Landlord Hub
Property Inventory Services
Professional Clerk Work • Fully Documented & Verified
Digital Inventory iPad
All details logged instantly • Photos, notes & measurements recorded on-site • Cloud-saved for accuracy
Damp & Moisture Meter
Precision readings on walls, floors & timber • Early detection of damp, leaks or condensation • Fully documented for reports
Electrical Tester
Safety checks on sockets, wiring & appliances • Verifies power supply & earthing • Compliance with safety regulations recorded
Thorough Inspections You Can Trust
Every property inspection is carried out using professional-grade equipment, with all findings recorded digitally on-site. From room-by-room contents lists to safety testing and condition reports — everything is accurate, verifiable, and ready for your records.
Landlord Document Request Form
Move-In Checklist
Complete this during the handover at the property.
📚 Glossary Of Inventory & Property Terms
Simple, clear definitions of every word and phrase you will see in our reports and tenancy documents.
The official record of condition and contents at the START of the tenancy — everything else is compared against this.
When a repair or replacement improves the property beyond its original condition — you cannot charge tenants for this.
Walkthrough with tenant at move-in to agree condition, sign inventory and record meter readings formally.
Assessment at move-out comparing property side-by-side with baseline to identify changes, damage or missing items.
Damage, disrepair or deterioration beyond fair wear and tear, for which the tenant is liable.
Formal process run by deposit schemes to decide who gets how much of the deposit when people disagree.
Natural deterioration from normal daily use over time — ageing, fading, minor scuffs — cannot be charged for.
Items attached to the property (lights, radiators, cupboards) and movable items (carpets, curtains, appliances).
Report written by a third-party professional (like us), not the landlord or agent — considered unbiased and strong evidence.
Check carried out during tenancy to ensure property is maintained and no new damage or safety issues have arisen.
Detailed record used especially for commercial or long-term lets — very similar to an inventory but often more technical.
Government-approved bodies that hold deposits safely and resolve disputes — our reports are fully accepted by all.
Law banning hidden or unfair charges — we comply strictly, no extra fees ever.
📏 Our Standard Condition Scale Guide
We use a clear, consistent, industry-standard rating scale in every report. This removes confusion and ensures everyone agrees on the property’s state. Every rating is supported by written notes and photographs.
⭐ Excellent / As New
Perfect condition. No marks, scuffs, scratches, stains or damage. Clean, fully functional, and looks new or like it has rarely been used. No signs of wear and tear at all.
✅ Good
Very good overall. Only very minor, faint marks or signs of normal use — nothing noticeable unless looked for closely. Clean and fully working. Typical for a well-maintained property.
⚖️ Fair
Visible signs of wear and tear. May include light scuffs, small scratches, faded areas or minor stains. Everything is still working and usable, but not perfect. Expected for older or well-lived-in properties.
⚠️ Poor
Significant wear, damage or deterioration. May include deep scratches, dents, permanent marks, heavy staining, dirt or grime. Functionality may be affected or near the end of its life. Needs repair or replacement soon.
❌ Damaged / Broken / Missing
Not working, broken, cracked, torn, permanently damaged or completely missing. Cannot be used as intended. Requires repair or replacement immediately.
🧹 Cleanliness Scale
Immaculate: Spotless, like new build
Clean: Good standard, ready to move in
Fairly Clean: Light dust, minor grime in corners
Dirty: Needs full cleaning, visible dirt/stains
Unclean / Sanitary Issues: Hygiene concerns present
🔒 Compliance & Deposit Schemes
When you choose Inventory Bee, you choose 100% legal compliance. Every report we produce meets or exceeds the requirements of the Housing Act 2004, the Tenant Fees Act 2019, and all UK deposit protection regulations.
✅ Accepted By All Major Schemes
Our format, content, and evidence standards are fully approved and accepted without question by:
We never use templates that get rejected. Our reports are designed specifically to stand up in a dispute or tribunal hearing.
📜 Regulations We Follow Strictly
- Housing Act 2004: Full compliance regarding record keeping and evidence standards
- Tenant Fees Act 2019: No hidden charges, transparent pricing, fair terms
- Deposit Protection Requirements: Independent, accurate, detailed and signed records
- Electrical Safety Standards: We note visible safety issues where relevant
- Data Protection (GDPR): All client data stored securely and privately
⚖️ Why Compliance Matters
If your inventory is not compliant, it is worthless. In a dispute, the adjudicator will look strictly at whether the report meets the legal standard. If it is too brief, lacks photos, or isn’t independent — you lose.
