Professional Property Reports starting from £65.00
Residential Property Inventories
What is an Inventory?
An inventory is a binding document that provides an accurate written record of the condition and contents of a property at the beginning of a tenancy. Some landlords do not realise that although descriptions can appear uncomplimentary, it is those descriptions that will allow them to prove whether a tenant caused damage or is liable for cleaning costs.
In order to authenticate the inventory it must be signed by both the landlord and tenant or their representative. The 'master inventory' (that agreed at the Check-in) should be kept safe for use at the end of the tenancy or in the event of a dispute.
Inventory Report
An Independent Inventory Clerk will provide an accurate written record of the condition and contents of a property at the beginning of a tenancy. This report will include written descriptions along with photographic evidence.
Should there have been significant changes to the property since the inventory was completed then it is likely that a new inventory will be required. Landlords are advised to give fair notice to their clerk if this is the case to allow sufficient time for the job. It is always best to complete any works before a new inventory is completed and as close as possible to move in date.
In order to authenticate the inventory it must be signed by both the landlord and tenant or their representative. The 'master inventory' (that agreed at the Check-in) should be kept safe for use at the end of the tenancy or in the event of a dispute. Any variations seen are noted on the inventory and returned to the landord/letting agent within the prescribed time stipulated within the current tenancy regulations.
Check Out Report
At the end of the tenancy a Check-out inspection is carried out. Notes are made on the 'master inventory' of any variations since the Check-in. An inventory clerk will then list the significant differences on a Check-out report.
Cleaning is often a major area of dispute. Landlords and tenants are advised to retain all receipts relating to cleaning and repairs carried out before or during a tenancy.
It should be noted that an Inventory Clerk cannot comment usefully on any alterations or additions made after the Check-in unless he/she was instructed to revisit the property in order to examine these changes at the time they were made. The Check-out report is the basis for most claims made by landlords. A claim is most often viewed more favourably if compiled by an independent and unbiased party such as an Independent Inventory Clerk, particularly in a Court of Law.
Why have an inventory
From 6th April 2007 ALL deposits taken by landlords for Assured Shorthold Tenancies in England and Wales MUST be protected by a tenancy deposit protection scheme.
Landlords in England and Wales who fail to comply with the new law could be ordered by the courts to pay the tenant a penalty of 3 times the amount of the deposit.
If at the end of a tenancy the landlord and tenant cannot agree on the amount of deposit being returned (after deductions for damage or cleaning etc) the parties will go through the dispute service of the scheme that they have entered.
In such cases an inventory is now an essential proof of the contents of the property and in what condition the property was in at the start of the tenancy.
A check out report documents the condition of the property at the end of the tenancy in relation to the inventory and check in report (where present)
Do not think that because your property is unfurnished you do not need an inventory. The Inventory provides information about the condition of the property as well as the contents.
www.directgov.uk/tenancydeposit