PROPERTY INVENTORIES - A few Hints and Tips

The legal requirement to lodge a tenant’s deposit within a government approved scheme is widely understood. However, how should you ensure any damages made to your property, can be reclaimed at the end of a tenancy.

This is where a comprehensive property inventory is essential, signed by both the tenant and landlord, at the start of a tenancy.

Photographic evidence should be taken of each room and hallway within the property including all walls, flooring, ceilings, appliances (ovens inside and out), fixtures and fittings, along with a description for all detailing the condition provided. Any outdoor areas should also be included.

Additionally, the inventory should confirm where it has been provided in clean condition with all rubbish and personal items removed, and that the property must be returned in the same condition or the landlord reserves the right to charge for professional cleaning, including items such as ovens and carpets if left in dirty condition, removal, of personal items if left at the property, and for gardening services (where appropriate).

If non-integrated white goods are being provided, and you don’t want to be responsible for repairing them, the inventory should state that these are being left on a non-repair basis, stating the tenants will need to replace the items should they stop working during the tenancy. Also don’t forget to take up-to-date meter readings and include where the water stop-cock is located.

Safety equipment such as smoke alarms fitted on all floors, and carbon monoxide monitors (where required), should be photographed and included within the report detailed as tested and working.

It is a good idea to complete a pre-checkout property inspection where you can walk around the property with the tenant and point out any obvious areas that they need to address prior to leaving, to avoid unnecessary claims against their deposit. This shows good-will on the landlord behalf and, helps to minimise void periods where you are having to complete work after the tenant has left the property. However, we would always reserve the right to charge for unseen damage after the tenant has left (before having the deposit returned), should there be any damage that has been unseen behind furniture, or under rugs etc.

At the end of a tenancy, a check-out inspection should be undertaken, comparing the original inventory with the current condition of the property, then any damage caused should be photographed as evidence for the outgoing tenants and the relevant deposit scheme.

Allowances must be made for reasonable wear and tear of a property, you can’t expect a family to live In a property for a number of years and for it to be returned in as Let. As a 1st step if there are any issues, we would recommend talking to the outgoing tenant to see if this is a simple issue that either the tenant can have remedied themselves or, come to a mutual agreement on the costs to be deducted from the deposit to avoid an unnecessary request for arbitration.

If both sides can’t agree, then a claim needs to be submitted along with evidence of the original inventory and proof of damage to the relevant deposit scheme. The scheme will then look at the evidence and submissions from both parties and rule accordingly the split of tenant deposit funds.