Inventory

Inventory (also called Schedule of Condition) is a comprehensive document detailing the contents and condition of a rental property at tenancy start, serving as the baseline for end-of-tenancy assessments. Professional inventories cost GBP70-250 depending on property size and include room-by-room descriptions, dated photographs, and meter readings. Without a thorough inventory, deposit deductions become difficult to justify in ADR disputes.

Purpose of an Inventory

The inventory:

• Documents property condition at tenancy start
• Lists all contents (for furnished properties)
• Provides evidence for deposit disputes
• Protects both landlord and tenant interests
• Reduces end-of-tenancy disagreements

What an Inventory Includes

For all properties:

• Room-by-room condition descriptions
• Walls, ceilings, floors condition
• Windows, doors, fixtures
• Appliances condition
• Cleanliness standards
• Meter readings
• Photographs (essential)

For furnished properties (additionally):

• Full list of furniture items
• Condition of each item
• Brand/model of appliances
• Soft furnishings condition
• Decorative items

Who Prepares the Inventory?

Options:

• Professional inventory clerk (recommended)
• Letting agent staff
• Landlord (less independent)

Professional inventory benefits:

• Independent and unbiased
• Comprehensive and consistent
• Accepted by deposit schemes
• Withstands ADR scrutiny

Inventory Best Practices

Quality:

• Use clear, objective language
• Include extensive photographs
• Note existing damage specifically
• Record cleanliness standards
• Date all documentation

Process:

• Complete at or just before tenancy start
• Tenant reviews and signs
• Tenant can add comments
• Both parties keep copies
• Store securely for tenancy duration

Costs

Typical inventory costs:

• Small flat: £70-100
• 2-bed house: £100-150
• Large property: £150-250+

Check-out usually costs similar amount.

For Letting Agents

Inventory management should:

• Be part of standard letting process
• Use consistent format and quality
• Allow tenant input
• Be stored securely
• Be easily comparable to check-out