United Kingdom · 17 pages · v2026.09
Property Inventory & Schedule of Condition
Room-by-room inventory, check-in and check-out report for residential lettings, structured the way deposit-scheme adjudicators expect evidence to be presented.
- Every room, every element, one row each
- Check-in and check-out columns side by side
- Cleanliness and condition grading key of the kind adjudicators expect
- Meter readings, keys, alarms, photo log, signatures
What you get
- Inventory & Schedule of Condition – editable Word (.docx) and PDF
- Rooms: hall, living, kitchen with appliances, up to 4 bedrooms, bathroom, WC, utility, garden, garage, loft
- Check-in declaration, tenant 7-day comment window, check-out declaration
- Meter readings, keys, alarm tests, photo log
- Condition and cleanliness grading key
- Guidance notes: how adjudicators assess fair wear and tear
Who it is for
Landlords, letting agents and inventory clerks anywhere in the UK, for furnished or unfurnished lettings. Works with any tenancy agreement.
Compare with a free template
Free templates are fine when they are current and you know what every clause does. This is what you are paying for.
| Free template found online | This document | |
|---|---|---|
| Law currency | Often undated, or written for assured shorthold tenancies, which cannot be created since 1 May 2026 | Law stated as at September 2026, with the version number on every page |
| Guidance notes | Rarely explain what a clause does or what to put in a blank | Plain-English note on every key clause and a compliance checklist |
| Editable Word + PDF | Often PDF-only or locked, so you retype it | Editable .docx with yellow fields to complete, plus a print-ready PDF |
| Support and updates | No one to ask and no updates | Email support, the current version on request when the law changes, and a 30-day fix-or-refund promise |
Questions about this document
- Why do I need an inventory at all?
- Because in a deposit dispute it is the landlord who has to prove that the tenant caused the damage or left the property dirtier than they found it. The scheme adjudicators decide on paper, and a dated, signed check-in inventory with photographs is the evidence they expect. Without one, claims for cleaning and damage are routinely refused.
- Do I need a professional inventory clerk?
- There is no legal requirement. A thorough inventory prepared by the landlord or agent, with dated photographs and the tenant’s signature, carries real weight. An independent clerk adds credibility for high-value or furnished lettings; this template is laid out the way clerks lay out their reports, so you can do it yourself or hand it to one.
- What is fair wear and tear?
- The deterioration you would expect from a tenant living normally in the property for the length of the tenancy. You cannot charge for it, and you cannot claim the full cost of replacing something that was already part-worn (adjudicators call that betterment and apportion the cost by age and expected life). The guidance notes explain how adjudicators approach this and how the condition and cleanliness grading key helps you show the difference.
- How does the tenant sign and comment?
- The tenant signs the check-in declaration and has a seven-day window to add comments or corrections, which is built into the document. At the end of the tenancy you complete the check-out column against each row, ideally with the tenant present, and both sign the check-out declaration. The photo log ties each photograph to the room and item it shows.
- Does it work in Scotland, Wales and for lodgers?
- Yes. An inventory is a factual record rather than a legal contract, so it works anywhere in the UK and with any tenancy or lodger agreement. Our Lodger Agreement has a short room inventory of its own; this is the full version for a whole house or flat.
- Can I adapt it to my property?
- Yes. It is an editable Word document covering hall, living room, kitchen with appliances, up to four bedrooms, bathroom, WC, utility, garden, garage and loft. Delete the rooms you do not have and copy a bedroom section for a larger property. Meter readings, keys and alarm tests have their own sections.
Often needed together
The documents landlords and employers use alongside this one.
Assured Periodic Tenancy Agreement (England)
£14.99
View document →
Lodger Agreement (England & Wales)
£9.99
View document →
Written Statement of Terms (England)
£7.99
View document →
Get this and the documents above in the Landlord Pack 2026 (England) for £29.99 and save £9.97.
Law stated as at September 2026·Version number on every page; law date on the cover
A general precedent drafted by UK lawyers, not legal advice on your situation; take advice on anything unusual. Drafting assisted by AI tools under lawyer review.
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- Editable Word document (.docx)
- Print-ready PDF
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- Editable Word + print-ready PDF
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- 30-day fix-or-refund promise
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