An Inventory is a key element in the letting process, a legally binding document that provides an accurate written record of the condition and contents of a property at the beginning of a tenancy. In order to be effective, it must be accurate and unbiased, detailing any defects. Whilst some descriptions may appear uncomplimentary in the Landlords eyes, it is vital that any comments are fair, noting for example any grubby marks on the walls.

With effect from 6th April 2007 new legislation, designed to protect tenants, has come into force regarding Tenancy Deposit Protections Schemes. It is hoped that the schemes will put an end to unfairly withheld deposits. (Please refer to “What’s New” page for further information).

All Aspects Letting Services will be happy to prepare an Inventory for you (please ask for our schedule of fees). This will detail room by room the interior condition and decorative order, any fixtures and fittings such as doors, windows, curtains, carpets, etc. When noting furniture we would normally exclude any expendable items, such as pot plants. Gardens are described in layman's terms only as we are not expert horticulturists.

We recommend that a property is cleaned to a professional standard for the start of a tenancy which then sets the standard for its upkeep. If for example the carpets are grubby when a tenant moves in then they can not be charged for cleaning them when they vacate. Landlords should retain any receipts as evidence.

All Aspects can carry out a Check-In on your behalf (at an additional cost for services other than Complete) If you already have an adequate Inventory prepared by a third party then we may be able to use this for a Check-In. However, if there have been significant changes to the property since the inventory was last used it is likely that a new inventory or significant update will be required. It should also be noted that we will be unable to pass comment on any alterations or additions that may have been made after the Check In, unless we are instructed to revisit the property in order to examine these changes at the time they were made and a signed and agreed addendum is added to the Inventory.

At the end of the tenancy a Check Out inspection is necessary, using the inventory updated with any relevant comments from the Check In. All Aspects can attend to this on your behalf, producing a report noting any differences and indicating whether these changes are to be charged to the Tenant, is maintenance for which the Landlord is liable or is just down to fair, wear and tear.

After a tenant has been Checked Out of a property, both the landlord and tenant will have to agree on any deductions to be made from the deposit before it is returned. If there is a dispute, the matter will be referred to the new adjudication services, where they will review documentation such as inventories, together with any comments from check in and check out reports. Landlords will have to prove whether a tenant has caused any damage or is liable for cleaning costs, so the value of a detailed professionally prepared Inventory will become apparent.