Inventory Services, check in, check out

It has never been more important for anyone involved in the letting and rental industry to understand the implications of the Tenancy Deposit Scheme (TDS) and the need for an independent and impartial inventory report. Indeed, if there is no independent evidence of the original plight and condition of a property, there are no grounds on which to withhold a deposit or make deductions when a tenant vacates regardless of the state in which it is left. So an accurate detailed and independent inventory is an essential safeguard against costly disputes and loss of money both for the landlord and/or their agent and the tenant. Furthermore, a tenant is far more likely to maintain a property well with the knowledge that an inventory has been completed. To this end, we offer the following detailed services:

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 (and 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!

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 and greenhouses.

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.

Check-in

This process is completed immediately prior to the commencement of the tenancy to ensure that the inventory provides an accurate and fair description of the condition of the decor, contents, fixtures, fittings and furnishings at a fixed point of time. Where possible, items are tested for power, utility meter readings are taken and details of keys/fobs are also noted on the check in report sent to both landlord (or their agent) and tenant.

Interim inspections

We offer an interim inspection report service which gives an overview of the property condition and conduct of the tenancy. A further benefit of this interim report is the noting of any dilapidation or health and safety issues needing immediate attention. Interim inspections can be instructed individually or we can arrange periodic inspections throughout the tenancy. Please note that these inspections do not constitute a structural survey or inventory check.

Check-out

This inspection is carried out at the end of a tenancy and it identifies whether the state and or contents of the property have changed in any way from that listed on the original inventory and check in. An assessment is then made as to whether any claims should be made against the tenant. Also, where possible as with the check-in, items are tested for power, utility meter readings are taken and details of keys/fobs are noted on the check out report sent to both landlord (or their agent) and tenant. All possible steps will be taken to make the sure the property is left secured.

Snagging service

We can provide a detailed and comprehensive snagging service on new or refurbished properties.

An inspection of the new or refurbished property will be undertaken before possession is taken. The Snagging Report which will include digital photographs where appropriate, is then discussed and given to the builder or developer who will have the opportunity to rectify all faults and defects prior to our return for a final inspection. At that point, Morgan Randall will check the work and changes that have been made, note what plans the developer have made for resolving any outstanding issues and submit the report to the client.

Some clients may not have the luxury of time before they take possession of a property and where time is of the essence Morgan Randall can be flexible and tailor the Snagging Report process to suit the timetable of the client.

All parties will receive a copy of the Snagging Report on completion of the assignment unless otherwise agreed in writing.

Inventory Services - Pricing

• Prices are for a property with up to 5 bedrooms
• *This price applies when we carry out a simultaneous inventory and check-in.
• All services assume use of our own inventory report. A surcharge may be added for us having to work on 3rd party reports.

Q&As

Why do I need an inventory for every tenancy?

The inventory is an accurate and impartial report, listing the fixtures, fittings and d�cor of the property and includes the general condition of the property and any furnishings/contents. Your property is one of your most valuable assets. Time, accidents, negligence, and even wilful damage can affect its value, no matter how carefully you choose your tenants. A Morgan Randall inventory can help minimise the impact.

We aim to make sure that the relationship between tenant and landlord begins the right way by providing an assessment of the condition of a property and its contents that both parties can agree to.

The detailed inventories that our expert clerks produce guarantee that disputes between landlord and tenant over damage or defects at the end of a tenancy are rare. If a dispute arises, it can be settled quickly and easily by reference to our work.

If there is no inventory taken, however, that safeguard is lost. It is almost impossible to recover costs of damage that exceeds the value of the retained deposit when there is no record of the state of the property or its contents at the start of a tenancy. Even retaining the deposit can lead to a tenant taking you to court for its recovery. Why take the risk?

Why use Morgan Randall if you are not a landlord renting out through us?

Our commitment to maintaining the highest levels of customer service, together with a very competitive pricing structure, ensure we strive to offer our clients the best 'value for money' inventory service available.

• 24 Hour delivery of reports
• Free digital pictures for check-ins and check-outs
• Fully insured in the event of any damage caused while on site
• Specialist computer software used to produce reports onsite for tenants to read and digitally sign at the check in / check out
• Quality and detailed reports
• Competitive prices whilst offering a superior service
• Professionalism at all times
• We work to the AIIC code of practise

Why use photographs?

Our experience shows the best way to avoid misinterpretations and disagreements is by combining reports with photographs. Marks, scratches, stains and damage are photographed and serve to complement the written description and so avoid unpleasant disputes.

Is an inventory necessary for unfurnished properties?

Even if you are letting an unfurnished property, an Inventory is still an essential document. Although there will not be any furniture, you still have the walls, floors, windows, kitchen and bathroom fixtures and light fittings. Some unfurnished properties include curtains/blinds, cooker, washing machine, etc as standard. These can be very easily damaged and stained.

Can anyone prepare the inventory report?

All inventories should be prepared by a trained inventory clerk. With the introduction of the Tenancy Deposit Scheme (TDS), it has never been more important to have an accurate and professional inventory. In the event of a dispute, this document provides evidence to support the Landlord�s, Tenant�s or Agent�s cases, making them quicker and easier to resolve.

Who pays for the inventory?

A common arrangement is for the landlord to pay, but there is no hard and fast rule.

Always have an inventory made by an inventory clerk. Although it�s another expense, it is some added insurance against losing money in the long run!

Click here for a call back

Click here to upgrade to Property Management

Click here book Inventory Services