We have appreciated  your residency over your lease term, and hate to see you move!  As an agent for your landlord, our goal is to ensure that all parties are satisfied by leaving the home left in the best condition possible for our client, and by returning as much of your security deposit to YOU, as we can.

Download Move-Out Procedures Here
Download Cleaning Procedures Here

To ensure the specifications are met and that expectations are managed by all, please refer to this document and the “Move-Out Cleaning Instructions” (listed below) as you complete the move out process.  We recommend that you read and follow these instructions in their ENTIRETY so that your move-out transition will be a smooth process for all parties.  Printable forms are available for download by clicking the links above.

IF you have scheduled AUTOMATED, RECURRING RENT PAYMENTS through the online portal, please CANCEL this service AT THIS TIME.  We recommend making any remaining payments (prorated rent upon move-out) manually, online.  (You may choose to receive an automated reminder for the following month, if needed.  Please bear in mind that the reminder is NOT linked to your specific account information, and will quote a full month’s rent as due on the first.)  If you do NOT cancel your automated rent payment, any OVERPAYMENTS will be refunded at the time of the security deposit disbursement, within 31 days of move-out.

Once you have completed all cleaning and move-out tasks (please see “Move-Out Cleaning Instructions”) and you are ready to surrender the property, set the heat to low (55) or A/C to high (80), and set the refrigerator/freezer to low setting, but do NOT turn off or unplug. Place the garage remote(s) or other access devices on the kitchen counter.  Turn all lights off, ensure the home is secured, including windows and gates.  Place ALL keys (3 unit keys and 2 mailbox keys-MUST be silver or gold keys, not “custom” colored keys) in a marked envelope or zip-lock bag.

Drop the key packet in the dropbox marked “Suite 220” at The Leaf Apartment Homes, located at:

1130 SW 160th Avenue  Beaverton OR 97006  

The dropbox is located just to the right of the townhome building, visible from the street.

Immediately after you have placed all keys in the nightdrop (or by midnight of your final move-out date) please notify us via e-mail at Admin@SpecializedRealtyPDX.com or phone at 503.533.8022.  

PLEASE BE AWARE, the property is NOT considered surrendered until we have been NOTIFIED that all keys and access devices have been returned.  If you should fail to vacate the property by midnight of your scheduled departure date, you may be charged “holdover rent” at up to THREE TIMES your regular daily rate.  If you feel you should need more time to vacate, PLEASE contact us AS SOON as possible.  We will ALWAYS work with you to the best of our ability, but CANNOT GUARANTEE an extension in the event the unit has been leased to another party.

We make every effort to complete the initial inspection, make any necessary repairs, and begin showing and marketing the unit immediately after your departure.  The security deposit accounting will be completed and any monies owed are mailed in accordance with Oregon statute, within 31 days of move-out. Please allow this time for the accounting to arrive in the mail.  To avoid delays, PLEASE ensure you have provided us with your forwarding address.  Without a forwarding address, we will mail your deposit to the last known address, potentially delaying delivery by up to 14 days.

**DON’T FORGET TO CANCEL YOUR AUTOMATIC RENT PAYMENT THROUGH THE ONLINE TENANT PORTAL, AND DISCONNECT YOUR UTILITY SERVICES AS OF YOUR LAST DATE OCCUPYING THE UNIT.  Specialized Realty Services cannot take responsibility for services that have not been disconnected by the resident as of the move-out date.**


Specialized Realty Services represents many different property owners and serves numerous residents each year. We enjoy the relationships we develop with our owners and residents alike. If you should need our assistance in the future, whether it is with finding a new rental home, providing a residential reference, or managing a property on your behalf, we are here to assist you with any questions or concerns you may have.

Thank you again for the opportunity to serve you!

Specialized Realty Services


We understand that moving is stressful.  While very detailed, this form is meant as a guide to help reduce the stresses and “unknowns” in regards to our move-out standards.

