Questions to ask before signing a lease you haven't seen
Before you sign a lease for a unit you have not walked through, get answers in writing to four things: what condition the unit is in right now, exactly what the deposit and move-in costs total, who you're actually renting from, and what happens if the unit does not match what you were shown. If a landlord will not answer these in writing before you sign, that alone is a reason to slow down.
What questions should I ask about the unit itself if I can't see it in person?
Ask for a live video walkthrough, not just photos, and ask the landlord to show you specific things a listing photo would not capture: water pressure in the shower, whether windows actually open, any smell, and the view from the unit's own windows. A live call also confirms someone is actually in the unit, not narrating from a script.
Specific questions worth asking directly:
- 1Can you do a live video call and walk me through every room, including closets, under sinks, and any amenities?
- 2Are there any repairs pending right now, and when will they be finished before move-in?
- 3What does the unit look like at night, and how much street noise comes through the windows?
- 4Is the unit exactly as pictured, or have any photos been staged with furniture that won't be there?
- 5Who lived here last, and why did they leave?
A landlord who answers these specifically, with details that go beyond the listing, is giving you real information. One who repeats the listing copy back to you is not.
What questions confirm the lease terms match what I was shown?
Get the full lease document before you sign anything, not a summary or a link you can't save. Read every page, and confirm the unit number, square footage, and any amenities mentioned actually appear in the lease itself, not just in marketing copy.
Ask specifically:
- Does the lease list the exact unit number and floor plan I was shown?
- Is the rent amount in the lease the same number I was quoted, with no added fees?
- What is the lease length, and what are the renewal terms at the end?
- What happens if I need to break the lease early, and is there a flat fee or do I owe rent until a new tenant is found?
- Are pets allowed, and if so, is there a separate pet deposit or monthly pet rent?
- Are utilities included? Do I pay for my own electricity, gas, water, sewage, and trash?
If anything in the lease does not match what you were told verbally or in the listing, ask for it to be corrected in writing before you sign. A verbal promise that isn't in the lease usually isn't enforceable.
What should I ask about the security deposit and move-in costs?
Ask for the total move-in cost broken down line by line: security deposit, first month's rent, any pet deposit, and any application or admin fees, added up into one number before you commit. In California, most landlords can charge no more than one month's rent as a security deposit as of July 1, 2024, under AB 12, which amended Civil Code Section 1950.5 (California Legislative Information). Pet deposits and other move-in charges count toward that same one-month cap, they are not separate.
There is a narrow exception: a small landlord who personally owns two or fewer rental properties with four or fewer units total can still charge up to two months' rent, unless you're a service member. If a deposit request sounds high for a California unit, ask directly whether the landlord qualifies for that exception, and get the answer in writing.
Also ask when and how the deposit gets returned. Since July 1, 2025, California landlords are required to take timestamped photos of the unit's condition before move-in, so they have documentation to compare against at move-out (AB 2801, California Legislative Information). Ask whether the landlord will share those move-in photos with you directly. If they will not, ask to take and timestamp your own on move-in day.
| Cost to confirm | Question to ask | Red flag answer |
|---|---|---|
| Security deposit | What is the total deposit, and does it include pet fees? | An amount over one month's rent with no small-landlord explanation |
| First month's rent | Is this due at signing or at move-in? | Pressure to pay both before you've seen a signed lease |
| Application fees | What does this cover, and is it refundable? | A large flat fee with no background check attached |
| Move-in photos | Will you share dated photos of the unit's condition? | Refusal to document condition before move-in |
| Deposit return | How many days after move-out, and by what method? | No stated timeline or method |
What questions verify the landlord or property manager is legitimate?
Ask for the name of the person or company you'll be paying rent to, and check it against your county's public property records before you send any money. If the name on the lease doesn't match the name on record for that address, ask why, directly, before you go further.
Ask:
- What is the legal name I'll be signing the lease with, and is that the same name on the property title?
- Is this unit managed by a licensed property management company, or owned and managed directly by an individual?
- Can I get a phone number, not just an email or app message, for the person I'm dealing with?
- If I have a maintenance emergency, who do I contact, and how fast do they typically respond?
This matters most when you're relocating and can't just drive by the building. The FTC has tracked nearly 65,000 rental scam reports since 2020, totaling about $65 million in losses, with a median loss of $1,000 per person, and about half of those scams in the year ending June 2025 started with a fake listing on Facebook. A landlord who dodges a direct question about who owns the property is not someone to send a deposit to.
