What We Do
Inventory and Schedule of Condition Report
An inventory recording the cleanliness and condition of a property with clearly defined description glossaries, accompanied by any fixtures, fittings, contents and decoration, and with relevant meter readings, keys, manuals, alarms (checked working where possible) immediately before the tenancy starts. The report must be a detailed and fair reflection of the property.
The report also records the condition of the garden, garage, driveway, boundary, outbuildings and is backed up with full photographic evidence.
Disclaimers - these form an important part of the report, and explain the basis on which it has been prepared in a brief, clear, and easy to understand format.
Commercial Inventories
Inventory and schedule of condition with photos are also carried out on all commercial properties from industrial units to retail and leisure premises, offices and warehouses to HMOs. Our commercial inventories can be used for lease or sale, insurance or asset accounting.
Please contact for further enquires.
Check-In Visit and Check-In Report
Getting the tenant’s agreement to this record often done by visiting the property with the new tenants on the 1st day of the tenancy to make sure they agree with the property’s cleanliness and condition and sign the report (the ‘check-in’). Smoke and CO alarms can also be checked in front of the tenant to ensure they are in working order.
Alternatively, giving the tenant the means to provide feedback remotely and agree on the contents with the clerk within 7 days, and once agreed amended and resent. In deciding any claim against a tenancy deposit for issues such as cleaning or damage, all parties to a dispute are entitled to rely upon reasonably detailed check-in.
During the check-in visit the clerk can also point out any specific points regarding the property as specified by the client, and report back to the client any issues that are raised by the tenant.
The tenant is also clearly made aware of their obligations within the confines of their tenancy agreement i.e. cleaning, pets, garden maintenance, no smoking etc. This is to minimise issues during the tenancy and avoid problems at the time of the check-out.
Check-Out Visit and Check-Out Report
The check-out report enables all parties to identify any deterioration in the contents, cleanliness, and condition of the property at the end of the tenancy once the tenant has moved out and the tenancy finished.
We inform the tenants of the date and time when the check-out inspection will take place and give the tenants the opportunity to be present. Where possible the issues raised are discussed with the tenant if they are present, so they are aware of possible reasons for deductions from their deposit.
Keys returned, manuals and meter readings are recorded and checked against the check-in report. Receipts for cleaning and works carried out included as well as the clerk conducting a thorough check on all aspects of cleaning to the property including fireplaces sweeping, carpet cleaning, pet spraying, windows, oven etc.
The report will comment on any changes if they are fair wear and tear, cleaning issues, possible damage, excessive to FWT, items missing/replaced, rubbish requiring removal, garden issues, maintenance issues or where the landlord or agent will need to make further inquiries. The report is also backed up with photographic evidence. It should not be treated as a final statement of tenant’s responsibility as it remains the responsibility of the agent/landlord and tenant to agree any issues and/or deductions (if any) from the tenancy deposit.
Avoiding Deposit Disputes
Our aim is to keep these to a minimum with watertight paperwork, realistic expectations on all sides within the framework of the ARLA and deposit schemes guidelines.
Guidance is given to the client so that any liabilities within the checkout report can resolved as amicably and swiftly as possible and reducing the need to send a case to adjudication (avoiding unnecessary case work for the client).
Guidance on Fair Wear and Tear
Much is said on this subject that is subjective, but there are clear legal guidelines and experience in place that guides what is fair wear and tear within the context of residential lettings.
These guidelines are made clear to all parties where necessary, as well as apportionment, expected life span of an item in a rental property, betterment and other considerations that must be taken into account when making decisions.
We aim to manage expectations, inform and help clients understand the process.
Property Visits
Periodic visits are carried out on managed properties for landlords and agents mid-term, normally after 3 months then at 6 monthly intervals. Some landlords also like a visit after the 1st month to check the tenant is settling in well.
The visits are to address potential problems during the tenancy, i.e. mould, lack of ventilation, decorating, leaks, general condition, damage and misuse, over occupancy, unauthorised pets, smoking, condition of gardens, repairs or renewals required etc.
They also give the tenant the opportunity to raise any concerns with the property that may need addressing, so the landlord is fully aware of the condition of their property during the tenancy and to avoid problems being stored up for the check-out.
Property visits can also be done on properties that are left empty for periods of time.
