scratches, stains, odor)
  • Unauthorized paint or wallpaper

Not sure which category your situation falls into? You have the right to request a pre-move-out inspection. We will walk the unit with you and tell you exactly what may be deducted before it matters.

Cleaning

The Standard We Set Is the Standard We Expect

Every unit is professionally cleaned before you moved in. That is the standard your unit is measured against at move-out. A move-out clean is not the same as routine housekeeping. It is thorough, detailed, and time-consuming. If you have never done one before, use these checklists as your guide. You can also hire our vendors at the rates below, or bring your own professional cleaner.

Kitchen

$75 to $150

Oven interior, racks, drip pans. Stovetop and range hood. Refrigerator interior (shelves, drawers, gasket, top). Dishwasher interior and filter. Microwave. Sink, faucet, disposal. Countertops, backsplash, cabinet faces. Inside all cabinets and drawers. Floor including under appliances and along baseboards.

Full Bathroom

$50 to $70

Toilet (bowl, base, tank exterior, behind). Shower/tub (tile, grout, caulk, showerhead, glass doors). Sink and vanity. Mirror. Exhaust fan cover. Floor including behind toilet. Towel bars and mounted accessories.

Half Bathroom

$35

Toilet (bowl, base, tank exterior, behind). Sink and vanity. Mirror. Exhaust fan cover. Floor including behind toilet. Towel bars and mounted accessories.

Bedroom

$40 / $45 carpet

Light fixtures and ceiling fans. Switch plates and outlet covers. Walls (remove nails, hooks, anchors, adhesive strips, fill small holes). Baseboards. Window tracks, sills, glass. Blinds (dust or wipe each slat). Closet interiors. Doors (both sides, handles, hinges). Floors.

Living / Dining Room

$40 / $45 carpet

Light fixtures and ceiling fans. Switch plates and outlet covers. Walls (remove nails, hooks, anchors, adhesive strips, fill small holes). Baseboards. Window tracks, sills, glass. Blinds (dust or wipe each slat). Doors (both sides, handles, hinges). Floors.

Hallway / Stairs

$15 / $15 carpet

Light fixtures. Baseboards. Walls and handrails. Floor and stair treads.

Garage

$30

Sweep or mop floor. Remove all items, trash, and debris. Wipe shelves and workbench surfaces. Clean garage door tracks.

Patio / Balcony

$20

Sweep or hose down surface. Remove all items, planters, and debris. Wipe railings and light fixtures.

Every unit is different. Size, layout, and the level of buildup we find all shift where you land on each range. A clean, well-kept unit lands at the low end. A heavier clean lands at the high end. Request your pre-move-out inspection and we will give you an idea before you leave.

Transparency

What Deductions May Cost

Item Typical Cost How to Avoid It
Full unit cleaning$300 to $900Use the per-room schedule above
Carpet cleaning$150 to $300/roomPer-room schedule above
Carpet replacementProratedMay only be charged for remaining useful life
Wall repair$50 to $150/areaRemove hardware, spackle small holes
Blind replacement$25 to $75/blindClean regularly, do not force slats
Trash/junk removal$200+Remove everything
Unreturned keys$50 to $200Return all keys, fobs, remotes
Unauthorized paint$200 to $500/roomGet approval first, repaint to original
Pet damageVariesAddress scratches, stains, odor early

These are estimates, not fixed prices. Actual costs depend on the scope of work and condition of the unit. Your pre-move-out inspection is the best way to know what may apply before you leave.

California Law

You Only Pay for What's Left

California law requires that charges for items with a defined useful life be prorated. If an item is past its useful life, it cannot be charged against your deposit. The bars below show the full lifespan of each item. The filled portion represents time already consumed. You are only responsible for the remaining value.

Carpet10 years
Used (example: 6 yrs)40% chargeable
Vinyl / LVP / Laminate10 years
Used (example: 4 yrs)60% chargeable
Hardwood Refinishing10 years
Used (example: 7 yrs)30% chargeable
Tile and Linoleum15 years
Used (example: 8 yrs)47% chargeable
Interior Paint3 years
After 3 years of tenancyRepainting cannot be charged
Drapes and Blinds7 years
Used (example: 3 yrs)57% chargeable
CleaningNot prorated
Full cost if not completedNo depreciation applies

Paint proration is not the same as wall damage. If the only reason for repainting is damage (large holes, gouges, unauthorized paint), the full cost of repair may be charged as damage regardless of how long you lived there.

Questions About Your Move?

The best way to protect your deposit: complete your move-in inspection thoroughly, exercise your right to a pre-move-out inspection, clean well, fix what you can, and return the unit in the condition you found it.

Log In to Resident Portal

(619) 431-4718  |  maintenance@bestnestpm.com