Landlord Inventory Guide & Template Form

Landlord Inventory Template

One of the biggest (and most expensive) mistakes landlords make is not doing a thorough property inventory report (also commonly referred to as “schedule of condition”) at the start of a tenancy.

Bypassing an inventory is an extremely effective way for landlords to unnecessarily exhaust resources on repairs and disputes with tenants at the end of the tenancy, which is why they are critical and why every landlord (and tenant) should ensure there is one in place.

If you’re a landlord, and in the event that you make a claim against the tenancy deposit for damages caused by the tenant, it’s very unlikely you’ll be able to make a successful claim without a reliable inventory report. This is a very common scenario!

Page contents

What is a Landlord Inventory?

A property inventory is a detailed report which records the condition and cleanliness of each room and its fixtures and contents of a rental property at the beginning of a tenancy. They are also commonly referred to as “schedule of condition” (or “condition report“):

Landlord Inventory Template

Landlord Inventory Template (available for free download below)

A landlord’s inventory is usually documented by a form and supplementing pictures.

There are generally two key elements to an inventory report:

  • Check-in report – this logs the condition of the property and the items as the tenant receives them in.
  • Check-out report – this logs the condition of the property and the items at the end of the tenancy.

Disputes over repairs at the end of the tenancy are incredibly common, but with an inventory in place, it makes it much easier to manage the situation and fairly delegate any liabilities.

Property inventories are put in place to help protect both landlords and tenants, so no one is unfairly made liable for damages they are not responsible for.

Why landlords and tenants should always have a property inventory

  • They help remind both tenant and landlord what the condition of the property was at the beginning of the tenancy.
  • They avoid (or at least, reduce) disputes, because inventories help determine who is liable for any damages.
  • If there is a dispute over any damages and the matter escalates to adjudication, an inventory will play a vital role in reaching a solution.
  • Without an inventory, landlords will have a terrible time recovering any costs from the deposit if the tenant disputes the claims. A tenancy deposit adjudicator will require evidence for any claims, so it will be not sufficient to say, “the property was left in bad condition so I need the deposit to rectify it”

    In fact, in this case, most tenancy deposit claims made by the landlord will be swiftly rejected if there is no inventory.

The process of an inventory

  • If you’re using an agent or independent inventory clerk to handle your inventory, they should advise accordingly on how the process works.
  • If you’re going to conduct the inventory yourself, you should prepare the inventory on the move in day (or shortly before, assuming the property is in the exact condition the tenant is going to receive it in) with the tenant present.

    Even if you use a third party to conduct your inventory, you should make every attempt to have the tenant present when the inventories are done (for both the check in and out).

  • The check-in report should be conducted before your tenants move in with any of their possessions. Any faults with the property or any items should be documented in the inventory form.

    The inventory should also document the condition of every item and attribute of the property, in a grading style, from “excellent” to “poor”, along with a short description (if necessary), with relevant assisting notes and photos if necessary.

  • Photographic or video evidence of the property contents and condition is recommended. I’ve retrospectively written an elaborate blog post on how landlords should prepare an inventory and take supporting images – I would highly recommend reading that before compiling your inventory.
  • After the inventory is complete, every item should be agreed on by both landlord and tenant and signed off by both. The landlord should keep a copy and one should also be issued to the tenant.
  • At the end of the tenancy and after the tenant has vacated all their possessions, the same inventory should be used to log the check-out report.
  • Tenants should be given an opportunity to dispute both check in and out reports, so build this into your processes and procedures.

There have been many cases in the past whereby tenants have stated that they never saw the check in/out reports or they were not accurate, during a dispute. So it’s always sensible to email the reports to the tenant and get them to confirm they are happy with the contents, that way you will have evidence.

Before doing your inventory…

Before compiling your inventory, I highly recommend reading my blog post on The Right Way For Landlords To Make A Tenancy Deposit Claim.

I know what you’re thinking, “Why do I need to read up on how to make a claim now?”

That blog post contains feedback from an actual tenancy deposit claims adjudicator, explaining the process he goes through when assessing a claim, and what he would ideally like to receive as supporting evidence from landlords in order to maximise their chances of making a successful claim.

His insight is invaluable and will retrospectively help you compile a better inventory.

When should the inventory be cross-checked?

It is common, and advisable, for landlords or agents to make regular inspections.

Inspecting on a quarterly basis (every 3 months) to compare the inventory with the current condition is normal practise.