What should I ask about maintenance, repairs, and who to call?
Ask what the maintenance request process actually looks like, not just whether one exists. Get a real answer on response time for something urgent, like no heat or a leak, versus something routine, like a slow drain.
Questions worth getting in writing:
- 1What is the average turnaround time for a non-emergency repair request?
- 2Who handles emergencies after hours, and what's the direct contact?
- 3Is there an in-house maintenance team, or are repairs outsourced and scheduled separately?
- 4Who pays for repairs caused by normal wear versus tenant damage, and how is that decided?
If you can't inspect the unit's plumbing, appliances, or HVAC in person, these answers are the closest substitute you have for knowing what happens when something breaks after you've already moved in.
What questions should I ask about the neighborhood if I can't visit?
Ask the landlord directly about things a listing won't mention: parking availability and cost, typical noise at night, cell signal inside the unit, and how far the nearest grocery store actually is on foot. Cross-check anything they tell you against a source that isn't the landlord, like a map, a local subreddit, or someone who has actually toured the block.
This is where a second, independent set of eyes helps most. A friend nearby, a live video call with someone walking the block, or a local Scout who tours the unit and the surrounding area in person can confirm or contradict what the landlord says, since a landlord's answer about their own building is not an independent source.
What should be confirmed in writing before you sign?
Everything that would be expensive or slow to fix later needs to be in writing before you sign, not promised verbally. If a landlord verbally agrees to something, like fixing an appliance before move-in or waiving a fee, ask them to add it to the lease as an addendum.
Checklist of what to get in writing:
| Item | Why it needs to be written down |
|---|---|
| Move-in date and what happens if the unit isn't ready | Verbal promises about timing are hard to enforce if the unit is delayed |
| Any repairs the landlord agreed to make before move-in | Otherwise you have no record the promise was made |
| Exact deposit amount and what it covers | Protects you if there's a dispute at move-out |
| Utilities included versus separately billed | Avoids a surprise bill your first month |
| Pet policy, fees, and any breed or size restrictions | Fees not in the lease can be hard to dispute later |
| Any fee waivers or rent concessions offered during the search | Verbal concessions that don't make the lease often disappear |
Why do you need to get lease terms in writing before you sign?
A lease is a legal commitment, and once you sign, a verbal promise that never made it into the document is not something you can rely on. Every question in this guide exists to move something from "the landlord said" to "it's in writing," which is the only version that protects you once you've moved.
If you're relocating and can't do the in-person part yourself, that's what a Scout tour is for: someone local tours the unit, works through a structured checklist, and sends back a report on what they observed, including anything that could not be verified, before you sign. Read our full guide on renting in LA sight unseen for a complete timeline. You should also ensure you know how to verify a rental listing is real and the real cost to fly out vs. hiring a scout.
Questions about a specific lease? Email [email protected].
Common questions
Is it a bad idea to sign a lease without seeing the apartment first?
Not automatically. Sight-unseen renting is common, especially for out-of-state moves. The risk isn't signing sight unseen, it's signing without independent verification. Get a live video walkthrough or a local person's report, confirm the lease terms in writing, and check that the landlord matches public property records before you commit.
How much can a California landlord charge for a security deposit?
As of July 1, 2024, most California landlords can charge no more than one month's rent as a security deposit, regardless of whether the unit is furnished. Small landlords who personally own two or fewer rental properties with four or fewer units total can still charge up to two months, except when renting to a service member.
What should I do if the landlord won't answer my questions before I sign?
Treat it as a red flag, not a formality. A landlord with nothing to hide will answer questions about the deposit, maintenance, and lease terms in writing before you sign. If they dodge specific questions, rush you to sign, or only communicate by text, slow down and verify the listing independently before sending money.
Can I get out of a lease if the apartment doesn't match what I was told?
It depends on what you can prove. If the unit differs materially from the listing or what the landlord represented in writing, you may have grounds to negotiate an exit or dispute charges. This is why written confirmation of the unit's condition and a timestamped record from before you moved in matter so much when you can't inspect in person.
Do I need to ask about renters insurance before I sign?
Yes. Many landlords require proof of renters insurance before handing over keys, and some will not let you move in without it. Ask what coverage amount is required and whether you need to name the landlord as an additional interested party, so you're not scrambling to buy a policy after you've already committed to a move-in date.