Two to three weeks before move-in
Most of what goes wrong on move-in day traces back to something that should have been set up earlier. Start with the lease. Read the whole thing before you sign it, not just the rent and the dates. Look for who pays which utilities, who handles the lawn, how repair requests are made, the rules on pets and parking, and what notice you must give before you move out. If something is unclear, ask in writing and keep the answer.
Then set up the services that have to be in your name on day one.
- Sign the lease and keep a full copy, including every addendum.
- Start electric and gas service in your name. Inside San Antonio that is CPS Energy; outside the city it may be New Braunfels Utilities, GVEC or another provider, so ask which one serves the address.
- Start water, sewer and trash. In San Antonio water is SAWS; in surrounding towns it is usually the city or a local water supply corporation.
- Order internet early. Installation slots can book out a week or more.
- Buy renters insurance and send the declarations page to your landlord or manager if the lease requires it.
- Confirm how and when the first month's rent and deposit are paid, and get a receipt for both.
- Ask whether the home is in an HOA, and ask for the HOA rules, pool and gate access, and parking limits.
- Change your address with the post office, your bank, your employer and your car registration.
Move-in day: before you carry anything in
Walk the empty home first. Furniture and boxes hide damage, and once your things are inside it gets hard to prove a scratch or stain was already there. Take your time. An hour now can save you hundreds of dollars when you move out.
Take photos and video of every room with the date visible on your phone. Shoot wide first, then close up on anything damaged. Open cabinets, closets and appliances and photograph the inside too.
- Floors: scratches, stains, burns, loose tiles, carpet wear.
- Walls and ceilings: holes, nail marks, scuffs, water stains, cracks.
- Doors and windows: open and close each one, check locks, screens and blinds.
- Kitchen: run the dishwasher, turn on every burner and the oven, check the fridge temperature, run the disposal.
- Bathrooms: flush toilets, run hot water in every tap, look under sinks for leaks or soft spots.
- Heating and cooling: turn the AC on and confirm it blows cold within a few minutes, and note the filter size.
- Smoke alarms: press the test button on each one.
- Outside: fence, gate latches, sprinkler heads, garage door opener, and the condition of the yard.
- Water heater and electrical panel: know where both are and where the main water shut-off is.
Keys, codes and the move-in report
Count every key and remote you receive and write the number down: front door, back door, mailbox, garage remote, gate fob, pool key. You will be expected to return the same set when you leave.
Most landlords give you a move-in condition form. Fill it in honestly and in detail, sign it and return it within the time the lease gives you. Keep a copy and keep your photos with it. If your landlord does not give you a form, write your own list of existing damage, date it and send it by email so there is a record of when it was sent.
Texas law requires a landlord to rekey the locks between tenants. If you are not sure that was done, ask. It is a fair question, and it is your security.
The first two weeks
Small problems show up once you start living in a home: a slow drain, a breaker that trips, a window that does not latch. Report each one in writing as you find it, even if it seems minor. A written report creates a date, and Texas repair rules under Property Code 92.052 and 92.056 depend on the tenant giving notice. A text in passing is easy to lose; use whatever written channel your lease names.
San Antonio summers put heavy load on air conditioning. Learn now how your system behaves, change the filter on the schedule your lease sets, and keep the thermostat at a steady setting rather than shutting it off during the day. If the AC cannot keep the home reasonably cool, report it right away rather than waiting for the hottest week of the year.
- Report every defect in writing, with a photo, as soon as you notice it.
- Test the garbage and recycling pickup day and learn the city's rules for bulk items.
- Register vehicles with the HOA or apartment office if parking is controlled.
- Set up autopay for rent if your landlord offers it, so the first late fee never happens.
- Save emergency contacts: the landlord's after-hours repair line, the utility outage numbers and the water shut-off location.
Renting a home managed by Rothrock Realty Team
If Rothrock manages your home, much of this is already set up for you. Before move-in the team photographs every room as part of its own inspection, so there is a dated record on both sides. You sign the lease online, your renters insurance is on file before you get the keys, and the team walks you through which utilities to switch. Through your tenant login you can pay rent or set up autopay, send repair requests with photos at any hour, message the team and keep your lease and documents in one place. If the home is in an HOA, the team passes the rules to you before you move in.
Still take your own photos. Two records are better than one.
Questions
What should I check when moving into a rental house?
Check every room for damage, test all appliances, faucets, toilets, the AC and the smoke alarms, open and close every door and window, and photograph everything before you move furniture in. Note the condition in writing and send it to your landlord.
Do I need renters insurance in Texas?
Texas law does not require it, but many leases do, and the landlord's insurance does not cover your belongings or your liability. A renters policy is usually inexpensive and covers both.
Which utilities do I set up when renting in San Antonio?
Inside San Antonio, CPS Energy provides electric and gas and SAWS provides water. Outside the city, ask which provider serves the address. Check your lease for which utilities are in your name and start them before move-in day.
How long do I have to report damage after moving in?
Your lease sets the deadline for the move-in condition form, often a few days. Report anything you find later in writing as soon as you find it so there is a dated record.
Can I ask the landlord to change the locks?
Texas law requires landlords to rekey the locks between tenants. You can ask for confirmation that it was done. Texas law also lets you ask for additional rekeying at any time during your lease, at your own expense. Ask in writing.
General information about Texas rules, not legal advice. For a specific situation, speak to a Texas attorney.