It’s important to remember that a tenant needs 24 hour notice in writing before an inspection is made. You can download a property inspection notice from here.

Any obvious signs of damage should be flagged and discussed with the tenant.

The final check-out report at the end of tenancy

On move out day the landlord should complete a final inspection to assess the condition of the property at check-out, referencing the inventory.

The check-out inspection should be completed with the tenant present, and only after all their possessions have been vacated from the premises. (Note, a lot of damage is often caused while tenants move their furniture/possessions in and out of the property, which is why it’s crucial not to conduct the check-out inspection before then!)

Oh, yeah… “Wear and tear”! Let’s discuss it.

It’s important to note that tenants cannot be held liable for “fair wear and tear”, and it should not be flagged as signs of damage when cross-referencing the inventory during the check-out inspection.

“Fair wear and tear” refers to any consequences of “reasonable use of the premises by the tenant and the ordinary operation of natural forces.”

So, for example, carpets naturally wear overtime with normal use, which means landlords can’t seek compensation to replace carpets if they’ve naturally worn away over normal usage. Here’s a more in-depth guide on wear and tear.

What happens if items have been damaged?

If there’s a general consensus between the parties on what has been damaged, then estimates should be drawn up for repairs/replacements. The tenant should be informed of all the costs in writing and amounts of deductions from the deposit.

A tenancy deposit scheme should be holding the deposit, so they should be made aware of what has been agreed, so they can distribute the deposit accordingly.

If the deposit doesn’t cover the amount needed to carry out the repairs, an invoice itemising all costs involved for additional payments should be sent to the tenant.

If items need to be replaced then it’s the landlords obligation to consider betterment. This means that the original age and condition of the replaced item should be taken into account when estimating the replacement cost.

What if the landlord and/or tenant cannot agree on damages?

If both there is a dispute over which items have been damaged, the severity of the damage, or any associated costs to repair damages etc, then great care should be taken in:

  • recording the state and condition with photographs
  • obtaining estimates and repair or replacement costs
  • informing the tenant/landlord in writing

All disputes should be handled by an independent and free Alternative Dispute Resolution (ADR) service provided by the scheme the deposit is secured with, which will aim to resolve any disputes quickly and without the need for court action.

Each scheme will contain an alternative dispute resolution (ADR) service, so both tenant and landlord will need to contact the appointed scheme. If both landlord and tenant agree to use the service, they will have to agree to accept its decision and will not be able to apply to the courts.

When damages exceed deposit amount

If there’s an excessive amount of damage to the property and the cost for repair exceeds the value of the deposit, the tenant should cover the over-spill (assuming they are liable). However, in the event that the tenant is unwilling to pay the extra, your only option might be to apply to a court for a claim if you wish to recoup the costs. Please refer to my blog post on when tenants cause damage for further details.

Should I bother creating an Inventory for an unfurnished property?

The short and only answer is: yes.

Even if a property is deemed as unfurnished, there will still be items that can be damaged and costly to replace e.g sinks, carpets, condition of walls etc. Consequently, it is still crucial to have a detailed inventory.

Using an Independent Professional BTL Inventory Clerk

While doing an inventory report independently is perfectly valid (and cost-effective), it’s generally not as reliable as using a professional inventory clerk, least of all because of the impartiality they bring to the table, which carries weight through the eyes of adjudicators. (one of three Government approved deposit schemes) states the following:

The adjudicator will use the inventories to compare the property condition at the beginning and end of the tenancy and without it, they’re highly likely to reject the landlord’s claim.

Those considered to be the best evidence will usually:

  • have been prepared by a third party such as a professional inventory clerk
  • contain dated photos
  • have been signed by the tenant

The cost for an independent clerk can vary depending on the size of the property, and whether it is furnished or unfurnished. As a rough guide, you could be looking at approximately £100 for an unfurnished property, while £130 for furnished. As always, it’s worth shopping around for the best rates. offers a service which you can easily order/book online (it’s a shameless affiliate link, but that’s certainly not why I’m sharing their service. I’m open to other recommendations)…

Professional Inventory and Condition Report
SupplierNotes / IncludesFrom Price
Notes / Includes

  • A must have report for deposit disputes
  • Photos, readings & smoke alarms
  • Approve digitally with ease
  • Make a deposit claim easy
  • Inventory clerks are accredited by the Association of Independent Inventory Clerks (AIIC)

*The cost of the landlord inventory service is determined by the size of the property, the number of bedrooms and whether the property is to be let furnished or unfurnished. Cost starts from £89 (with discount code).