Inventory Guarantee: If any report we produce is ever rejected by a deposit scheme (which has never happened), we will rewrite it for free and support you fully.
❌ Common Inventory Mistakes To Avoid
60% of all deposit disputes are lost simply because of a bad inventory. These are the most common errors we see every week — and exactly how to avoid losing money.
1. Doing It Yourself (DIY Inventory)
The Mistake: You write the report yourself or use a friend. It’s not independent, so in a dispute — it is considered biased evidence and gets ignored. Adjudicators do not trust reports written by people with a financial interest.
2. Too Brief Or Vague Descriptions
The Mistake: Writing just “Good condition” or “OK” for everything. This means nothing. At the end, you cannot prove if a scratch was there before or not. Phrases like “wear and tear” are too vague and useless in court.
3. No Photos Or Bad Photos
The Mistake: No photos at all, or blurry, dark, un-date-stamped images. Photos are your strongest evidence. If you don't have clear photos of every room and item — you lose the dispute automatically.
4. Missing Items Or Rooms
The Mistake: Forgetting to list the garden, garage, loft, cupboards, light bulbs or appliances. If it’s not written down — legally it doesn’t exist. You cannot claim for damage to something you didn’t record.
5. No Meter Readings
The Mistake: Not recording gas, electric or water readings on the day. This leads to arguments about bills and overpayments. It is also a legal requirement for a valid tenancy record.
6. Not Signed Or Agreed
The Mistake: Sending the report later but never getting the tenant to sign or agree. If they didn’t agree at the start, they can deny everything at the end — and they will win.
7. Outdated Format / Not Compliant
The Mistake: Using old templates that don’t meet current Housing Act or deposit scheme rules. Schemes reject these reports immediately.
✅ The Only Solution
Use a professional, independent inventory provider like Inventory Bee. We eliminate every single one of these mistakes. Our reports are written by trained inspectors, fully compliant, photo-rich, signed and accepted without question.
📋 Free Property Inventory Checklist
Use this guide to prepare for your inventory inspection or to understand exactly what we check. You can download the full printable version at the bottom.
🏠 General & Structure
- Walls, ceilings, woodwork – marks, cracks, holes, paint condition
- Floors, carpets, rugs – wear, stains, burns, damage, fitting
- Windows, frames, locks, catches, glass, seals, sills
- Doors, handles, hinges, locks, keys, letterboxes
- Light fittings, switches, sockets, covers, working order
- Heating, radiators, controls, valves, pipes
🛋️ Rooms & Contents
- Furniture – condition, stability, damage, cushions, covers
- Curtains, blinds, poles, tracks, cleanliness, operation
- Mirrors, pictures, shelves, fixtures attached to walls
- Electrical appliances – make, model, working order, plugs/cables
- Soft furnishings – cleanliness, tears, stains, fading
🍳 Kitchen Specific
- Units, doors, drawers, handles, worktops – chips/scratches
- Oven, hob, extractor, fridge/freezer, washing machine – clean & working
- Sink, taps, waste, pipes – leaks, scratches, condition
- Grouting, tiles, splashbacks
- Cutlery, crockery, glassware – if included
🛁 Bathroom & WC
- Bath, basin, toilet, taps, waste, shower – condition & leaks
- Tiling, grout, sealant – mould or damage
- Heated towel rails, cabinets, mirrors
- Extractor fan, lights, switches
🔌 Utilities & Safety
- Gas, electric, water meter readings – exact numbers recorded
- Fuse box, consumer unit, RCDs
- Smoke alarms, carbon monoxide detectors – tested & working
- Fire safety equipment, extinguishers, blankets
🌍 External Areas
- Garden – lawn, plants, fences, gates, paths, patio, bins
- Garage, shed, outbuildings, parking space
- Exterior walls, windows, doors, roofline
📥 Download Full Printable Checklist
Get the complete PDF version to keep or share with tenants.
Download PDF❓ Frequently Asked Questions
How long does an inventory inspection take?
Usually between 45–90 minutes depending on property size and contents. We work thoroughly but efficiently.
Do tenants need to be present?
For the inventory: No, but it helps. For Check-In: Yes, they must be there to agree and sign. For Check-Out: Ideally yes, but not mandatory.
Are your reports legally binding?
Yes — when signed by all parties, they are formal legal records and accepted as primary evidence in courts and deposit schemes.
Can I edit or add to the report later?
Yes — you have 7 days after receipt to add comments or corrections, but the original baseline is always preserved for evidence.
