Graduation season is the peak period for tenants moving out in Taiwan, and it is also when rental disputes most often flare up. Damage to the property, missing equipment and arguments over the deposit (押金) cause trouble for landlords and tenants alike when the handover is handled casually.
This guide sets out a six-step handover inspection (點交) procedure. It was written from the landlord’s side, but each step protects the tenant just as much, because the same records that justify a deduction also prove when a deduction is not justified. If you are renting in Taichung, whether as a tenant or as an owner, this is the process to follow.
Before the move-out: preparation starts on day one
A clean handover begins the moment the tenant moves in, not the week before they leave.
Step 1: record the condition at move-in
Before the tenant moves in, photograph and film the whole property in detail: walls, floors, appliances, fittings, everything. At the same time, prepare an inventory of equipment (設備清單) listing every item of furniture and every appliance that comes with the property, with brand and quantity. Both landlord and tenant sign it. This inventory is the single most important reference at the final inspection.
For tenants: insist on this record and keep your own copy. If the landlord does not offer one, take your own dated photos and video on the day you receive the keys and send them to the landlord so there is a shared record. Marks or wear that were already there when you moved in cannot be charged to you later if you can show they were pre-existing.
Step 2: fix the move-out date
Thirty days before the lease ends, contact the other party and agree a specific date and time for the handover inspection. Landlords can send a short handover notice (點交須知) in advance reminding the tenant to clear the property and clean it before the inspection, so that nothing comes as a surprise on the day.
For tenants: the 30-day mark is also your cue to plan cleaning, rubbish removal and, if relevant, moving your household registration or mailing address away from the property.
On the day: inspect together and sign the paperwork
The inspection day is the moment that decides whether the deposit is returned smoothly.
Step 3: check the property and equipment item by item
Bring the signed inventory and the move-in photos, and go through the property together with the other party, item by item. Look specifically for:
- Damage beyond normal use, such as large areas of dirty or marked walls, or obvious scratches on furniture.
- Equipment that is missing or no longer works.
- Dirt and mess, such as rubbish left behind or heavy grease build-up.
If anything is found, photograph it on the spot and agree there and then who is responsible. Do not leave it to a phone call a week later.
Step 4: sign the handover documents
Once both sides agree the inspection is complete, sign the following:
- Property and equipment handover confirmation (房屋、附屬設備點交確認書): records the final condition of the property and its equipment.
- Lease termination agreement (房屋租賃契約終止協議書): formally ends the contract and prevents later legal complications.
For tenants: read the confirmation before you sign. It should describe only what you both saw and agreed at the inspection. If a deduction is proposed that you do not accept, note your objection on the document rather than signing an unqualified confirmation.
Deposit and charges: settle lawfully to avoid a dispute
The deposit must be handled in a reasonable and lawful way, or the dispute simply moves from the property to the money.
Step 5: prepare an itemised statement of charges
If there are costs arising from damage, missing items or inadequate cleaning, list them line by line, and attach a repair quotation or photographs as evidence for each line. Only reasonable costs can be deducted from the deposit. A landlord cannot withhold the deposit without cause.
Step 6: return the balance and issue a receipt
Under the Rental Housing Market Development and Management Act (租賃住宅市場發展及管理條例), once the lease has ended and the tenant has returned the property and settled what is owed, the landlord must return the deposit without interest, or the balance after deducting the relevant charges. If anything is deducted, give the tenant the detailed statement and have them sign to acknowledge it.
For tenants: you are entitled to see that statement. Keep it with your lease, the signed handover confirmation and your move-in photos. If the deposit is not returned after you have handed the property back, our guide to rental disputes explains the steps you can take.
Why a written handover matters more in Taiwan
Many leases in Taiwan are still agreed with a handshake and a deposit in cash. Without a signed inventory and dated photos, neither side can prove the original condition, and deposit disputes come down to one word against another. The six steps above are not bureaucracy for its own sake; they are what allow a deduction to be made, or refused, with evidence.
If your lease is notarised (see lease notarisation), the handover terms are part of the enforceable deed, which is one more reason to write the inventory carefully at the start. And if the lease has quietly rolled past its end date, read fixed-term vs open-ended leases before arranging the move-out.
FAQ
How far in advance should the move-out inspection be arranged?
Contact the other party 30 days before the lease ends and agree a specific date and time. Landlords can send a handover notice at the same time so the tenant knows to clear and clean the property beforehand.
What counts as damage the tenant pays for?
The inspection looks for damage beyond normal use, such as large areas of dirty or marked walls or obvious scratches on furniture, missing or broken equipment, and mess such as rubbish left behind or heavy grease. Compare against the move-in photos and the signed inventory; anything already recorded at move-in is not the tenant’s cost.
Can the landlord keep the whole deposit?
No. Only reasonable, itemised costs supported by quotations or photographs can be deducted. Under the Rental Housing Market Development and Management Act the deposit, or the balance after lawful deductions, must be returned without interest once the property is returned and debts are settled.
Which documents are signed at the handover?
Two: the property and equipment handover confirmation, which records the final condition, and the lease termination agreement, which formally ends the contract.
What should a tenant do if the landlord will not return the deposit?
Keep your lease, the signed handover confirmation, the itemised statement (if any) and your move-in and move-out photos. Then follow the steps in our rental disputes guide.
Conclusion
A move-out that ends without an argument is built at move-in: a signed inventory, dated photos, a scheduled inspection, two signed documents and an itemised deposit statement. Follow the six steps and both landlord and tenant know exactly where they stand. If you would like help setting up a handover process for a property in Taichung, reach us through our contact page. More guides are on the rent hub.