*£89Inc VAT
(Normal price: £99)
Visit website

£10 Discount Code: PIP10

Please note, I try my best to keep the information of each service up-to-date, but you should read the T&C's from their website for the most up-to-date and accurate information.

If you want to do your own inventory, you might want to download the free inventory form below

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59 Join the Conversation...

Showing 9 - 59 comments (out of 59)
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Jools 8th October, 2009 @ 17:51

Wondered where the lady had gone! You keeping her to yourself Landlord?

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videoinventory 10th February, 2010 @ 15:59

Sonni, yes to a degree, inventories done by credible third parties are better in court. Actually, video inventories are the recommended standard these days.

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Stan 23rd February, 2010 @ 16:02

A property inventory should be done by a third party so that should you need to use it as evidence in a dispute it will stand up in court.

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Christian 1st July, 2010 @ 14:35

This is a very well written the advice is 100 percent correct keep up the good informative work

l am an Inventory Clerk and it is positive to see people keeping everyone informed

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Christian 1st July, 2010 @ 14:55

This message is to sonni No3

You can do your own inventory as a landlord or a letting agent. but this is not advisable and your letting agent has advised you correctly.
This definately not a money making scheme for anyone. it became law in 2007 that an inventory would have to be taken Info contained in Housing act 2004
as mentioned earlier you may do your own report but you will find problems when your tenant decides it was not impartial. despite the fact they have 14 days to go over the property and point out any defects.
An independant report will carry much more weight if any disputes arise and the landlord is more likely to get rewarded with an independant inventory report opposed to their own.

Just a small word of warning if you decieded to skip the inventory your tenant can take you to court and the judge will order you pay them back 3x the amount of deposit given and you will not be able to evict under section 21

hope this info is helpful Deposit scheme info.

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Craig 7th July, 2010 @ 16:59

"Just a small word of warning if you decieded to skip the inventory your tenant can take you to court and the judge will order you pay them back 3x the amount of deposit given and you will not be able to evict under section 21"

This is wrong, this is attributed to not lodging the deposit correctly and has nothing to do with skipping an inventory, skip an inventory and skip any chance of getting it right in court as you'll have no evidence to back you up.

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Margaret 28th July, 2010 @ 00:21

I obtained my inventory from an agency and felt it was lacking in certain areas so I updated it and made it more specific to the individual property I am renting. However, if both you (as a Landlord) and the tenant go over the inventory thoroughly and make any changes as you both see fit and both parties initial the changes on each others copy at that time, I cannot see why this would not stand up in court. I recently paid an inventory company to perform an 'inventory/check in' and I can honestly say I could have done a better job myself and saved the £110.00 it cost me!

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Tilly 6th September, 2010 @ 14:47

Does the landlord have to supply you with an inventory and if it is a furnished property and you buy your own things and the landlord removes his, does the inventory then have to be changed? I never recieved one and since living here have replaced nearly everything yet nothing has been put down in writing, where do i stand when i go to leave in 4 weeks?

The Landlord Avatar
The Landlord 6th September, 2010 @ 15:06

Hey Tilly,

Inventories are completely optional, there is no law enforcing them to exist. But there should always be one in place, just to avoid complications.

The fact you chose to replace items was your decision, so I'm afraid there's not much you can do. Unless you kept the original items you replaced, you'll most likely have to leave the new replacements in the property.

I personally wouldn't have replaced anything which was the landlord's responsibility to do.

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Helen 10th January, 2011 @ 16:48

Have been a tenant in a property for 10 wks. landlord has just given me a handwritten inventory and she has put down that 2 rooms have new carpets.I bought these carpets myself and had them fitted with the landlords agreement. I would have left them in on vacancy anyway but surely she should not have them on her inventory, as they are mine. very confused. Helen

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Newlandlord83 28th January, 2011 @ 15:21

Thanks! Great help!

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Lizzy 2nd February, 2011 @ 10:43

I work for a esate agent and all tenants should be supplied with an inventory report either by the landlord or by the estate agent. Inventory which are manually done can have lots of errors in them so make sure that you check and sign the inventory so that you verify the condition of the property. We use an inventory software from Isurvey Inventory which allows us not only to document the condition of all fixed and non fixed items in the property but also to take supporting pictures. There website is

Using a dedidacted inventory software means that any damage be it large or small is included in the inventory at the time of check in so that when the tenancy ends your deposit is protected unless you have made any additional damage to items which cannot be classed as wear and tear. Tenants should always ask landlords or estate agents for an inventory before they move into the property.