How long is an inventory report valid for?
It remains valid for the entire tenancy period, and is the only document that matters at the end, even if the tenancy runs for years.
Do you include appliances and furniture?
Absolutely — every single item, fixture, fitting, appliance and piece of furniture is listed, described and photographed.
What happens if there is a dispute?
We support you fully. Our reports are written to win disputes. We will provide additional statements, photos and evidence free of charge if needed.
Are you compliant with deposit schemes?
100% — accepted instantly by DPS, TDS and MyDeposits. Our format is approved and designed exactly to their standards.
What areas do you cover?
Brent, Camden, Barnet, Ealing, Harrow, Hillingdon, Kensington & Chelsea, Westminster, Hammersmith & Fulham and surrounding areas. See full list here.
How fast do I get my report?
Guaranteed within 24 hours — most are sent the same day as inspection.
Still have questions?
Contact Us
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🗺️ Site Map — Inventory Bee
All pages, guides and services in one place. Use this map to find exactly what you need — or browse our sections below.
📚 Guides & Information
🛠️ Services, Pricing & Process
✅ Trust, Support & Company
🚀 Ready To Get Protected?
Book your inspection instantly or contact us for a custom quote.
Book Now Contact Us📋 What Is A Property Inventory Report?
A property inventory is a detailed, legal document that records the exact condition, contents, cleanliness, and state of repair of a rental property at the start of a tenancy. It is the only evidence accepted by deposit schemes and tribunals if there is a dispute at the end.
✅ What every professional inventory includes:
- Room-by-room list of all fixtures, fittings, furniture, appliances, and loose contents
- Clear description of condition (e.g. excellent, good, fair, worn, damaged)
- Assessment of cleanliness level throughout
- Exact meter readings (gas, electric, water) recorded on site
- Date-stamped photo evidence of every room, item, and existing mark or damage
- Sign-off section for landlord, agent, and tenant to agree
- Compliant formatting accepted by DPS, TDS & MyDeposits
🔒 Why you must have a professional inventory
- Protects your investment: Proves what condition the property was in — stops you paying for damage you didn’t cause
- Legal requirement: Essential under the Tenancy Deposit Scheme rules
- Prevents arguments: Everything is written down and photographed — no “he said / she said”
- Valid evidence: The only document that stands up in court or dispute resolution
- Peace of mind: Everyone knows exactly where they stand
❌ What happens if you DON’T have one?
60% of deposit disputes are lost simply because there was no proper inventory report. Without evidence, the deposit scheme will usually decide against the landlord or agent.
📦 What Is Included In Our Report?
At Inventory Bee, we don't just make lists — we create legally robust, highly detailed records that protect you completely. Below is exactly what you get in every package.
🔍 Core Sections In Every Report
- Full Room-by-Room Breakdown: Every room, hallway, cupboard, loft, garage and outdoor area listed separately
- Itemised Contents: Every fixture, fitting, appliance, carpet, blind, light, furniture and small item noted
- Condition Descriptions: Standardised scale from Excellent → Good → Fair → Poor → Damaged
- Cleanliness Rating: Clear assessment of hygiene level in every area
- Photo Library: Date-stamped, high-resolution photos embedded directly in the report
- Meter Readings: Gas, Electric & Water readings recorded on site
- Compliance Statement: Confirmed compliant with Housing Act 2004 & accepted by all deposit schemes
- Digital Sign-off: Section for all parties to agree and sign electronically
📋 Choose Your Package
Standard Report
Best for: 1–2 bed flats / houses
- ✓ Full item list
- ✓ Condition notes
- ✓ Cleanliness check
- ✓ Photos of key areas
- ✓ Sent within 24 hours
- ✓ Scheme compliant
£99 + VAT
Book StandardPremium Report
Best for: 3–4 bed homes / high-value properties
- ✓ Everything in Standard
- ✓ Extra detailed descriptions
- ✓ Photo of EVERY item & wall
- ✓ Meter & utility details expanded
- ✓ Appliance condition checks
- ✓ Digital signature portal
£149 + VAT
Book PremiumAgency Portfolio
Best for: Letting Agents / 5+ properties
- ✓ Everything in Premium
- ✓ Discounted bulk pricing
- ✓ Branded reports with your logo
- ✓ Priority booking slots
- ✓ Dedicated account manager
- ✓ API / direct system integration
From £75 + VAT
Ask For Quote🔍 Inventory vs Check-In vs Check-Out — What’s The Difference?
