Most move-out disputes come down to one question: what state was the flat in at move-in? The handover report (átadás-átvételi jegyzőkönyv) answers it. Half an hour on day one, and at the end of the tenancy nobody has to argue from memory.
What to record
- Meter readings: electricity, gas, water, with photos.
- Keys: how many, and for which door.
- Condition room by room: walls, floor, doors, windows.
- Furniture and appliances: what's in the flat, and whether it works.
- Existing damage: scratches, stains, cracks, photographed close up.
Room by room
Always go in the same order, say from the hallway to the bathroom. That way nothing gets missed, and you can walk the same route at move-out.
- Hallway: front door, lock, intercom, wardrobe.
- Living room and bedrooms: walls, floor, windows, shutters, radiators, lights, furniture.
- Kitchen: worktop, cupboards, hob, oven, fridge, dishwasher, extractor hood, tap.
- Bathroom: tiles, grout, bath or shower, toilet, sink, mirror, vent, washing machine.
- Balcony, cellar, storage: if they come with the flat.
The inventory
For a furnished flat, the inventory is a separate list: what's in the flat, with quantities and condition. You don't need to list every spoon, but larger items, appliances, textiles and decor, yes. Without an inventory, it's hard to say at move-out what's missing.
Why photos?
"A small scratch on the kitchen worktop" means something different to everyone. A dated photo doesn't. Ten good pictures beat a long description.
At move-out, take photos again from the same angles. Then the two states can be compared directly, and settling the deposit is simple too.
How to take good photos
- One overview shot of each room from a corner, then close-ups of the details.
- Close and wide shots of any damage: one shows the damage, the other shows where it is.
- In daylight, with the lights on.
- Meters must be readable, including the serial number.
- Don't edit the photos. A filter or a crop can start an argument.
The date is what matters. If the photos go into the report from an app, with a timestamp, there's no question later about when they were taken.
Both of you sign it
The landlord and the tenant both sign the report, and each of you keeps a copy. If the tenant finds a defect later, they should report it in writing within a few days.
The report is an annex to the lease. Refer to it in the lease, so it's clear the two are valid together.
At move-out
The move-out handover is the same thing in reverse:
- Read the meters, with photos.
- Walk through the rooms in the same order.
- Compare with the move-in photos.
- Write down the differences, and which is wear and which is damage.
- Take back the keys, counting them.
- Sign it, and mark any disputed items too.
Normal wear and tear isn't damage. We go into more detail in our article on deposits.
Insurance and damage
The report doesn't only matter for the deposit. If there's damage, the insurer will also ask what state the flat was in before. See our article on home insurance for rentals.
FAQ
Is a handover report mandatory?
No law requires it, but without one, neither side can prove much. It's in both the landlord's and the tenant's interest.
What if the tenant won't sign it?
Note that you offered it, and send them the report and photos in writing. Ask them to tell you if they disagree with anything.
Do we need a witness?
It's not required, but it can help in a dispute. Dated photos are usually worth more than a witness.
Make it easier
Rentkey's mobile handover guides you room by room and tells you what to photograph. Photos go into the report with a date, and at move-out you see the same points again.