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Graham 14th February, 2011 @ 16:13

A tenant has been in my furnished property for 4.5 years; it was new when they moved in, as was furnishings (prior to deposit secure period. Tenants have moved out and left lots of damage.. this exceeds the deposit i hold by about 100%.

Tenants say they have nothing to pay as they have been in property 4.5 years.. normal wear and tear, their term. However I want to clame for damage i.e. quality sofas covers torn and frame broken and fridge bosch handle broken and freezer draws broken (cannot repair as more than new fridge) etc etc. Can anyone advise what i should charge them.. replacement, 50% or 25%?

Thanks Graham

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Kathy Canton 8th March, 2011 @ 03:43

Thank you!!

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chris 16th March, 2011 @ 19:35

We rent from a Landlady, through a letting agency. When we moved in 6 months ago, the agency said the inventory was done by an external third party and was delayed, and we would be receiving our copy through the post soon. We never did. Our landlady has since changed the agency due to them being utterly useless. The new agency is still trying to track down this missing inventory. Where do we stand legally in terms of our deposit, if, when we leave, we still have not seen/checked/signed a copy of the inventory? How can we prove something isn't missing or damaged?

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Piazope 17th March, 2011 @ 13:46


May I suggest you keep all paperwork related to this subject, if you have not written to the landlady about this, do so immediately, preferbly recorded post and keep a copy of this letter and her reply, if she does not reply note this on the copy of the letter you sent her, should she reply verbally make an exact note of what she said.

I beleive the onus is on the landlady to provide this information; if she does not you will have proof you tried your best, and she failed you.


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chris 20th March, 2011 @ 16:08

Thanks for the advice, appreciate it!

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Bellapod 21st March, 2011 @ 15:28

As someone who runs their own inventory business, an inventory is essential.
I have seen properties left in disrepair and needing replacements but due to no inventory being given, the tenant has been able to get away with it.
On an alternate note, I have seen properties which have been stated wrongly that there is damage from the tenant but the damage was already there!
An independent inventory service is quite useful due to the inventory creators being non bias and having no connection to either landlord, agency or tenant.

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Bellapod 4th April, 2011 @ 09:01

For a start Sophi, a handwritten inventory is not great!! Especially as the Landlord can add things to it as they go along.
Were you there when the inventory took place (as in standing there)?

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Karin Hall 7th July, 2011 @ 08:55

here's a question... We just started renting a house which is part furnished. Orfiginally we wanted it unfurnished, but just before signing the lease got told that the furniture that was in there would have to stay after all. Part of this is a big unit in the living room. We didn't like it, but ok, we could put up with it.
On moving in now though, it turns out that the unit in the living room is not only there, but it is also full of books, and locked with the keys missing, so we can't even use it! There is also one other cupboard with is locked, and I assume is full of stuff, and the loft is also locked. Is this legal? Surely if you agree to rent a house, then it should be the whole house, not with stuff locked up and full of the landlords stuff?!?!?! Can anybody advise?

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Josephine 7th July, 2011 @ 09:42

We have been in a property 2 years and just had an inspection. Thee is a large crack across the corner of the baby's room window which we've noticed before but assumed it was there when we moved in. Now the agency are trying to say we've done it but we've done nothing in the room that could have caused it and it's been there as long as we can remember. Apparently it's not listed on the inventory. I don't think they have photos of the windows from when we moved in and neither do we, where do we stand?

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Karla Winter 20th July, 2011 @ 14:44

Many thanks for the inventory which is very useful. Like other subscribers, my estate agent wanted over £100 for my unfurnished property for letting and you have saved me the money.

Gratefully yours,


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Genevieve 8th May, 2012 @ 21:46

Our landlord and Estate Agent didn't provide us with an inventory at the beginning of our tenancy. Our house also wasn't professionally cleaned before we moved in as stated in our contract. The Agent now wants us to pay £275 for a professional cleaner to clean the property before we move. We took photographs of the house the day we moved in showing the bad state it was in and a inventory wasn't made. Does the landlord have a leg to stand on when it comes to making us clean the property?


