01Capture, room by room
Open the link your property manager texts you, or start on your own. Mimo walks you through every room with a shot list.
- Live camera with framing hints
- Ratings and notes on every shot
- Works offline and syncs later
Move-in & move-out documentation
Move in with proof.
Move in with proof.
Move out with the receipts.
Mimo turns move-in day into timestamped, room-by-room evidence with signed records that stay ready for move-out. No more your-word-against-theirs over a deposit.
Free for renters, always
Works in your browser
About 15 minutes
42%of renters say they got their full deposit back.Zillow Consumer Housing Trends, 2024
~15 minto document your whole home, room by room, from your phone.Guided shot list
51state deadlines, so you know exactly when your deposit is due back.All 50 states + D.C.
$0for renters. No card, no trial, no catch.Free, always
51state deadlines built in, with countdowns from the right day.All 50 states + D.C.
0gallery uploads. Every inspection photo is taken live, sealed and timestamped.Camera-only capture
1 clickto a court-ready packet with every photo, hash and receipt.PDF + ZIP with manifest
$1per door per month to start. No per-move-out fees.Starter: 14-day free trial
Sound familiar?
Your deposit shouldn't come down to your word against theirs.
The photos are somewhere in your camera roll, the checklist got lost, and nobody can prove when that scratch showed up.
At move-out
"That stain was there when I moved in."
Without dated, signed proof, it's hard to win that argument, even when you're right.
Weeks later
"Where's my deposit?"
Most renters don't know their state's return deadline, so they don't know when to push back.
Next lease
"I need that money for the next place."
A deposit tied up in a dispute is money you can't put toward your next move.
The problem
Deposit disputes cost more than the deposit.
Weak move-in records, missed deadlines and now edited photos turn legitimate charges into chargebacks, complaints and small-claims dates.
Evidence
"We can't prove it happened during this lease."
A paper checklist and a few phone photos rarely hold up when a tenant disputes a charge.
Deadlines
"The letter went out a day late."
Miss a state's return window and you can lose the right to deduct anything, and owe penalties on top.
AI fraud
"Those photos don't look like the unit we walked."
AI photo tools make it easy to erase damage from a move-out photo or add it to a move-in one.
How it works
One record, from the first key to the last walkthrough.
Mimo guides the capture, seals the record, and lines it up against move-out so the deposit decision is simple and fair.
01
02Review, sign and lock
Your manager reviews the report, you sign off or dispute items, and the record locks for good.
- Typed name and drawn signature
- Dispute specific items with photos
- Keep a PDF copy, share it anytime
03Move out with the receipts
At move-out, your move-in photos appear as a ghost overlay so every angle matches. Differences are flagged for review, side by side.
- Ghost overlay of move-in photos
- Every flag reviewed by a person
- Itemized, state-compliant letter
How it works
Send a link. Get a signed baseline. Close out on time.
Your residents do the capture. You review, decide and send, with the evidence and the deadline in one place.
01Import units, invite residents
Upload a CSV of your units and leases. Mimo builds the rooms and texts each resident a capture link.
- CSV import in minutes
- Rooms built from beds and baths
- No app for residents to install
02Residents capture and sign
Residents walk every room with a guided shot list. You review, they sign, and the baseline locks.
- Sealed, timestamped, location-checked
- Disputes handled before the lease starts
- Baseline ready for move-out
03Compare, charge, send
Move-out photos line up against move-in automatically. Approve charges, and send the letter before the deadline.
- Changes flagged for your review
- Depreciation applied to every charge
- Letter and court packet in one click
What you get
Protect the place you live.
- Guided move-in in about 15 minutes
- Dated, signed proof of the condition you moved into
- Maintenance requests and messages in one place
- A damage guide: wear and tear vs. damage
- Your report as a PDF to keep or share
- Your state's deposit deadline, front and center
Start my move-in ↗Free for renters, always
Inside Mimo+
Take the dashboard for a spin.
This is the real Mimo+ dashboard, not a mockup. See occupancy and renewals across your portfolio, then settle a move-out deposit item by item.
This is the Mimo+ dashboard, running with sample data. Use the sidebar, open a property, or start a deposit reconciliation. Open full screen ↗
Fraud protection
AI can edit a photo in seconds. It can't edit a Mimo record.
AI photo tools make it easy to paint over a hole in the wall, clean up a stained carpet, or add "existing damage" to a move-in shot. Mimo is built so those photos never become evidence.
Live capture only
Inspection photos must be taken in Mimo's camera. There is no way to upload an image that was edited somewhere else.
Sealed at the shutter
Each photo is fingerprinted the instant it's taken. Change one pixel and the fingerprint no longer matches, so the file is rejected.
Taken at the unit, at that time
Server timestamps and a location check prove each photo was captured at the property, not recycled from another unit or another day.
Outside photos stay outside
A photo a tenant sends by email or text is labeled unverified and kept apart from the sealed record, so it can't stand in for evidence.
Record history · Unit 101Chain verified
- Move-in link sent by textSep 28
- 31 photos captured, hashes matchedOct 3
- Reviewed by property managerOct 3
- Signed by resident, record lockedOct 4
Evidence integrity
Built to hold up when it matters.
Your photos are only proof if nobody can question them. Mimo records how, when and where each one was taken, so your record holds up if your deposit is ever disputed.
A photo is only proof if nobody can question where it came from. Mimo records how, when and where every image was taken, and never lets an original change.
Camera-only capture
No gallery uploads. Inspection photos are taken live in the app.
Sealed at the shutter
Each file is fingerprinted with SHA-256 on the phone and checked again on arrival.
