Inventory and schedule of condition
The check-in record that decides every deposit dispute later.
End of tenancy · Updated 2 August 2026
Overview
An inventory records what is in the property and the condition of each item at check-in. Without one, most deposit deductions fail.
Why it matters
Adjudicators compare check-in and check-out. If there is no dated check-in record, there is nothing to compare and the tenant usually keeps the money.
Legal requirements
- There is no statutory inventory requirement, but the burden of proving damage sits with the landlord.
- Photographs should be dated and referenced in the document.
- Both parties should sign, or the tenant should be given a set period to comment.
Common mistakes
- Describing everything as good with no detail.
- Taking photos but never linking them to the inventory.
- Not recording meter readings.
Practical guidance
- Give the tenant seven days to add comments and return it signed.
- Photograph existing damage more carefully than clean areas.
- Repeat the same structure at check-out for a like-for-like comparison.
The template
Replace everything in [SQUARE BRACKETS] with your own details before use.
INVENTORY AND SCHEDULE OF CONDITION Property: [FULL ADDRESS] Tenant(s): [NAME(S)] Check-in date: [DATE] Prepared by: [NAME] METER READINGS Electricity: [READING] Serial: [NUMBER] Gas: [READING] Serial: [NUMBER] Water: [READING] KEYS ISSUED Front door: [NUMBER] Back door: [NUMBER] Window keys: [NUMBER] Other: [DESCRIBE] GENERAL CONDITION KEY N = new G = good F = fair P = poor D = damaged (described) ROOM: [ENTRANCE HALL] Walls / ceiling: [CONDITION] Notes: [ ... ] Photo ref: [ ... ] Flooring: [CONDITION] Notes: [ ... ] Photo ref: [ ... ] Doors / handles: [CONDITION] Notes: [ ... ] Photo ref: [ ... ] Lighting: [CONDITION] Notes: [ ... ] Photo ref: [ ... ] ROOM: [LIVING ROOM] Walls / ceiling / flooring / windows / curtains / furniture: [AS ABOVE] ROOM: [KITCHEN] Units, worktops, sink, oven, hob, extractor, fridge, washing machine: [AS ABOVE, WITH MAKE AND MODEL] ROOM: [BATHROOM] Bath, shower, basin, WC, sealant, extractor fan, tiling: [AS ABOVE] ROOM: [BEDROOM 1 / 2 / 3] Walls, flooring, windows, wardrobes, beds: [AS ABOVE] EXTERIOR / GARDEN Condition, gates, sheds, bins: [ ... ] SAFETY ITEMS TESTED AT CHECK-IN Smoke alarms: [NUMBER, TESTED YES/NO] Carbon monoxide alarms: [NUMBER, TESTED YES/NO] DECLARATION The tenant has 7 days from the check-in date to notify the landlord in writing of anything they disagree with. After that the inventory is taken as agreed. Tenant signature: ______________________ Date: __________ Landlord signature: ______________________ Date: __________
Frequently asked questions
Does an inventory have to be signed?
It does not have to be, but an unsigned inventory carries far less weight. Always ask for a signature and allow a comment period.
How many photographs are enough?
One wide shot per room plus a close-up of every existing defect or high-value item.
Do I need a professional inventory clerk?
No. A careful, dated, photographed and signed document you prepare yourself is accepted by the deposit schemes.
This template is general information for UK landlords and letting agents, not legal advice. Rules differ across England, Wales, Scotland and Northern Ireland — check your local requirements or take advice before relying on it.