Why do I need an ingoing Inventory?

However well a property is looked after by the contract holder(s), it undoubtedly will not be in the same condition at the end of the term as it was at the start. There will inevitably be wear and tear to carpets, flooring, and other fixtures, fittings and decorations. Even well looked after contents will deteriorate with time and use. Landlords need to allow for fair wear and tear during a tenancy.

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Contract holders will liable for breakages, missing items, or damage to the property (in excess of fair wear and tear), as well as cleaning. Deciding which of these scenarios applies will depend on having good quality information to demonstrate a property’s contents, condition and cleanliness at the start and end of the term.

Deposit protection companies say that inventories should be carried out at the start of tenancy and preferably by an independent third party, such as Claire-Louise Consultancy. They also state that a new inventory should be created for every new contract. Also, most landlord insurance policies require an inventory to make a claim.

 

There is a common misconception however that carrying out an inventory is a simple procedure; simply list the contents and state the décor, noting any marks or damage. But in truth, it isn’t that straightforward. A proper inventory should contain both descriptions and photographs and level of cleanliness, and depending on the size of the property, this can easily run up to 40 or 50 pages for an average-sized house. This level of detail is important if a landlord wants to be sure they can claim from a contract holder’s deposit for damage at the end of the term.  Claire-Louise Consultancy reports also include a 360° tour of each room within the property to ensure every part of the ceiling, walls, floors, and contents are captured.

 

The inventory will form part of the contract between the contract holder and landlord, and is an essential document when it comes to deposit disputes; whilst an inventory is not a statutory requirement, a protected tenancy deposit scheme is – and those schemes rely on a comprehensive inventory being in place when it comes to deposit disputes. Unless you have proof of the state of the furniture/property at the beginning in the form of a properly prepared and agreed inventory you are unlikely to succeed when a dispute occurs.

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An inventory should be completed pre check in and / or pre check out stage to record the condition of the property (and its contents), and cleanliness at the start and end of a tenancy.

 

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Why do I need a Mid-Term Visit?

A Mid-Term Inspection is a report that is produced showing the condition of the rented property during the tenancy to ensure the contract holder is looking after the landlords asset.  Claire-Louise Consultancy will:

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•  View the condition of the property and its contents

•  Check the property is being used by the named contract holders only

•  Provide a list of defects; maintenance work that may need carrying out

• Provide a checklist to the contract holder of damp, mould and condensation preventative measures

• Provide a FFHH compliance report on all smoke and carbon monoxide alarms to test they emit an audible tone and meet the legislative requirements

•  Check for potential breaches such as smoking / pets in the property

 

The mid tenancy report is a great way to build relationships with the tenants and check that the property is being treated in a satisfactory manner.

 

 

Why do I need a Check-out Report?

A check-out is carried out at the end of a tenancy, after the property has been vacated by the tenant(s) (although the tenant(s) can be present if they wish). It involves a review of the condition of the property compared to the original in-going inventory, including any maintenance issues and the state of cleanliness. Without an ingoing inventory it will be harder to prove evidence for deposit deductions and comparables to the ingoing inventory, however a check-out report without an ingoing inventory is still better than no check-out done at all!