In short: A professional, independent inventory is the impartial baseline every deposit claim relies on. Without one, even obvious damage is hard to prove.

Updated 29 September 2026

The key facts

  • Adjudicators award deductions on evidence. DPS, TDS and mydeposits all require clear, dated records, and that evidence comes from the inventory.
  • Seven days to comment. The tenant receives the check-in report from the independent clerk and has seven days to review and add comments before signing.
  • The baseline matters more since 1 May 2026. Under the Renters' Rights Act every tenancy is periodic with no fixed end date, so the condition record has to hold up over a longer, open-ended term.
  • From £95. A professional inventory with an independent clerk, booked online.

A professional and independent property inventory is one of the simplest ways to protect yourself as a landlord. It creates a clear, impartial record of your property at the start of a tenancy and gives you the evidence you need if anything changes later. Since the Renters' Rights Act came into force on 1 May 2026, every tenancy runs as an open-ended periodic tenancy, so that starting record matters more than ever. We commission one for every property we manage, because it is the foundation of a well-run tenancy, and it works as a baseline throughout: for mid-tenancy inspections, for tracking changes over time, and for dealing with issues early instead of letting them build to a dispute. If you are setting up a tenancy yourself, our full guide covers the other steps.

What does a professional inventory record?

A detailed written and photographic record of the whole property at the start of the tenancy: walls, floors, ceilings and finishes, fixtures and fittings, appliances and furniture, and the level of cleanliness, with any existing wear or damage clearly described so there is no uncertainty later.

A professional inventory is paired with a check-in. The tenant receives the report from an independent inventory clerk and has seven days to review it and add comments before signing, which creates a shared, agreed record. At the end of the tenancy the check-out report compares the property's condition against that original baseline.

Why is an inventory essential?

Without a signed inventory it is very difficult to make a successful claim for damage or missing items, because deposit schemes award deductions on evidence, and the inventory is the evidence. Our earlier guide looks at how much an inventory can save at the end of a tenancy.

Inventories also prevent problems before they start. Tenants know exactly what condition the property should be kept in, and landlords have an objective reference for mid-tenancy inspections, which makes it easier to spot issues early and deal with them constructively instead of discovering them at move-out.

What is included in a professional inventory report?

Every room, from walls and windows to sockets and built-in furniture, with appliances listed by make, model and condition, wear recorded in detail, and everything supported by high-resolution photographs. Cleanliness levels, meter readings and keys are documented too.

When you book an inventory with Hello Neighbour we use independent clerks, so the report is impartial, and the result is a clear digital record of exactly how the property stood at the start of the tenancy.

How does Hello Neighbour manage the inventory process?

We arrange the inventory shortly before the tenancy begins, once the property is ready. The clerk inspects the home and produces a secure digital report with embedded photographs.

The tenant reviews and signs it online, and we store the agreed copy for the duration of the tenancy so it is always available if needed. Check-in confirms the starting position when keys are handed over; check-out compares the final condition against the original inventory, giving a clear, evidence-based view of any changes.

Why do inventories decide deposit disputes?

Adjudicators rely on evidence, and without an inventory even obvious damage can be challenged. With one, you have a signed independent record plus before-and-after photographs to support your claim.

That makes disputes faster, fairer and easier to resolve, and protects both your property and your rental income.

An independent inventory is the cheapest insurance a tenancy can carry. Book an inventory from £95.