LOCAL RULES

Delaware rental inspection report requirements

Your Delaware rental inspection report has 2 rules to meet. ReportDraft puts every one on your checklist and checks your draft before you sign.

  • The 20-day itemized list of damages with estimated repair costs
  • The tenant's written forwarding address
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Delaware's Landlord-Tenant Code does not require a move-in inspection report. It is strict about the move-out side: within 20 days after the rental agreement ends, the landlord gives the tenant an itemized list of damages with the estimated cost of repair for each. Here is each rule with a link to the official Delaware Code, and how to turn your walkthrough notes into reports that support the list.

Last reviewed October 9, 2026 against the official sources listed below.

Rental inspectionDELAWARE / SAMPLE

Sample notes, 87 words

Move-in inspection
Address: 22 Cedar Court, Unit 4B, Dover, DE
Date: 2026-09-30
Landlord: Pinecrest Property Management
Tenant: Jordan Lee and Priya Raman
...
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79%of your draft is ready from these notes

We sorted 13 items into 6 sections and flagged 5 to fix soon.

  • Fix soonLiving and dining areas

    Carpet has a stain near the sofa wall.

  • Fix soonKitchen

    Dishwasher not working.

  • Fix soonKitchen

    Counter chipped near the sink.

2 Delaware rules on your checklist, including the 20-day itemized list of damages with estimated repair costs.

Still to add

  • RecommendedNotes for entry and hallways
  • RecommendedNotes for laundry and utility

Filled in for you

Inspection typeMove-in
Rental unit address22 Cedar Court, Unit 4B, Dover, DE
Inspection dateSep 30, 2026
Landlord or property managerPinecrest Property Management
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What Delaware requires

  • Within 20 days after the rental agreement ends or expires, the landlord gives the tenant an itemized list of damages to the premises with the estimated cost of repair for each, and pays the difference between the security deposit and those costsDelaware Code, Title 25, s. 5514 (f)
  • If the landlord does not send that list, the law treats it as the landlord's acknowledgment that no payment for damages is dueDelaware Code, Title 25, s. 5514 (f)
  • A tenant who accepts a payment sent with the itemized list agrees to the damages as listed, unless they object in writing to the amount withheld within 10 days of receiving itDelaware Code, Title 25, s. 5514 (f)
  • For damage, the security deposit reimburses the landlord for actual damage caused to the premises by the tenant which exceeds normal wear and tear, or which cannot be corrected by painting and ordinary cleaningDelaware Code, Title 25, s. 5514 (c) (1)
  • Normal wear and tear means the deterioration in the condition of a property or premises by its ordinary and reasonable useDelaware Code, Title 25, s. 5141 (23)
  • Not returning the deposit, or the difference between the deposit and the listed damages, within 20 days after the rental agreement ends entitles the tenant to double the amount wrongfully withheldDelaware Code, Title 25, s. 5514 (g) (1)
  • Notices and the deposit go to the tenant at the address in the rental agreement, or at a forwarding address the tenant gives in writing by the end of the tenancy. Without such an address the landlord is relieved of the notice and of the double-damages liability, but still owes any unused deposit if the tenant claims it in writing within 1 yearDelaware Code, Title 25, s. 5514 (h)
  • Damage caused by an animal is deducted from the pet deposit first, and from the security deposit only where the pet deposit is not enough; the 20-day itemized list applies to the pet deposit tooDelaware Code, Title 25, s. 5514 (i) (1)
  • Where the tenant bought a surety bond instead of paying a deposit, the landlord still gives the itemized list of damages with estimated repair costs within 20 days, and a tenant who does not object within 10 days of receiving it agrees to the damages listedDelaware Code, Title 25, s. 5514A (h)
  • During the tenancy, the tenant reports in writing, as soon as practicable, any defective condition they believe the landlord must repair, unless the landlord already knows of itDelaware Code, Title 25, s. 5505 (a) and (c)

The 20-day itemized list

Within 20 days after the rental agreement ends or expires, the landlord gives the tenant an itemized list of damages to the premises with the estimated cost of repair for each, and pays the difference between the deposit and those costs. Without the list, the law treats the landlord as acknowledging that no payment for damages is due.

A tenant who accepts a payment sent with the list agrees to the damages as listed, unless they object in writing to the amount withheld within 10 days of receiving it. Where the tenant bought a surety bond instead of paying a deposit, the same 20-day list and 10-day objection apply.

What counts as damage

For damage, the deposit covers actual damage caused to the premises by the tenant which exceeds normal wear and tear, or which cannot be corrected by painting and ordinary cleaning. The Code defines normal wear and tear as the deterioration in the condition of a property by its ordinary and reasonable use.

Damage caused by a pet comes out of the pet deposit first, and out of the security deposit only where the pet deposit is not enough. The 20-day list applies to the pet deposit as well.

Addresses and penalties

The list and the deposit go to the tenant at the address in the rental agreement, or at a forwarding address the tenant gives in writing by the end of the tenancy. Without such an address the landlord is relieved of the notice and of the double-damages liability, but still owes any unused deposit if the tenant claims it in writing within 1 year.

Not returning the deposit, or the difference between the deposit and the listed damages, within 20 days entitles the tenant to double the amount wrongfully withheld.

Why a move-in report still matters

No Delaware rule requires one, but every charge on the 20-day list has to be damage caused by the tenant, measured against normal wear and tear. A move-in report made room by room and signed by the landlord and the tenant is the simplest record of what was already there, so each line on the move-out list can point back to a change.

During the tenancy, the tenant reports defective conditions in writing as soon as practicable, unless the landlord already knows of them. A dated routine inspection report gives both sides the same written record.

From walkthrough notes to a finished Delaware report

At move-out, walk the unit room by room and note every item of damage, what caused it if you know, and the estimated repair cost. ReportDraft writes the notes up as a room-by-room report with each item marked and described, ready to carry onto the itemized list, with the tenant's forwarding address in the header and signature lines for the landlord and the tenant.

Use the same rooms and items for the move-in report, so the two reports line up item by item.

Common mistakes

  • Sending the itemized list after 20 days, or not at all, which counts as acknowledging that nothing is owed for damage.
  • Listing damage without an estimated repair cost for each item.
  • Charging for normal wear and tear from ordinary and reasonable use.
  • Taking pet damage from the security deposit before the pet deposit is used up.
  • Sending the list to the old address when the tenant gave a forwarding address in writing.

Sources

Last reviewed October 9, 2026. Next review due January 9, 2027. This page explains published rules to help you write your report. It is not legal advice; the official text linked above governs.