Professional Property Inventory Reports for Landlords and Letting Agents
Detailed, court-admissible inventory reports with high-resolution photographs — delivered within 36 hours. Protect your property from day one.
What Is an Inventory Report?
A property inventory report is a comprehensive written record of the condition, contents, and fixtures of a rental property before a tenancy begins. It documents every room in detail — noting the state of walls, floors, ceilings, fixtures, fittings, and furnishings — supported by high-resolution photographs. The report serves as the definitive baseline against which the property's condition will be measured at the end of the tenancy.
Every landlord and letting agent should commission an inventory report before a new tenant moves in. Whether you manage a single buy-to-let or an entire portfolio, the report provides essential evidence should a deposit dispute arise. Without one, you have no independent proof of the property's original condition — leaving you exposed if a tenant challenges deductions at check-out. Housing trusts and property management companies also rely on inventory reports to maintain accountability across their housing stock.
What's Included
Room-by-Room Condition Notes
Every room is assessed individually, with written descriptions of walls, ceilings, floors, doors, and all visible surfaces.
High-Resolution Photographs
Multiple photographs are taken per room to provide clear visual evidence of the property's condition at the point of inspection.
Meter Readings
Gas, electricity, and water meter readings are recorded to establish accurate figures for utility handovers between tenancies.
Key Schedule
A full record of all keys provided, including front door, back door, window, garage, and communal keys, along with the quantity of each.
Smoke and CO Alarm Checks
All smoke detectors and carbon monoxide alarms are tested and their locations, types, and working status recorded.
Furniture and Contents Inventory
Every item of furniture, soft furnishing, and loose content is listed with a description of its condition and any existing marks or damage.
Garden and Exterior Assessment
Outside areas including gardens, patios, sheds, fencing, and external walls are inspected and documented.
Appliance Notes
All appliances — including ovens, hobs, washing machines, and fridges — are noted along with their condition and any visible defects. All appliances tested for power where possible.
Curtains & Blinds
All curtains and blinds are inspected and tested for operation where possible, with their condition documented.
Window and Door Checks
All windows and doors are inspected for condition, operation, and locking mechanisms, with any issues clearly recorded.
Our Process
Book Your Inspection
Contact us by phone, email, or through our online quote form with your property details. We will confirm a convenient inspection date — available Monday to Saturday.
On-Site Inspection
Our experienced inventory clerk attends the property and carries out a thorough, room-by-room inspection. Every detail is recorded with written notes and high-resolution photographs, ensuring nothing is overlooked.
Report Delivered Within 36 Hours
Your completed inventory report is compiled and delivered to you in a clear, professionally formatted document within 36 hours of the inspection. The report is ready to be shared with your tenant, agent, or deposit protection scheme.
Why It Matters
An inventory report is not just good practice — it is your strongest line of defence if a tenancy ends in dispute. When a tenant's deposit is registered with a protection scheme such as the TDS, DPS, or mydeposits, the adjudicator will look for independent, dated evidence of the property's condition at the start of the tenancy. Without a professional inventory, landlords frequently lose deposit claims — even when legitimate damage has occurred — simply because they cannot prove the property's original state.
The cost of not having an inventory can far exceed the cost of commissioning one. A single dispute over a stained carpet, damaged worktop, or missing furniture item can run into hundreds or even thousands of pounds. Adjudicators give significant weight to reports prepared by independent professionals, and they expect to see photographs, written descriptions, and a clear record of the property's baseline condition. A few mobile phone pictures taken on move-in day will not meet this standard.
Commissioning a professional inventory report is a straightforward investment that protects your rental income and your property. It removes ambiguity, sets clear expectations for tenants, and gives you the documented evidence you need if things do not go to plan.
Did You Know? The Tenancy Deposit Scheme reports that landlords without a professional inventory lose the majority of disputed deposit claims. A documented baseline is the single most important piece of evidence an adjudicator will ask for.
Frequently Asked Questions
The length of an inventory inspection depends on the size, type, and condition of the property. A typical studio or one-bedroom flat takes approximately 45 minutes to one hour, whilst a larger three- or four-bedroom house may require up to two hours. Furnished properties generally take longer than unfurnished ones, as each item of furniture and its condition must be individually documented. Our clerks are thorough but efficient — we never rush an inspection, because the quality of the report depends on the detail captured during the visit. We will always give you an estimated timeframe when you book.
No, you do not need to be present. Most landlords and agents simply arrange access for our clerk — either by providing keys, leaving a key safe code, or having someone on-site to let us in. If you would prefer to attend, you are welcome to do so, but it is not a requirement. The inspection is carried out independently to ensure impartiality, and the completed report is sent to you within 36 hours. If you are a letting agent, we are happy to collect and return keys as part of the process.
We can carry out an inventory inspection with tenants in residence, though it is important to note that the report will reflect the property as found on the day. Ideally, an inventory is conducted when the property is empty and clean, as this provides the clearest baseline. If tenants are present, we will document the condition as accurately as possible, noting any areas where access was restricted or where the tenant's belongings obscured the property's condition. We recommend scheduling the inspection before the tenant moves their belongings in wherever possible.
Absolutely. We carry out inventory reports for both furnished and unfurnished properties. For unfurnished properties, the report focuses on the condition of the fixtures, fittings, walls, floors, and ceilings. For furnished properties, we additionally catalogue every item of furniture, soft furnishing, and loose content — describing each item's condition and noting any existing damage or wear. Our report format is adapted to suit the property type, ensuring that every relevant detail is captured regardless of whether the property is let furnished or unfurnished.
Protect Your Property with a Professional Inventory Report
Book today and receive your detailed report within 36 hours. Monday to Saturday.