How much does a property inventory cost?

A professional inventory with check-in usually costs £95–£220, and a check-out report at the end of the tenancy usually costs £75–£185. Prices depend mainly on the number of bedrooms and whether the property is furnished. The landlord pays: tenants can’t be charged for inventories or check-outs.

Typical inventory prices

These are typical ranges from inventory providers and landlord services, not quotes. Furnished properties usually cost about £20 more per report, and London is usually at the top of the range. Some providers charge extra if the check-in is on a different day from the inventory.

What’s included

• Inventory. A room-by-room record of the condition, cleanliness and contents of the property, with dated photos. It also records meter readings, keys and alarms.
• Check-in. The clerk goes through the inventory with the tenant at the start, notes any differences and asks the tenant to sign.
• Check-out. At the end, the clerk compares the property with the check-in report and lists any changes, so you can decide whether to claim from the deposit.

Why it matters for the deposit

If a tenant disputes a deduction, the deposit scheme’s adjudicator decides based on evidence. The Deposit Protection Service says the onus is on the landlord to prove the claim, and the tenant doesn’t have to prove anything. The deposit stays the tenant’s money until you do.

The best evidence is a detailed check-in report signed by the tenant, compared with a check-out report. Without a starting record, it is hard to show that damage or missing items happened during the tenancy. Remember that you can’t claim for fair wear and tear, only for damage, missing items or cleaning beyond normal use.

In England and Wales you must protect the deposit in a government-approved deposit protection scheme within 30 days. In Scotland it must be paid into a scheme within 30 working days of the tenancy starting.

Who pays: the fees ban

In England, the Tenant Fees Act 2019 bans every payment from a tenant except those it specifically permits, such as rent, a capped deposit and a holding deposit (see the government’s Tenant Fees Act statutory guidance). Inventories, check-ins and check-outs aren’t on the permitted list, so landlords and agents can’t charge tenants for them. Charging a banned fee can lead to a penalty of up to £5,000 for a first breach. Wales and Scotland also ban these fees. If you use a letting agent, check whether the inventory is included in their fee or charged to you separately.

DIY or professional?

If you do it yourself, take dated photos and video of every room, describe the condition plainly (for example “small scuff on wall by door”), record meter readings and keys, and get the tenant to sign and date the report. Give the tenant a set period, such as 7 days, to add comments.

Ways to keep the cost down

• Book the inventory and check-in on the same day so the clerk doesn’t charge for a second visit.
• Update rather than redo. Some clerks will update an existing inventory for a new tenancy for less than a new one, as long as the property hasn’t been redecorated or refurnished.
• Think about what you supply. Furnished reports usually cost about £20 more each time, because every item of furniture has to be listed and photographed.
• Do the mid-tenancy checks yourself and save the professional report for check-in and check-out, where independence matters most to the adjudicator.
• Get the check-in report signed and dated. A report the tenant has signed is much stronger evidence for a later deduction than one they never saw, so chase the signature at check-in. Our how to become a landlord guide sets out every step before the tenant moves in.