The general rule of thumb is to leave the unit in a manner that you would be comfortable moving in, minus carpet cleaning and minor paint touch-up.  Residents are responsible for the removal of pet, cooking or other lingering odors after move-out. Please be reminded that actual carpet cleaning fees are assessed to the resident upon move-out, as noted in your lease agreement. While very thorough, this cleaning list is intended to be used as a guide, not ALL items may be applicable to your rental home, NOR may it be inclusive of ALL items that may need cleaning or care.

REMOVE ALL MISCELLANEOUS ITEMS and trash from the unit in its entirety, including ANY items that you installed during your residency. Unless approved by the property manager in writing, if an item was not on the premises when you moved in, it should be removed (with installation damages repaired) prior to turning over keys to the unit. This includes any items with adhesive, in addition to paper towel holders, hooks, shelves, liners, mirrors or other “improvements”. Don’t forget the exterior of your property as well, including patio furniture, front and back door mats, hanging decor and miscellaneous trash items.


-Clean refrigerator thoroughly inside and out, clean grooves of the seals, checking underneath and from all angles
-Turn refrigerator to low setting, but leave on to prevent mildew
-Clean stove, oven racks and stove hood, replace filter
-Clean microwave interior and exterior with NON-ABRASIVE cleaner
-Clean dishwasher interior and exterior, and clean the door seal
-Replace stove burner drip pans (if applicable) or clean flat top stove with appropriate cleaner. You will be responsible for “burnt on” food.
-Remove all soot and grease from the oven interior, removing excess oven cleaner with glass cleaner or vinegar and water
-Clean sink, polish faucets and clean countertops, backsplashes, outlet covers and switchplates
-Clean cabinet and drawer interiors, removing crumbs, dirt and other marks
-Clean and wipe down cabinet exterior drawers, doors and cabinet handles
-Sweep and mop floor thoroughly, no spots or marks should remain
-Replace bulbs as needed with MATCHING type and wattage


-Clean and sanitize toilet thoroughly inside and out (be sure to clean tank, underneath the rim and the base)
-Clean and sanitize bathtub, shower stall & polish faucets
-Clean and wipe down all cabinet doors and handles
-Remove all shelf liners in their entirety, and clean all cabinet interiors and drawers
-Clean light fixture covers and exhaust fan vent
-Clean sink, polish faucets and clean countertop
-Clean mirrors, and medicine cabinets, inside and out, leaving no cleaning residue behind
-Ensure toilet paper holders and towel racks are undamaged and installed securely
-Sweep and mop floor thoroughly, no spots or marks should remain
-Replace bulbs as needed with MATCHING type and wattage


-Clean washing machine inside and out
-Clean dryer inside and out, including a thorough cleaning of the lint filter
-Check behind washer/dryer for personal items and dirt and lint
-Remove all shelf liners in their entirety, and clean all cabinet interiors and drawers
-Sweep and mop floor thoroughly, no spots marks should remain
-Replace bulbs as needed with MATCHING type and wattage


-Vacuum entire unit thoroughly including along the edge of the baseboards
CARPET CLEANING: Do NOT have your carpets cleaned at move-out. As listed in your lease agreement, Specialized Realty Services reserves the right to have the carpets professionally cleaned with the cleaning cost to be deducted from your deposit. Additional charges may be assessed if carpet needs additional treatment or replacement due to excessive staining, pet urine or lack of care (i.e., “compacted” due to not vacuuming regularly). Any carpet spots or stains should be assessed by a professional carpet cleaner prior to cleaning attempts. ALL units with pets will undergo a 3rd party pet inspection for pet urine/stains, fleas or other pet damage
-Remove fingerprints and scuffs, from doors, walls and baseboards, switchplates and outlet covers (Mr.Clean Magic Erasers work well for this.)
-Dust and clean all blinds, window coverings and window sills, removing smudges and fingerprints as well
-Clean all windows, patio doors and window/door tracks
-Remove bugs from all light fixtures and ensure ALL bulbs within fixtures are matching and operational (Replacement fees will apply for non-standard bulbs or bulbs not installed.)
-Remove all cobwebs from walls and ceilings
-Clean/dust all vent covers throughout unit, including HVAC vents, heater vents, bath exhaust vents and ceiling fans (if applicable)
-Replace HVAC filters, including attic or garage unit (if applicable)
-Replace any cracked or missing outlet covers or switchplates with matching style/type
-Replace any missing or damaged (bent) doorstops with matching style/type, ensuring they are intact, with rubber tips
-Sweep and mop floors thoroughly, no black marks should remain
-Replace bulbs as needed with MATCHING type and wattage

Test all smoke and carbon monoxide detectors and REPLACE batteries. A $250 FINE will be assessed for EACH detector that has no batteries, non-working batteries, or detectors that have been removed/otherwise tampered with.


