Compile an inventory report.

An inventory report (also called "schedule of condition") is the document compiled before a UK tenancy that records the property's condition and contents. Professional inventory services typically cost £80–£250 for check-in inventory, with check-out reports £80-£200, and mid-term inspections £40-£120. Most landlords find it the single most cost-effective protection against deposit disputes.

Without a properly compiled inventory, landlords routinely lose deposit disputes — the burden of proof for damage at check-out sits with the landlord, and "the tenant moved in like that" is impossible to argue without baseline documentation.

Typical UK inventory costs

What's typically in a check-in inventory

• Property details — address, type, dates of inspection.
• Room-by-room walkthrough — every room described in detail.
• Surfaces — walls, floors, ceilings, doors, windows, frames.
• Fixtures and fittings — kitchen units, bathroom suite, lighting, sockets, switches.
• Furniture and appliances — make, model, condition.
• Soft furnishings — carpets, curtains, rugs (with notes on stains, wear).
• Garden or outdoor space — condition, any garden furniture or shed contents.
• Meter readings — gas, electric, water at start of tenancy.
• Smoke and CO alarm tests — verifying compliance and working condition.
• Photos — typically 100-400 photos for a typical 2-3 bed property.
• Tenant signature — agreeing the report accurately reflects condition at move-in.

The mid-term inspection

An optional mid-tenancy visit (typically 6 months in, then yearly) to:

• Verify the property is being kept in reasonable condition.
• Identify maintenance issues before they escalate.
• Check no unauthorised occupants or pets.
• Document any tenant-reported issues.
• Provide tenant with the chance to raise concerns.

£40-£100 per visit; recommended at least annually for any tenancy.

Check-out report

The end-of-tenancy comparison document, comparing condition at move-out against the original check-in. The check-out clerk:

• Walks through the property with check-in inventory in hand.
• Notes any new damage, marks, missing items, cleaning issues.
• Photos any specific issues.
• Records final meter readings.
• Records cleanliness condition with sample photos.
• Provides the report within 48-72 hours typically.

This document is the basis for any deposit deductions and is the primary evidence in deposit disputes.

Things people often miss

• Photo timestamps and metadata — every photo should carry the date and time. Modern inventory apps embed this automatically; manual photos with smartphones do too. Don't strip metadata when sharing with tenants.
• Tenant attendance — best practice is for tenants to attend check-in and check-out. They sign agreement at the time, eliminating later disputes.
• Independent vs landlord-compiled — landlord-compiled inventories are admissible but carry less weight in disputes than independent professional inventories. Worth the £80-£250 spend on independence.
• Cleaning standards — note actual cleanliness at check-in (e.g., "carpet shampooed", "kitchen professionally cleaned"). Tenant only obliged to return to the same standard, not better.
• Furnished vs unfurnished — furniture must be detailed (make, model, condition) at check-in for any deduction at check-out to stand up. Generic "1 sofa" isn't sufficient.
• Wear and tear allowance — judges and adjudicators apply reasonable wear and tear in tenant favour. A 10-year-old carpet at check-in shouldn't return brand-new at check-out; minor scuffs are normal.

Frequently asked questions

Want a local pro to handle this? An independent inventory clerk is the right call for any landlord property. The £80-£250 fee at check-in is consistently the best-value spend in landlord property management — pays for itself many times over in protected deposit deductions.