A move-in inventory is your record of the property’s condition on the day you move in. If your landlord deducts from your deposit at the end of the tenancy, this record is your evidence that damage existed before you arrived. This tool generates a room-by-room checklist based on your property type. Use it on move-in day alongside the landlord’s own inventory.
How to use this tool
- Select the number of bedrooms and whether the property is furnished.
- Indicate whether it has a garden or garage.
- Your checklist will appear below. Print it or save it as a PDF to use on move-in day.
Understanding your results
The checklist documents the condition of each room and its contents at the start of the tenancy. Both you and your landlord should sign and date a copy at move-in. A signed inventory is your primary evidence if there is a dispute over deposit deductions at the end of the tenancy — an unsigned or missing inventory makes it much harder for a landlord to justify deductions. Keep your copy in a safe place for the full duration of your tenancy.
Legal context
Under the Housing Act 2004, deposits must be protected in a government-approved tenancy deposit scheme. Deposit scheme adjudicators require a signed move-in inventory before they will consider a landlord’s claim for deductions — without one, deductions are very difficult to justify. The Tenant Fees Act 2019 prohibits landlords from charging tenants for a professional inventory check-in service.
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Frequently asked questions
Is a tenancy inventory a legal requirement in England?
There is no statutory requirement for a landlord to prepare an inventory before a private residential tenancy begins. However, all three government-approved deposit protection schemes require documentary evidence of the property condition to support any deposit deduction. Without an inventory, landlords are unlikely to succeed in deposit disputes.
Who is responsible for preparing the inventory?
In most managed lets, the letting agent prepares the inventory and charges the landlord. In self-managed lets, the landlord prepares it. Using an independent inventory clerk provides the most neutral document and is recommended by deposit protection schemes as best practice. Tenants cannot be charged for inventory preparation under the Tenant Fees Act 2019.
When should the inventory be completed?
The check-in inventory must be completed before the tenant moves in, or at the latest on the day of move-in before the tenant has access. The check-out inventory must be completed after the tenant has fully vacated and returned the keys. Comparing these two documents forms the basis of any deposit deduction claim.
Does the tenant need to sign the inventory?
The tenant should be given the opportunity to review and annotate the check-in inventory, noting any pre-existing damage they disagree with. Most inventory clerks ask the tenant to sign and date it within 7 days of move-in. A signed inventory is stronger evidence in a deposit dispute; a tenant who has not signed should still be invited to comment in writing.
What is fair wear and tear and why does it matter for deposit disputes?
Fair wear and tear is the normal deterioration of a property and its contents through reasonable use over time. Landlords cannot charge tenants for fair wear and tear. Worn carpets in a high-traffic hallway after a 3-year tenancy are fair wear and tear; a burn hole in a carpet is damage. Deposit scheme adjudicators apply the betterment principle to distinguish between the two.
How does a deposit protection scheme adjudicate inventory disputes?
If a landlord proposes deposit deductions and the tenant disputes them within 10 days, the case is referred to an independent adjudicator. The adjudicator reviews the check-in and check-out inventories, photographs, receipts, and any other evidence submitted. Adjudications are usually completed within 28 days of all evidence being received. The standard of proof is the balance of probabilities.
What should a thorough inventory include?
A thorough inventory covers every room including hallways, landings, and exterior spaces. It records the condition of walls, ceilings, floors, windows, doors, and all fixtures. In furnished properties, it lists every item of furniture with its condition and approximate age. Meter readings for gas, electricity, and water should be included at check-in and check-out.
Can video evidence replace a written inventory?
Video evidence is accepted as supplementary evidence by deposit protection scheme adjudicators but does not replace a written schedule of condition. Video is most useful for showing the overall state of a space and for demonstrating that a particular item was present at check-in. A timestamped video walkthrough alongside a written inventory is stronger than either alone.
Are there digital platforms for creating inventories?
Several platforms are in common use in the UK, including InventoryBase and No Letting Go. These allow photos and condition notes to be captured room by room on a mobile device, generating a timestamped PDF report. Letting agents commonly use these platforms for all managed properties. Tenants should request a copy of the digital report immediately after check-in.
What protection does the inventory give a tenant?
An inventory protects tenants from being charged for pre-existing damage by recording the condition of the property before they moved in. When a landlord proposes deductions at the end of a tenancy, tenants can refer to the check-in inventory to show that the damage was already present. Tenants should add written comments to the inventory for any items they disagree with, even if the document has already been prepared.