Walk the property, sign the report, drive away.
Room-by-room condition reports with photo evidence, severity tags, dual sign-offs, and one branded PDF — all captured on the device before you leave the driveway. Built for move-in, move-out, mid-tenancy, and pre-listing inspections.
Lockbox to signed PDF, no office trip.
Designed around how an inspector actually walks a property. No clipboard, no camera-roll triage, no end-of-day re-typing.
- 0101Lockbox code, GPS check-in
Arrive at the property
Address pre-loads with the inspection type (move-in, move-out, mid-tenancy, pre-listing). Lockbox code is one tap away; GPS auto-stamps the start of the inspection.
9:42Move-out · today12 Maple Court2 bed · tenant: J. RomeroInspection typeMove-outGPS location33.1218, −96.4521ArrivedLockbox code8842#InspectorS. PatelStage 1 of 4 · OnlineStart - 0202On the floor
Walk it room by room
A repeated room section for every area. Rate the condition, tap pass / fail on each surface, snap a photo of anything notable. The form moves at the inspector’s pace.
9:42Walkthrough · room 3 of 6Master bedroomOverall conditionWalls intactPassFailCarpet cleanPassFailRoom photosWallFloorStage 2 of 4 · 3 / 6 rooms done - 0303What needs attention
Defects and notes
Itemize defects with severity tags. Voice-to-text notes when both hands are full. Defect photos pair to the room they came from automatically.
9:42Defect log · 12 Maple Court4 defects flaggedRoomMaster bedroomSeverityModerateDefect photoMod.NotesDrywall scuffing along east wall. Requires touch-up paint before re-let.Stage 3 of 4 · 4 defects logged - 0404Tenant + landlord agree
Dual sign-off
Hand the phone to the tenant. Then the landlord or agent. Both signatures embed in the bundled PDF with timestamps and GPS. Audit-grade tenancy record, done on-site.
9:42Sign-off · 12 Maple CourtTenant + agentTenant signatureJ. Romero · 11:08Landlord / agent signatureS. Patel · 11:12Complete · PDF sending
The signed condition report.
Every walkthrough produces one branded PDF: every room rated, every defect photographed and tagged by severity, tenant and landlord both signed. Bond / deposit disputes refer back to this document, not to memory.
- Room-by-room condition ratings
- Defect photos with severity tags
- Tenant + landlord signatures
- GPS-stamped arrival metadata
What a property walkthrough actually needs.
Not a generic survey. A repeatable room template that flexes from studio to five-bed, with the evidence regulators and tenants both accept.
Room-by-room sections
A repeatable room template for every area. Add rooms on the fly when a property has more bedrooms than expected. Each carries its own ratings and photos.
Condition ratings, not free text
Five-star rating per surface or per room. Consistent, comparable, and machine-readable for portfolio analytics later.
Photo evidence with severity
Defect photos tagged Minor, Moderate, or Severe. The tenant sees a colored tile, the landlord sees a structured defect log, you keep one source of truth.
Offline-first in empty houses
Empty units, basements, and rural rentals all have weak signal. Forms cache, photos queue, sync resumes when the inspector pulls out of the driveway.
Dual signatures on-screen
Tenant and landlord (or agent) both sign before the inspector leaves. Disputes weeks later have one signed PDF to look at, not memories.
Branded inspection PDF
One bundled PDF for the file, the agent, and the tenant — your branding, the property address, every photo, every rating, both signatures.
What inspectors do today, and why bond disputes are messy.
- 1Paper move-in / move-out checklistSame photocopied sheet for a studio and a five-bed. Inspector either runs out of space or skips fields nobody can decipher later.
- 2Camera roll of every roomA hundred photos in chronological order, none of them labeled. Reconciling "which kitchen photo went with which property" is its own job.
- 3Word doc condition report at the officeHalf-day of re-typing per inspection. Photos resized, re-uploaded, formatting drift. Reports go out three days after the walkthrough.
- 4Tenant signs paper, scans it later, maybeWhen the bond dispute arrives, half the paper signatures never made it into the system. Disputes default to the tenant.
- One reusable property templateAdd rooms on the fly. Studio to five-bed runs the same template — the form flexes to the property, not the other way around.
- Photos attached to the roomEvery photo carries property, room, surface, and severity in its metadata. Drag-and-drop reconciliation is gone.
- PDF generated on-site, no re-typingInspector closes the form on the driveway. The branded PDF is in the agent’s inbox before they reach the next house.
- Dual signatures, on-device, on-the-spotTenant and landlord both sign before the inspector leaves. Bond disputes have one signed record to refer back to.
For solo inspectors and full property-management firms.
Free to pilot one walkthrough. Pro for branded PDFs and Sheets sync. Team flat-rate for the whole inspector roster.
Start with offline field forms at no cost.
- 3 forms or form groups
- 50 submissions/month
- Photo, GPS, and signature fields
- PDF export
- Fill forms offline with no signal
For individuals and small teams that need unlimited forms.
- Unlimited forms
- Unlimited submissions
- Background sync when signal returns
- Barcode & QR scanning
- Client share links
- Custom PDF branding
- Conditional fields / skip logic
- Calculation fields
- Inventory catalog for line items
- Google Sheets live sync
Flat rate for your field-ops team. Unlimited field workers, no per-field-tech billing.
- Everything in Pro
- Pre-fill and dispatch forms to specific field techs
- Owner and admins can dispatch; field techs are free
- Unlimited field workers included
- Team admin dashboard
- Dedicated support
Why field techs are included on Team
Most field-forms tools charge for every person who touches the system. MobileForm keeps Pro per user for builders and admins, while Team includes field workers for assignments so crews can receive work without becoming a billing line item.
Property inspection questions, straight answers.
Trade paper checklists for one signed PDF the tenant can’t dispute.
Build your inspection template in under ten minutes. Walk one property through it. Get both signatures on-site and drive away with the report already in your client’s inbox.