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Jerry Jaramillo 21st July, 2012 @ 04:26

THANKS ALOT FOR THE FREE RENTAL PROPERTY INVENTORY..I've been looking all over the place for something like this and finally found it...Its just want I want ...thanks a million...Jerry

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Sancerre 7th October, 2012 @ 07:58

I am a landlord of several years based in London and in the early days used to handwrite my own basic inventory, it took hours and looked awful,and i lost hundreds so dont do it yourself.In 2008 as our portfolio grew and I moved agents,I was recommended to use professional inventory people It was the best days work I ever did as since then I havent had any problems with getting money withheld from deposit in order to pay for damage and loss. Blooming marvellous inventory service and not silly money. I dont know their website address but there number is a London number 0208 290 1000.Their reports are great and staff well informed. My son now runs my property business, he will be happy to advise any of you on other matters.

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sar 22nd June, 2013 @ 23:02

what do i doif the tenant disagrees with the discription of the property... She states that 'your idea and mine are very different'

I have painted and scrubbed the house before they moved in and to me the house was very clean however she says that the cooker is not to her standereds of clean which i have discribed as in excellent, clean, condition. The cooker is 12 months old and doesnt have a mark on it.. she said that she intendeds to amen the inventory herself. I am new to tis landlord stuff and i have no idea hat to say to her or to do with her dispute.

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Abby 23rd June, 2013 @ 18:26

the inventory management software from Isurvey, is it of use to only letting agencies and clerks or even individual landlords can use this service. The service is only 5 pounds + vat.. so i was thinking as an individual landlord i can get hold of this.. are there any other individual landlords using this?.. also are there any other common famous softwares of the similar type available.

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Lesley 16th July, 2013 @ 08:46

We've been in our property since December 2012, when an inventory was completed and we were given a copy. Most if not all of the things on the inventory are marked as poor. We asked what this means and were told, after we've been in the property 6months, they will look at replacing the poor items, mainly carpets. We have been asking since the 1st June 2013 if the carpets can be replaced (they are disgusting, covered in paint etc) the letting agent keeps fobbing us off saying "yeah I can't see it being a problem, we'll email the owner" or "we'll phone the owner". Everytime we chase we are being fobbed off. Where do we stand?

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Suz 16th July, 2013 @ 22:37

Hi, sorry to interrupt as my case is in a bit of A&E state.
I rented the property from a company a few years ago, and it liquidized the property so it was sold to a new landlord. Her son came over to me (Who act on behalf of her) with the promise of refund my deposit in full with the condition of an empty house as he is going to do a full house renovation on it. (There were serious mould hidden under the paint). The check out was brought by the new landlord-only stayed briefly, her inventory guy, her son, me and a friend together. But she never sent me any copy of the inventory check out report done by this professional guy despite my requests for it. I didn't hear from her for more than 3 weeks until I contacted her son. Now,, She just made up the check out inspection and costs herself-goes up to 1000, and she claims them been backed up with sufficient evidence and invoice, but never shown to me either.
Could you please give me some suggestion of how to approach it? Where do I stand legally? Procedures involved?
Deeply appreciated!

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Mr R 16th October, 2013 @ 19:20

Hi, my tenant has given notice and I've just seen that the inventory I prepared has the wrong address on it! Does this now make it null and void for when the tenant departs? Help please!

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vicky 24th October, 2013 @ 19:50

Hello, quick question. We moved into our house 3 weeks ago and there was a few issues, they are slowly getting fixed. But now the landlord is saying he will not fix the garage door, as the property was not advertised with a garage. When the agent showed us the house, he said the garage was with the property and we were able to use it. The garage is also included in the inventory, what can we do? Thanks

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Nicolas D 4th April, 2014 @ 20:05

I'm planning to leave the property 6 days before the end date of the letting agreement. The agent said the inventory check is not going to be done until the last date of the agreement. I'm not going to be in the UK by that time because I'm moving overseas. Is there a way that I can have the inventory check done on my move out date?


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Richard W 22nd April, 2014 @ 12:20

Great article, thanks!

In addition to hiring an inventory clerk, you can check out this new app I've started using to inventory my properties: Snupps.

It's a great visual tool for taking home inventory for my rentals that is really quick and easy to use. It helps me keep track of receipts, warranties and spending on the properties.

It's been really useful for me, so thought I'd share!

