Do I need an inventory for my rental property?
Everything you need to know about when and why an inventory is required.
"What is the point of an inventory?"
"Why do I need an inventory if the property is unfurnished?"
"There is nothing that can be damaged in the property, so I am not going to bother with an inventory."
Many Landlords have said this over the years but, the truth is that if your property has carpets, a boiler, doors, windows, sockets and switches, and a kitchen and bathroom, then it needs an inventory.
One of the biggest worries for Landlords is that the tenant will cause damage to the property. Having an inventory at the beginning is a great way to reduce the probability of damage being caused and being left to rectify it yourself.
An inventory for a rental property is more than just a list of items that you have left behind.
It is a schedule of condition for the whole property, including walls, sockets and fittings, and the garden.
It would be costly if you had to replace every single light switch and door handle in the property, wouldn't it!?
Or had to fully redecorate after every 6-month tenancy?
Or fit a new bathroom?
And a full deep clean can cost hundreds of pounds!
To help mitigate these expenses and ensure that you can claim the deposit if you need to, you should record the condition of everything in the property before the tenancy starts.
True, accurate record - Everyone's perspective changes over time. Many tenants will say that an area of damage was "like that when we moved in". Having a mutually agreed inventory from the beginning is a simple and straightforward way to record the property, and it must be truthful. If there is a stain on the carpet before the tenants move in, this must be recorded. An inventory is not an opinion of cleanliness. It is recording evidence. You must use photographs and a description of every part of the property for it to be effective. And it must be agreed upon by both the landlord and tenant as a record of the true condition.
Protects deposit - All tenancy deposits must be protected by law, and the protection agencies are there to protect tenants. This means that if you want to make a claim on the deposit, you will have to prove that you are entitled to it. That money still belongs to the tenant technically, and without any evidence of the damages caused, you will probably find that your claim is declined.
Sets a precedent for the tenants - Having an inventory from the outset shows the tenant how thorough you will be when the tenancy ends. There is no ambiguity about how you expect the property to be returned at the end of the tenancy.
Prevents arguments at the end of the tenancy - Imagine the scenario if you have found a stain on the carpet at the checkout. The tenant says that it was there when they moved in and, therefore, not their responsibility. You could argue about the stain, ultimately causing lots of stress and aggravation for you both and likely ending in a compromise or unsatisfactory negotiation for both parties. Or a simple check of the inventory, which will show if the stain was there when the tenancy started or not. No problem.
An inventory or schedule of condition is a must-have for every tenancy.
You need to have a record of the property's condition with photographs, that both you and your tenant agree to from the outset.
Your tenant needs to know that they have been able to record any damages or wear and tear that they find when they move in, too, so they know they will not be penalised for it when they move out.
If they are not given this opportunity, they will be waiting for it to come up at the checkout appointment. It will be a highly emotional conversation that will sour the whole tenancy experience for you both.
If something is damaged at the end of the tenancy, you will probably not be able to make a successful claim for the deposit without some form of evidence of the property's condition.
It is not a technical document to prepare but, it can be very time consuming (an average inventory can contain hundreds of photographs).
Your letting agent will be able to prepare one for you before your tenancy agreement starts to ensure that your property is protected from the outset of the tenancy.
There is never a time when I would advocate renting your property without one!
If you have questions about an inventory for your property, get in touch with our lettings team.