Trusted timestamps
Server time is the record. Offline captures are labeled honestly.
Location check
Every photo is checked against the property's location and the result is in the report.
Originals never change
Annotations and blurs create copies. The original is always available.
Tamper-evident history
Every view, signature and export is written to a hash-chained audit log.
State rules, built inEvery state has a deadline.
Every state has a deadline.
Mimo knows all 51.
Know exactly when your deposit is due back. Return windows run from 14 days to 60. Look up your state, or tap it on the map.
Return windows run from 14 days to 60, and the clock starts at different moments. Mimo counts down from the right one for every door.
Popular:
14 days or less15–2130–314560Varies
Ready for California's AB 2801. Mimo handles the three required photo sets, the pre-move-out initial inspection, receipts and labor detail, and sends the photos with the itemized statement, in English and Spanish.
General information based on each state's statute, not legal advice. Cities can set shorter deadlines, and laws change; confirm the rules for your property. Sources: state statutes as compiled by Nolo and Super Lawyers.
Pricing
Same price as the other guys. A lot more in every plan.
Per door, per month, billed on active doors. PMS integration in every plan, no add-ons, no per-move-out fees. Try Starter free for 14 days, no card.
Starter
Every door documented, sealed and on the clock.
$1.00 /door/month
$200 /month for 200 doors
- Unlimited inspections, users and properties
- PMS integration
- Resident capture from a text link, no app needed
- Guided photo and video, room by room
- Sealed, tamper-proof evidence
- AI-edit fraud protection
- Deposit deadlines for all 50 states + D.C.
- Side-by-side move-in vs. move-out
- Maintenance, messages and PDF reports
RentCheck Launch: $1.00, add-ons extra
Most popular
Pro
Settle every deposit on time, item by item.
$1.25 /door/month
$250 /month for 200 doors
- Everything in Starter
- Deposit reconciliation with depreciation
- State-compliant itemized deposit statements
- One-click court packet
- Work orders to your vendors on file
- Portfolio metrics: occupancy, renewals, notices
- Automated resident reminders
RentCheck Accelerate: $1.25, no deposit statements
Scale
AI does the move-out comparison for you.
$1.75 /door/month
$350 /month for 200 doors
- Everything in Pro
- AI move-out damage comparison, unlimited
- Wear and tear vs. damage, flagged for review
- AppFolio and Property Meld integrations
- Owner portal with read-only reports
- Your branding on statements and PDFs
- Custom templates and automations
- API access
- Dedicated success manager and onboarding
- Quarterly portfolio damage review
RentCheck Velocity: $1.75, unlimited AI still "coming soon"
$49/month minimum. 1,000+ doors or new communities: ask about annual portfolio pricing.
Your residents never pay.
Mimo is free for renters, so nothing stands between your invite and a completed move-in.
Coming next
A rental record that moves with you.
Every move you document with Mimo adds to a verified history: units left in good condition, deposits returned, disputes avoided. Soon you'll be able to see that history in one place and choose who gets to see it. It's a rental reputation, never a credit score, and it's always yours.
Your rental recordPreview
3 homesdocumented
Verified by sealed move-in and move-out records
3 of 3Left in move-in condition
0Deposit disputes
4y 2mRental history
YouDecide who sees it
Illustrative. Opt-in only; you can view and dispute anything in your record.
Questions
Good questions, plain answers.
Do I need to download an app?+
Not today. Mimo runs in your phone's browser from a link, you can add it to your home screen, and capture keeps working when your signal drops. Native apps for iOS and Android are coming soon.
What does it cost renters?+
Nothing. Mimo is free for renters, whether you document on your own or through your property manager's invite.
Does Mimo decide what I'm charged?+
No. Mimo flags visible differences between move-in and move-out photos for review. A person approves every charge, and ordinary wear and tear is kept separate from damage.
Who can see my photos?+
You and the property manager on that tenancy. Inspection data is used only to document the unit's condition and the deposit process for that lease. It isn't sold or shared for tenant screening, and location is only collected while you're capturing.
What if I disagree with the move-in report?+
Before you sign, you can dispute specific items with a note and extra photos. Your manager responds, and the record shows both sides.
How long does my landlord have to return my deposit?+
It depends on your state, usually between 14 and 60 days. Use the state lookup above to see your deadline and when the clock starts.
Which states does Mimo support?+
All 50 states and Washington, D.C. Deadlines, delivery rules and letters follow the state the rental is in.
Do my residents have to download an app?+
No. Residents open a link you send by text or email and capture right in their phone's browser. It keeps working offline and syncs when they're back online. Native iOS and Android apps are coming soon for residents who prefer them.
Does the AI decide what to charge?+
No. On the Scale plan, Mimo's AI flags visible differences between move-in and move-out for your review. You approve every charge, and depreciation is applied automatically.
How does Mimo stop AI-edited photos?+
Inspection photos can only come from Mimo's live camera. Each is fingerprinted at capture, timestamped by our server and checked against the property's location. An edited or uploaded image doesn't match, so it never enters the record.
What does it cost?+
Starter is $1.00, Pro $1.25 and Scale $1.75 per door per month (AI move-out damage comparison is on Scale), billed on active doors, with a $49 monthly minimum. PMS integration is in every plan and there are no add-ons. Residents never pay.
Does it work with my property management software?+
CSV import and export work today. Integrations with Buildium, Rent Manager, AppFolio and Property Meld are on the roadmap.
Your home,
on the record.
Every door,
on the record.
Fifteen minutes on move-in day saves a lot of arguing on move-out day.
Signed baselines on every door, and a move-out decision that holds up.