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Richard W 22nd April, 2014 @ 16:08

Vicky, - this is a tricky one. Did you sign anything when putting down the deposit to say you 'accept the property as is.' This may make all the difference.

Contracts can be legally binding by both in writing and verbally. So even if the property was advertised without the garage being mentioned, you did ask the estate agent (a legal rep of the property and landlord) who verbally confirmed you you could use it. You can argue you took the property on that basis when deciding between properties, regardless it being advertised or not.

But what about an inventory assessment check? Regardless if it's listed in the inventory, your estate agent or third party should have done an assessment, checking the working condition of everything. If it doesn't work, it should of be marked on the inventory clearly for you to see, before you sign it. Some estate agents don't do an inventory assessment and just provide you with an inventory. I'm guessing that's what happened with you.

It seems the estate agent is in the fault here, not the landlord really. I would really try to make it clear and express your un-satisfaction with their services.

It might be worth looking into health and safety laws too as part of the property is unsecure by the sounds of it [with a garage door that doesn't lock properly].

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emma 28th April, 2014 @ 19:44

I need a bit of advice please.. I moved into a property 2 years ago, since moving in the landlord changed letting agents. I have now vacated the property and the new letting agent is asking for a checkout fee but apparently when I first moved in no invatory was done. Do I still need to pay this checkout fee as they have nothing to check against regarding getting my deposit back.

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Robert 1st May, 2014 @ 11:03

The inventory check-out clerk missed a couple of items damaged by the the tenants. I pointed them out and he added it to the inventory check-out sent to the tenants a couple of days later. The tenants are disputing the charges. Will those items not picked up in the original check-out be allowable? NB> the tenants were at the check-out.

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C Stuart 30th May, 2014 @ 16:45

Can anyone tell me if the agents are supposed to check that the heating and water all works when doing the inventory?

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Helen 4th June, 2014 @ 07:26

Our landlord did not do an inventory when we moved in but now wants to do one just before we move out! Can he do this?

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john 24th June, 2014 @ 20:20

If an inventory was not carried out when you moved in, then the LL can't compare the condition of the property from the move in date and your move out date.

Therefore there is no evidence of dilapidation ie any damage or cleaning issues which can't be compared.

As a rule if you move into a property without an inventory / check-in you should take pictures and record any items that's damaged.

You should request an inventory / check-in whenever you move into a rented property.

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Ideal inventories 8th September, 2014 @ 05:55

I do Independent inventories for the Sheffield/chesterfield areas, starting from £29!

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Kevin Carling 18th February, 2015 @ 10:13

Just tried this, downloaded a .wiz file.
What is this? Never heard of it and do you have it in any usual format (word, excel etc)?

The Landlord Avatar
The Landlord 18th February, 2015 @ 10:45

Hi Kevin,

Never heard of a .wiz file either. It's definitely NOT from this website. I just entered my name/email into the download form, and I was automatically redirected to the download page, where the document is in .doc (Word) format.

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Charline 23rd February, 2015 @ 09:59

I am about to be an inventory clerk at and I would like to ask if this is an official form I could use with my commercial inventories? I that Tick Tick Check use software to issue the reports but this one looks neat. Hope I could use it with my work without any legal problems?

please and thank you,

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Harley 14th July, 2015 @ 16:26

I lived for a year in private rented student accommodation, and I am currently trying to figure out what is happening with my deposit return.
My landlord did not offer us an inventory checklist to fill out when we moved in, and we are now being charged for things which were already broken when we moved in.
Does anyone know if there is any sort of legal claim which we can make due to the fact that we were not offered a chance to complete the inventory?
Thank you

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Jo Jo 4th October, 2015 @ 15:55

I used 2 professional inventory companies and paid over £300 for checkin and checkout. Both inventories were floored. One didn't even read the metre!!! They both listed my house as a 5 bed and not a 4 bed. They mixed up the rooms and the contents and after going through both with a fine toothcombe its wasted a week of my time. Both companies were very casual about it. Hmmm not impressed. One company even lost the photos!!! The amount of time it has taken to correct, the photos cannot be corrected, I am now thinking of using a mb phone app for £4.99 and doing it myself. Can the landlord do their own inventory??? I found the standard of work by the companies a waste of money. Personally wouldn't use a third party again but would aim to do it myself.

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Dominic Baines 26th November, 2015 @ 00:59

Hi Jojo

I've read your comments and I'm shocked and appalled by the inventory company's you used. I can assure you that our company is not like that and that our reports are very accurate and always stand up in court. These reports have to be.

