Inventory

A residential landlord inventory details the property’s condition, contents, and state at tenancy start to prevent deposit disputes by providing a benchmark for comparison at check-out. Key elements include room-by-room condition reports, photos/videos, meter readings, fixture details, and signed tenant agreement.

If you propose to charge the tenant anything at the end of the tenancy (within the terms of the Tenants Fee Act)  it must be stated in the tenancy agreement that a charge might be made, and you must be able to prove the claim.

Whether it goes to court, or adjudication, the first question will be ‘why should the landlord be awarded any of the tenants money?’.

An inventory is critical for this proof, and in an ideal world should be part of:-

Check-in procedure
Mid-term inspections
Check-out procedure

Purpose

Protects landlord and tenant deposits.
Serves as legal evidence of condition (wear & tear vs. damage).
Clarifies responsibilities for cleaning/damages.

Requirements & What to Include

Property Details: Address, date, tenant/landlord names.
Each Room/Area: Walls, floors, ceilings, paint, carpets, curtains condition.
Fixtures & Fittings: Doors, windows, light fittings, radiators, smoke alarms.
Furnishings (if applicable): Furniture (beds, sofas), appliances (fridge, oven, washing machine), incl. serial numbers.
Utilities: Meter readings (gas, electric, water) with photos.
Keys: Number of sets provided to tenant.
Exterior: Gardens, sheds, fences, driveways.
Evidence: Dated photos/videos for every item/area.

Process

Before Check-in: Create the detailed inventory/schedule of condition.
Check-in (Start of Tenancy): Tenant reviews, agrees, and signs the document (usually within 7 days).
During Tenancy: Update for significant changes (document with photos/receipts).
Check-out (End of Tenancy): Compare property/contents against initial inventory to assess damages.

Things to Consider

Use a professional clerk for impartiality.
Be specific (e.g. make and model of appliances).
Ensure photos are date-stamped and clear, and must be embedded in the written report.
Note existing issues (damp, minor repairs) to avoid future blame.
Keep a signed copy for both parties.

To find an independent clerk go to:-

– Association of Independent Inventory Clerks, or
– PropertyMark

Testemonials

Real results,
real feedback

I've been letting properties for fifteen years and iHowz is the first organisation I've found that truly represents landlord interests. Their consultation responses are thorough and professional.

Michael Okonkwo Portfolio Landlord, Birmingham

iHowz helped me navigate a complex licensing issue with my local authority. Their advice was prompt, practical and spot-on. I recommend them to every landlord I meet.

James Hartley HMO Landlord, Liverpool

The template documents alone have saved me hundreds in legal fees. Knowing they're kept up to date with current legislation gives me real peace of mind.

Sandra Mitchell Landlord, Leeds

When the Renters' Rights Act was announced, I was completely overwhelmed. The guidance from iHowz broke everything down clearly and helped me understand exactly what I needed to do. Invaluable support.

David Thompson Landlord, Manchester

As a first-time landlord, I had so many questions about deposits, contracts and compliance. The iHowz resources gave me confidence that I was doing everything correctly from the start.

Rachel Edwards Landlord, Bristol