Property inspection reports, room by room.
Room-by-room condition reports with photo evidence, severity ratings, 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, and a GPS field records where the inspection started.
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 photosStage 2 of 4 · 3 / 6 rooms done - 0303What needs attention
Defects and notes
Record each defect with a severity dropdown. Dictate notes with the phone keyboard's microphone when both hands are full. Defect photos stay with the room they were taken in.
9:42Defect log · 12 Maple Court4 defects flaggedRoomMaster bedroomSeverityModerateDefect photoNotesDrywall 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 go into the same PDF as every room rating and photo, with the time the report was submitted. A signed 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 a severity field
- 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 photos, condition ratings, and signatures in the same report.
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
Each defect gets photos and a severity dropdown, and the PDF report shows both. Tenant and landlord work from the same record.
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 PDF with your branding, the property address, every photo, every rating, both signatures. Email PDF on submit sends it to the office, and the tenant’s copy downloads from the submission.
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 roomKeep the property, room, surface, severity, and photos together in the inspection form so the report has the context needed for review.
- PDF generated on-site, no re-typingInspector closes the form on the driveway. The PDF is ready on the spot, and Email PDF on submit can send a copy to the office before the inspector reaches 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
- Barcode & QR scanning
- Client share links
- Custom PDF branding
- Conditional fields / skip logic
- Calculation fields
- Inventory catalog for line items
- Repeating sections for multi-instance data
- 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
Pro is billed per user for builders and admins. Team includes unlimited field workers who receive assignments, so you can dispatch work to your crew with a flat subscription price.
“MobileForm has been a game-changer for our field-to-office communication! Its user-friendly design makes creating forms incredibly easy, even for someone who has never used the platform before. By streamlining communication, automating processes, and eliminating unnecessary steps, MobileForm helps us work smarter and more efficiently. Best of all, it creates seamless accountability, ensuring everyone stays informed, aligned, and responsible from the field to the office.”
Property inspection questions, straight answers.
Can the same template handle a studio and a 5-bedroom house?
Yes. The room section is repeatable — the inspector adds a "room" any number of times. Studio gets one section, five-bed gets six (or more, if you count the garage and the backyard). One template, one bundled PDF, sized to the property.
Does it work offline in empty units with no wifi?
Open the inspection forms while online before visiting the property. Cached forms, photos, ratings, and signatures work without a connection. Submissions are saved on the device and sync when it reconnects.
Can the tenant and landlord both sign on the inspector’s phone?
Yes. Two signature fields, one per signatory. Hand the phone to the tenant, then the agent or landlord. Both signatures go into the same PDF as the room ratings and photos, with the time the report was submitted. Bond / deposit disputes weeks later refer to one signed document.
Can I bring my existing paper condition report into MobileForm?
Yes. Upload a photo or PDF of the condition report. AI creates a draft of its fields and sections for you to review and adjust before use. Import allowances depend on your plan.
How does pricing work for a 5-inspector property-management firm?
Free includes 3 forms or form groups and 50 submissions/month. Pro costs $19 per user per month, or $190 per user billed annually. Team costs $42 per month, or $420 billed annually, and includes the owner, invited admins, and unlimited field workers receiving assignments. Pro and Team include unlimited forms and submissions.
Templates and practical guides
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.