DO NOT PATCH holes in the walls unless you texture with MATCHING texture. It is more cost effective to have our maintenance technician patch holes and deduct appropriately your deposit, then repair patches completed incorrectly by the resident.


If you have chosen to paint your home without written authorization from Specialized Realty Services, LLC, you will be held responsible to return the home to its original color. WE DO NOT HAVE PAINT CODES TO MOST HOMES. It is the responsibility of the resident to match the color, texture and sheen to match AND blend with any existing original paint. Any “overpaint” on ceiling lines, cabinetry, trim or any other necessary repairs to blend or match the original paint are the responsibility of the resident and CAN BE EXTREMELY EXPENSIVE. As a result, the resident will be held responsible all labor and materials for correction, in addition to a daily charge for any delay in preparing the property for re-occupancy.  For this reason, we strongly advise you to hire a professional painter to correct any paint deficiencies prior to turning over keys.


-Remove all trash and personal items not pertaining to the home
-Clean any oil stains from floor using an appropriate cleaner
-Remove fingerprints and scuffs, from doors, walls and baseboards
-Sweep floor and remove any cobwebs on walls and ceilings
-Replace garage door keypad batteries if necessary
-Replace garage light bulbs if necessary


-Clean and sweep front door area, removing dirt and cobwebs
-Clean and sweep porches, balconies and decks, removing dirt and cobwebs
-The property landscaping should be weeded, trimmed and/or mowed, properly irrigated, and all miscellaneous personal items and debris should be removed from the property


ALL TRASH ITEMS MUST BE REMOVED FROM THE PREMISES, WITHOUT EXCEPTION. If you have oversized non-standard items for trash (lamps, tires, barbecues, old electronics or furniture items, etc.) or and excess or items that do not fit withing the trash container, you MUST make arrangements to haul these items away (see below).  Oversized or overflow items may NOT be left behind, nor dumped in the trash receptacle area.  A fee will be assessed for garbage and/or furniture items dumped outside the trash receptacle.  For large, bulky items, you may call 1.800.808.5981 to schedule a pickup.  It is recommended that you call this service WELL in advance.  For alternative disposal options, please see below.

Find Your Hauler

Find a Recycler

Garbage, recycling, hazardous waste disposal site: Portland

Lastly, if you should prefer the convenience of having your home professionally cleaned prior to turning over keys, here are some vendors we recommend:

Advanced Housekeeping Services



Diamond Brite House Cleaning

diamondbrite housecleaning.com

503.684.5965 or 503.313.8531

Please be aware that it is best to ensure the home is COMPLETELY vacant prior to scheduling professional services.

-And some helpful cleaning links:

Do you believe in Magic Erasers?

Cleaning Kitchen Oil Splatters…Fight Oil with Oil! 

2-Ingredient Homemade Kitchen Cabinet Gunk Remover

How to Clean and Shine your Microwave

How to Clean your Dishwasher

Easy Homemade Oven Cleaner

Cleaning those Nasty Stove Burner Pans

How to Clean the Kitchen Floor

Getting Ground-in Dirt out of Laminate

The Best way to Clean all the Blinds in your House

Clean your Ceiling Fan in Seconds!

How to Clean your Bathroom like a Pro

How to Remove Hard Water Deposits from your Bathtub

2 Simple Glass Cleaners for Sparkling Windows and Mirrors

How to Clean your Top Loader Washing Machine

Thank you again for your residency.  If you should have any questions prior to move-out, feel free to contact us anytime at Admin@SpecializedRealtyPDX.com, or call us at 503.533.8022 within our regular office hours of 9am to 5pm, Monday through Friday.