Your property is an investment. Protect it with an independent record of its condition.
An independent, dated record of a property’s condition — for a rental turnover, an investor purchase where you’d rather have a document than a full inspection, a vacant unit, or a simple baseline. For landlords, property managers, and investors across St. Charles, Franklin, Warren, Lincoln, and St. Louis counties.
InterNACHI Certified | Same-Day Reports | Flat-Rate Pricing | Independent Third Party | Weekend Availability
An independent record of condition — not a home inspection
A property condition documentation report is an independent, dated photographic and written record of a property’s observable condition at a single point in time. It gives you a defensible baseline and makes it easy to see what changed between two documented dates.
What we do
-
Record observable condition, room by room
-
Photograph in a standard repeatable sequence
-
Index every notable condition to a photo
-
Give you a baseline you can compare against later
-
Identify visual damage to building materials or system
What we don't do
-
Determine fault, cause or responsibility
-
Judge repair cost or code compliance
-
Test systems or evaluate for defects
-
Replace a home inspection
For Landlords: Every Dollar you can't defend comes off your return
Every residential tenancy in Missouri ends with a thirty-day clock. To lawfully keep a dollar of a security deposit, a landlord has to be able to prove what the unit looked like on move-in day. Most can’t — they rely on memory, a few phone photos, or a checklist the tenant never signed.
An independent, dated, room-by-room record turns a he-said, she-said dispute into a documented before-and-after. What you can defend is money you keep on the investment; what you can’t prove is damage you absorb — and the same record protects the tenant’s right to a fair return.
RSMo §535.300 — deductions are limited to restoring the unit to “its condition at the commencement of the tenancy,” ordinary wear and tear excepted.
2x
A landlord who withholds wrongfully can be liable for up to twice the amount withheld.
$200
What it costs to protect that return.
The $200 Move-In / Move-Out Record
A flat-rate, standardized record built for rental turnover — roughly an hour on site, delivered same or next business day.
-
On-site visit. About one hour at the property.
-
Standardized photography. Roughly 50–80 photographs, scaled to the size of the home, in a repeatable room-by-room sequence.
-
Condition & damage log. A structured table that indexes every notable condition to a photo — no hunting through images.
-
Exterior record. Front, rear, and side elevations, plus any visible exterior conditions.
-
Major-equipment identification. HVAC, water heater, electrical panel, and appliances by make, model, and serial where accessible — a basic asset inventory as a bonus.
-
Selective measurements. Anything that could reasonably be disputed later gets measured.
-
Delivery. A clean, standardized report, same or next business day.
How it works
Schedule
Tell us the property and whether it’s a move-in, move-out, or periodic record.
We Document
About an hour on site, capturing a standardized set of photos and a condition log.
You get the report
Delivered same or next business day, ready to file.
Move-Out repeats the process
We recreate the same shots, so changes are immediately obvious.
Who orders these records — and why
Four situations, one standardized record. The same field method protects your investment whether you’re buying a property, turning over a rental, checking on a vacant unit, or just want a baseline on record. Every one produces a standardized record you can compare against a future visit — and for repeat clients, they all live behind a single link.
Landlords & Property Owners: Protect Every Turnover
You turn units over, and the security deposit is always where it gets contentious. A dated move-in record — matched by a move-out record when the tenant leaves — turns a he-said, she-said into a documented before-and-after and keeps your deductions defensible under Missouri law.
Move -in / Move-Out Record: $200
Investors Buying:
Protect the Purchase
You’re closing on a property and you’ve decided not to order a full inspection — but you still want a record of what you’re buying. You get a dated, independent record of the property’s observable condition at purchase, on file from day one. It documents condition only, and is never a substitute for an inspection.
Investor Purchase Record: $200
Owners & Estates:
Protect a baseline
You own the property, or you’re settling an estate, and you want an objective record of its condition and major systems. You get a general baseline you can point to for insurance, for family, or for your own records — and compare against down the road.
Property Condition Record: $200
Anyone with a vacant unit: Protect it when empty
A unit is sitting empty between tenants, in probate, or waiting to sell. You get recurring, dated documentation of its condition on a monthly or quarterly cadence, so nothing changes while it’s vacant without a record of it.
Vacant Property Check: $200
For Repeat Clients: Every Report, behind one Link
Repeat clients don’t get a pile of one-off links to track down. Every record we produce for you lives in a single client portal — one link, all your reports.
-
One link, not one per report. Pull up any unit or any date without digging through email for the right file.
-
Every property’s history in one place. Move-in, move-out, purchase, condition, and vacant records across your whole portfolio, side by side.
-
The documentation system you didn’t have to build. Your properties’ records, organized and available whenever you need them.
What’s not included
To keep the record neutral and the scope clear, the standard service does not include:
Home Inspection
Code Compliance
Electrical Testing
Plumbing Testing
HVAC Testing
Roof Inspection
Attic Inspection
Crawlspace Inspection
Structural Analysis
Mold Assessment
Thermal Imaging
Repair Recommendations
Cost Estimates
Determination of fault or cause
WHERE WE WORK
St. Charles, Franklin, Warren, Lincoln, and West St. Louis counties — including Saint Charles, St. Peters, O'Fallon, Wentzville, Lake Saint Louis, Cottleville, Dardenne Prairie, Wright City, Troy, Washington, Union, Chesterfield, Wildwood, Ballwin, Manchester, Maryland Heights, and the surrounding towns.
Questions landlords & managers ask
No. A home inspection evaluates a property against professional standards and identifies material defects. A property condition documentation report does not evaluate, diagnose, or determine what is wrong with a property. It creates an independent, dated record of the property’s observable condition at a single point in time, so you can see what changed between two documented dates.
The standard Tenant Move-In / Move-Out Record is a flat $200. It includes roughly one hour on site, 50 to 80 standardized photographs scaled to the size of the property, a room-by-room condition log, exterior documentation, and major-equipment identification, delivered the same or next business day.
The move-in visit establishes a standardized set of photographs and a condition log. When the tenant leaves, the move-out visit repeats the same views, so changes are immediately apparent. Each area is noted as unchanged, a new condition, repaired, changed, or unable to compare. Tech Inspect documents the change; it does not determine who is responsible for it.
Under Missouri law (RSMo §535.300), a landlord may keep part of a security deposit only to restore a unit to its condition at the start of the tenancy, ordinary wear and tear excepted, and wrongful withholding can expose the landlord to up to twice the amount withheld. A dated, independent move-in record is objective evidence of that starting condition, which protects the landlord’s right to deduct and the tenant’s right to a fair return.
Both. Because the record is independent and simply documents observable condition, it can be ordered by a landlord, a tenant, a property manager, or an investor. Each engagement names a single client, and the report documents condition only.
Every room receives a standardized photographic sequence — overview, opposite view, floor, ceiling, walls, windows, and doors — plus separate photographs of any notable condition. Kitchens, bathrooms, the exterior, and major equipment such as the HVAC system, water heater, and electrical panel are documented, and anything that could reasonably be disputed later is measured.
Tech Inspect Home Services documents properties across its five-county service area in eastern Missouri: St. Charles, St. Louis, Franklin, Lincoln, and Warren counties.