It's not recommended for landlords to do there own as they don't stand up in court, the courts see you as being bias.

If you want an accurate inventory then come to No Letting Go. My franchise is manchester south. You can find me on my website.

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Mandy Thomson 11th January, 2016 @ 07:36

Last year I learned of landlord who had a very difficult tenant who not only took her to court for failing to protect the deposit, but also for some £9,000 for property maintenance issues, including mould and insect infestations.

Although I believe the landlord may have been careless in the selection of the tenant, if she had had a proper inventory done before the tenant moved in, showing the property in good condition, most of the tenant's claims would have been unsubstantiated.

In addition, I am hearing stories from landlords affected by local authority licensing schemes, who are alleging that councils are picking on them for property maintenance faults that have in fact been caused by their tenants; had those landlords had an inventory, they would have proof.

I am currently doing my APIP level 4, with the intention of becoming an inventory clerk, but when I first heard of inventories, I dismissed them as a waste of time that any Tom, Dick or Harry could do... I now know differently!

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Leon 29th March, 2016 @ 21:31

Yes having a "professional inventory" helps , the the majority of landlords that I meet on a daily basis do not understand that the inventory must be a highly detailed report in order to provide full protection, which a large number of inventory companies don@t do. For any new landlord or landlord with any queries please make sure you follow the below if you are considering on hiring an inventory company:

1. Ask if they are members of the AIIC or APIP (You can check the status/validity of this on both company websites sites.

2. Ask to see a sample report.

3. Make sure you are provided with all of the photo's taken at the property, as you may need them to provide as proof at the end of your tenancy.

4. Make sure the inventory is signed by all parties.

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Kevin Champion 18th January, 2017 @ 13:23

Can someone please help!

Last month i moved out of a property that i had rented for 2.5 years. When i started my tenancy no 'inventory' or 'schedule of condition' was provided, the house was old and in need of updating so no deposit was asked for by the landlord. After moving out I realised that the standing order had not been cancelled and two months rent had been transferred into my landlords account, since then the landlord has claimed that the house was left in an unclean condition and that i had broken the oven, he has taken £324 from my money for carpet cleaning and for a new oven. The house was cleaned and 'made good' when i left and was handed back in a reasonable condition considering fair wear and tear. i accept the oven had not been cleaned (an oversight) and had agreed to meet the cost for professional cleaning but later they claim that i had broken the oven and it now needs replacing.

I have asked the landlord for any evidence on the property condition prior to my tenanacy but he has not replied.

furthermore the landlord failed to have the boiler serviced, tested and certified for a large period at the end of my tenancy.

I would like to make a claim against him in the small claims court, should I also report him for failure to comply with boiler legilsation.

Can some please advise, all welcome.

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Robert Otto 13th June, 2017 @ 06:25

Was going too rent a property on a friends say so, (they had viewed it for 10 mins, apparentely standard time for viewing) and the estate agents description of the property sounded okay.
Took his word that it needed a little cleaning so said okay. Paid one years rent up front, agency fee and an amount for Deposit protection. When the inventory arrived for this two bedroom cottage style property filled with character. It was 223 pages of sheer hell, so we refused too move in and asked for how monies back. We did in the end after 2 months of e.mails, phone calls etc get, our full rent back and how Deposit money. The estate agents fees were not repaid, as the estate agency used the excuse that they had too pay someone for the inventory and for all paperwork. My point is surely no monies should change hand, until a full descriptive inventory is available, that way the tenant and the estate agent/landlord can discuss any issues that come too light before taking departing with money.

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Najee 28th July, 2020 @ 03:11

**** WARNING ***

To all trusting landlords relying on commonsense to prevail with the Deposit Protection Scheme - please don't be so naive.
We meticulously prepared a condition report, which the tenants ignored, despite regular prompting from us.
And well done them, so it turned out, because come deposit refund time they were not liable (according to DPS) for items such as blocked drains, unreplaced cooker hood filters, missing smoke alarms... plus, plus.
The reason given was that we were not able to demonstrate that, for instance, the drains were not blocked prior to the tenancy.

There is nothing you can do to ensure the tenants respond to the report. And the burden of proof is on the landlord to provide visual evidence on every signal item, whether visible or not.

So, in this climate of aggressive hostility to landlords, please gathered as much detailed visual evidence as you can prior to the tenancy.

















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