Best Move-In and Move-Out Inspection Apps for Landlords in 2026

What we looked for

An inspection app has one job: produce a record of the unit's condition at move-in that you can put next to its condition at move-out, and that a tenant, a tribunal or a judge will accept. We compared each app on the features that serve that job. For the longer version of what matters and why, see what to look for in a rental property inspection app.

• Side-by-side move-in and move-out comparison, so changes are obvious instead of buried in two separate PDFs.
• Dated photos tied to a room and item.
• Tenant and landlord signatures on the phone.
• A PDF report you can send the tenant the same day.
• Who it is built for and what it costs, because an enterprise tool priced per door is the wrong fit for someone with three rentals.
• Canadian support, since most US-built apps say nothing about provinces, deposit rules or forms like BC's RTB-27.

The apps at a glance

"Not stated" means the vendor's own pages did not say, not that the feature is missing. Platforms are as listed on each vendor's site or App Store page.

1. Tenatur: best for small landlords who want AI to do the typing

Tenatur is our product, so weigh this section accordingly. It is built for independent landlords and small property managers. You photograph each room and the AI identifies the items in the photo, rates their condition and flags visible damage, which you confirm or correct. At move-out it shows each item's move-in photo beside the new one, works out deductions against the deposit, and adds deposit interest where the province requires it. Both parties sign on the phone and you get a PDF report and a shareable link.

• Price: free to start.
• Platforms: runs in the browser on any phone or computer; nothing to install.
• Canada: deposit limits, return deadlines and interest rules for Alberta, BC, Manitoba, Ontario, Saskatchewan, Nova Scotia and New Brunswick, plus five US states.
• Limits: it produces its own report rather than filling in official government forms such as RTB-27. It is newer and smaller than the established names, and it has no team or enterprise features yet.

Try a free inspection, or read how it compares head to head with RentCheck and SnapInspect.

2. zInspector: best free option for a handful of units

zInspector positions itself for everyone from a few rentals to thousands of units. Its site lists a free plan for small portfolios (the homepage says under 5 units, the App Store listing says 5 or fewer properties) and a 15-day trial of paid features without a credit card. The App Store listing describes move-in versus move-out comparison with side-by-side reports and timestamped photos, and the homepage lists tenant digital signatures (zTenant) and AI-powered inspections.

Good fit if: you want a mature, widely used app and your portfolio is small enough for the free tier. Watch for: paid prices are not shown on the pricing page, and Canada is not mentioned. App Store rating: 4.9 from 815 ratings (November 1, 2026).

3. RentCheck: best for property managers using tenant-guided inspections

RentCheck is built for property management companies, with a twist: tenants can complete inspections themselves, guided by the app. Its pricing page lists three plans billed per door per month with a 14-day free trial, and features including side-by-side inspection comparison, time-stamped photo, 360 and video capture, customizable PDF reports and AI Damage Assist on higher plans.

Good fit if: you manage enough doors that tenant self-inspections save real staff time. Watch for: per-door pricing adds up for small landlords, the plan amounts are not shown in the page text, and Canada is not mentioned. App Store rating: 4.8 from about 21,000 ratings (November 1, 2026).

4. Pendo: best established option built in Canada

Pendo describes itself as proudly Canadian, is based in Vancouver and lists LandlordBC as a partner. Its pricing page starts at $13.50 a month billed annually for 1 to 5 units, with higher tiers for property managers and enterprise, and a 30-day trial with no card. It runs on iOS, Android and the web, shows the move-in condition beside each item during a move-out, and locks date-stamped signatures from both landlord and tenant.

Good fit if: you are in BC or elsewhere in Canada and want a Canadian vendor with a track record. Watch for: the pricing page lists more than one figure for the entry plan, so confirm the current price; AI condition detection is not mentioned.

5. SnapInspect: best for asset managers who want reports their way

SnapInspect serves property managers, asset managers and owners. Pricing is by demo or quote, in US dollars, billed per managed asset with unlimited inspections and a 14-day free trial. It lists e-signatures, PDF and Word exports, photos stamped with date, time and location, side-by-side comparisons, and hands-free AI inspections where you talk through the walk-through and it writes the report.

Good fit if: you need flexible report formats across many assets. Watch for: no published prices, and Canada is not mentioned.

6. Chapps Rental Inspector: best for agencies paying per inspection

Chapps Rental Inspector comes from a Belgian company and is aimed at rental professionals such as letting agents and housing associations. It combines an annual plan with credits, one per completed inspection, and lists prices in Canadian dollars among other currencies, with a 30-day trial of up to 10 reports. It supports move-in, interim and move-out inspections with landlord and tenant digital signatures and PDF reports with photos.

Good fit if: you do inspections for others and want to pay per report. Watch for: the pricing page gives different figures in different places, and side-by-side comparison is not mentioned.

7. HappyCo: best for large multifamily operators

HappyCo is a platform for multifamily owners, operators and maintenance teams, sold by demo. Its inspection and task products have been combined into one app, Happy Property, and its site lists time-stamped photos, signatures and audit-ready documentation.

Good fit if: you run apartment buildings with on-site maintenance teams. Watch for: it is more platform than inspection app, priced for operators rather than individual landlords.

The free option: a checklist, your phone and an email

You do not need an app to protect a deposit. A printed checklist signed by both parties, a dated photo of every room and every flaw, and an email to the tenant with everything attached will hold up in most places. Our landlord move-in inspection checklist is free and printable, and tenants have their own tenant move-in checklist.

Where this falls down is move-out. Lining up two sets of photos by hand, months or years apart, is where most self-made records get messy, and it is the main thing an app saves you.

Will a tribunal accept an app's report?

Tribunals and courts care about what a report shows, not which software made it: the date, the condition of each room and item, photos that clearly belong to the unit, and both signatures. In British Columbia the government provides form RTB-27, but landlords can use their own form. In Alberta the regulation sets what the report must contain rather than one specific form; see the Alberta inspection guide. Manitoba prescribes Form 5 when a condition report is requested.

Whatever app you use, check that its report includes every item your province or state expects, and keep it for the whole tenancy and after. Deadlines matter as much as documents; the deposit return deadline calculator shows how long you have after move-out.

How to choose in two minutes

• 1 to 5 units, want it free: Tenatur or zInspector's free tier.
• In Canada: Tenatur or Pendo.
• Growing property management company: RentCheck or zInspector.
• Agency doing inspections for clients: Chapps or SnapInspect.
• Apartment buildings with maintenance teams: HappyCo or SnapInspect.

Most of these offer a free plan or trial. Run one real move-in on two of them and keep the one whose report you would be happiest handing to a tribunal.

Frequently asked questions

Related reading

• Rental property inspection app: what to look for in 2026
• Tenant move-in checklist
• Landlord move-in inspection checklist
• Rental property move-out inspection
• Why landlords lose deposit disputes

Sources

Vendor facts were taken from each company's own site and official App Store listing on November 1, 2026: zInspector pricing, RentCheck pricing, Pendo, SnapInspect pricing, Chapps Rental Inspector and HappyCo pricing. Government sources: BC move-in condition inspection, Manitoba condition reports and the Service Alberta RTA handbook.