Inventory & schedule of condition

What you need to know

The plain-English guidance that comes with this document.

• The inventory is what wins (or loses) a deposit dispute. When a deposit scheme adjudicates a damage claim, the check-in inventory — agreed and signed by the tenant, with dated photos — is the evidence they weigh. No inventory, and you'll struggle to prove anything was the tenant's fault. This one document can be worth a lot of money.
• Photos and dates, everywhere. Written descriptions plus clear, dated photographs (or a video walk-through) of each room and any existing marks are the gold standard. Do it before the tenant moves in, and get them to agree it.
• Fair wear and tear isn't damage. You can't charge a tenant to bring the property back to brand-new — carpets wear, walls mark with normal use. The inventory helps you separate genuine damage from ordinary wear, which is the line adjudicators apply.
• Check-out against check-in. At the end, go through the same list and note changes. The comparison — not your memory — is what supports any deduction. Give the tenant the chance to be there or to comment.
• Meter readings and keys save arguments. Record meters and keys at both ends so there's no dispute about bills or missing keys.
• Applies UK-wide (with different deposit schemes). A good inventory helps everywhere. Deposit protection schemes operate across the UK with local rules; the inventory is your evidence whichever scheme applies.