Many people use these terms interchangeably — but they are actually three very different services, all essential for a safe, compliant tenancy. Here is exactly what each one means and when you need it.
📋 1. The Inventory Report
When: BEFORE the tenant moves in
What it is: The full, detailed baseline record of the property. It lists every item, its condition, cleanliness and meter readings. This is the reference document everything else is compared against.
Purpose: To record the starting point so you know exactly what should be returned at the end.
✅ 2. The Check-In Inspection
When: AT THE START — on move-in day
What it is: A walkthrough with the tenant present. We go through the Inventory Report line-by-line, confirm everything is correct, take final meter readings, hand over keys and get signatures. Any changes or disagreements are noted immediately.
Purpose: To formally agree the condition with the tenant and hand over responsibility.
📤 3. The Check-Out Inspection
When: AT THE END — on move-out day
What it is: We attend after the tenant has left. We compare the property side-by-side against the original Inventory Report. We note any damage, missing items, cleaning issues or changes. We produce a report highlighting exactly what is different from the start.
Purpose: To fairly assess deductions from the deposit and resolve any disputes.
🔄 Bonus: Mid-Term Inspection
When: Every 3–6 months during the tenancy
What it is: A quick health-check to ensure the property is being looked after, no new damage has happened, and maintenance is up to date.
💡 Our Recommendation
For full protection, always book: Inventory + Check-In + Check-Out. If you skip any part, you weaken your legal position and risk losing money in disputes.
📄 View Our Sample Inventory Report
Don’t just take our word for it — see exactly what you receive. Our reports are the most detailed, clear and legally robust in London. Accepted instantly by DPS, TDS and MyDeposits.
📋 Sample Report Preview
Property: 12 Example Road, London, NW10 1AB
Type: Premium Inventory Report
Date: 22 May 2026
🛋️ Living Room
- Walls & Ceiling: Good – Emulsion finish, clean, no marks or damage
- Floor: Good – Oak laminate, clean, no scratches
- Window: Excellent – uPVC double glazed, clean, locks working
- Curtains: Good – Fabric, clean, tracks working, minor fade only
- Light Fitting: Excellent – Ceiling light, working, shade present
- Fireplace: Good – Timber surround, clean, no damage
+ High-resolution photo embedded for every item above
🍳 Kitchen
- Units & Worktops: Good – Clean, no damage, doors/drawers working
- Oven / Hob: Good – Clean, fully working, tested on site
- Sink & Taps: Excellent – Clean, no leaks, working
- Extractor: Good – Clean, working
- Plumbing: Good – All taps/waste working, no leaks
🔌 Meter Readings
Electric: 12542 kWh
Gas: 04589 m³
Water: 78941 L
✨ What Makes Our Reports Better?
- ✅ Room-by-room breakdown
- ✅ Every item described & rated
- ✅ Date-stamped photos embedded
- ✅ Cleanliness assessment included
- ✅ Standardised condition scale
- ✅ Meter readings recorded live
- ✅ Digital signature section
- ✅ Compliance statement included
- ✅ Searchable PDF format
- ✅ 24-hour delivery guarantee
⚖️ Deposit Dispute Guide: How To Win & Protect Your Money
Disputes happen — but you can win them easily if you have the right evidence. Landlords and agents lose over £30 million every year simply because their inventory evidence was weak or missing.
❓ Why Do Disputes Happen?
- Disagreement over what damage is “new” vs “existing”
- Arguments about cleanliness standards
- Missing items or broken fixtures
- Confusion about normal wear and tear
- Poor or missing inventory records
✅ Step 1: The Only Evidence That Wins
Adjudicators at DPS, TDS or MyDeposits decide cases based on evidence only. They do not care what you say — they care what you can prove.
To win, you must have:
- ✅ Detailed, signed Inventory Report from the START
- ✅ Detailed Check-Out Report from the END
- ✅ Clear photos showing BEFORE and AFTER
- ✅ Independent, unbiased reports (written by a third party like us)
⚖️ Key Rule: Wear & Tear vs Damage
This is the
💰 Clear Pricing & Packages
No hidden fees, no extra charges, no surprises. All prices include VAT and are fully compliant with the Tenant Fees Act 2019.
