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What is an inventory?

When a new tenancy begins, a record is made of the contents and condition of the property. This record is the inventory and, because it becomes a binding legal agreement when it is signed by both landlord (or their agent) and tenant, it is essential that it is accurate and thorough.

A professionally produced inventory serves the interests of the tenant and the landlord - especially in the light of the new Tenancy Deposit Scheme (TDS) -  as it can help prevent disputes over the return of deposits at the end of a tenancy. Put simply, a good inventory is proof of the state of the property at the beginning of the tenancy and, the more detailed the inventory, the easier it will be to resolve any potential disputes.

The inventory should list the complete contents of the property. This will include things such as doors, ceilings, walls, light fittings, carpets, curtains, smoke detectors, sockets, cupboards, and radiators. In addition, defects, stains, chips, and general cleanliness will be recorded. Any furniture remaining in the property that belongs to the landlord will be included and its condition clearly recorded. And remember, this is not an exhaustive list of items to be included in the inventory: it merely gives an indication of the level of detail required. This is one of the reasons that most landlords engage a professional inventory clerk to create the inventory!

To ensure that the final inventory is of a reasonable size, and to keep costs to a minimum, items of little monetary value are listed and described generically. So, for example, a bookshelf may be described a containing ‘a number of paperback books’. Similar items will include used bedding, used kitchen utensils and used tableware etc. By contrast, if the landlord is leaving any items of great value in the property, such as antiques, it is important that the inventory clerk is told and given an accurate valuation.

Where relevant, a professional inventory will also include any utility readings.

Areas of the property which do not form part of the normal living area, such as lofts and cellars, will only be included in the inventory at the special request of the landlord.

If the property has a garden, this will be included in the inventory but the descriptions of contents and condition will be from the point of view of a layman and not a professional gardener. This also applies to garden features such as sheds, outbuildings, greenhouses, and statuary.

A property should be cleaned to a professional standard before a tenancy commences, especially as far as carpets, curtains, upholstery, kitchens, and bathrooms are concerned. It is important for landlords to remember that if an item is less than clean when the tenancy begins, the tenant cannot be charged for cleaning it when the tenancy ends.

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