Standard Inventory
Best for 1–2 bed flats / apartments
- ✓ Full room-by-room list
- ✓ Condition descriptions
- ✓ Cleanliness assessment
- ✓ Photos of key areas
- ✓ Meter readings
- ✓ Sent within 24 hours
- ✓ Scheme compliant
Premium Inventory + Check-In
Best for 3–4 beds / high-value homes
- ✓ Everything in Standard
- ✓ Extra detailed notes
- ✓ Photo of EVERY item
- ✓ Appliance tests & notes
- ✓ Tenant sign-off included
- ✓ Digital signature portal
- ✓ Dispute support included
Agency Portfolio
For letting agents / 5+ properties
- ✓ Bulk discounted rates
- ✓ Branded reports
- ✓ Priority booking
- ✓ Dedicated account manager
- ✓ Direct system integration
- ✓ Full compliance guarantee
- ✓ 24/7 support line
📌 Additional Services
Check-Out Inspection
Compare property against original inventory, note changes/damage, produce evidence report for deposit deductions.
Add Check-OutMid-Term Inspection
Condition check during tenancy — ensure property is well maintained, spot issues early, protect your investment.
Book Inspection* All prices cover Brent, Camden, Barnet & surrounding areas. Call for quotes further afield.
⚡ Our Simple 4-Step Process
We have made getting a professional inventory as easy, fast and stress-free as possible. Here is exactly how it works:
📅 Book Online Or By Phone
Choose your service, pick a date and time that suits you — we are available 7 days a week, early mornings to evenings. Instant confirmation sent straight to your email or WhatsApp. No paperwork needed yet.
🔍 Trained Inspector Visits
One of our local, experienced inspectors attends the property. They carry out a full, detailed inspection, record every item, take high-resolution photos, note condition and cleanliness, and log exact meter readings live on site.
📄 Report Created & Sent
Back at the office, we compile everything into a clear, legally robust, compliant report. This is checked by a second senior inspector for quality. You receive the full digital report via email and secure download link — usually within 24 hours.
✅ Sign & Done — Protected
You and your tenants review and sign the report digitally. That’s it! You now have full proof of condition, fully accepted by all deposit schemes, and complete protection for your property.
💡 Why Our Process Is Better
- ✔️ No waiting weeks — 24-hour turnaround standard
- ✔️ No confusing forms — we handle everything
- ✔️ Fully digital — save, share, store forever
- ✔️ Independent & unbiased — strongest possible evidence
⭐ Client Reviews & Testimonials
Trusted by over 100 private landlords and letting agents across North & West London. See why we are the top choice for inventory reports.
“Inventory Bee saved us from a £1,400 deposit dispute. Their report was so detailed and clear the tenant didn’t even argue. Fast service, great price, highly recommended.”
“We use Inventory Bee exclusively for all our Camden and Barnet properties. Their attention to detail is unmatched, reports are sent same-day, and compliance is never an issue.”
“Finally an inventory company that actually knows what they are doing. Their format is exactly what DPS want. We have never had a report rejected in 3 years of working together.”
“Clear pricing, friendly staff, turned up exactly on time, report sent within hours. Exactly what I needed as a new landlord. Will definitely use again.”
“Their check-out service helped us recover 100% of deductions owed. The side-by-side comparison made it impossible for the tenant to dispute. Brilliant service.”
Join Our Happy Clients
See why so many landlords and agents trust us to protect their investments.
Book Your Service Now📚 Glossary Of Inventory & Property Terms
Simple, clear definitions of every word and phrase you will see in our reports and tenancy documents.
The official record of condition and contents at the START of the tenancy — everything else is compared against this.
When a repair or replacement improves the property beyond its original condition — you cannot charge tenants for this.
Walkthrough with tenant at move-in to agree condition, sign inventory and record meter readings formally.
Assessment at move-out comparing property side-by-side with baseline to identify changes, damage or missing items.
Damage, disrepair or deterioration beyond fair wear and tear, for which the tenant is liable.
Formal process run by deposit schemes to decide who gets how much of the deposit when people disagree.
Natural deterioration from normal daily use over time — ageing, fading, minor scuffs — cannot be charged for.
Items attached to the property (lights, radiators, cupboards) and movable items (carpets, curtains, appliances).
Report written by a third-party professional (like us), not the landlord or agent — considered unbiased and strong evidence.
Check carried out during tenancy to ensure property is maintained and no new damage or safety issues have arisen.
Detailed record used especially for commercial or long-term lets — very similar to an inventory but often more technical.
Government-approved bodies that hold deposits safely and resolve disputes — our reports are fully accepted by all.
Law banning hidden or unfair charges — we comply strictly, no extra fees ever.
Follow Our Work & Updates
See photos of our reports, properties we visit and tips for landlords
📷 Follow @inventorybee