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An inventory as some people are led to believe is NOT a shopping style list which just itemises furnishings.
A properly compiled inventory survey will comprehensively and accurately describe the condition and contents of a property to include furnishings; chairs, pictures, cutlery, all fittings; bathroom suite, lights, sockets etc, along with structural items such as doors, ceilings, walls, windows and so on. Properly prepared inventories can help to minimise or prevent disputes (between landlord and tenant) at the termination of a tenancy.
Irrespective of weather a property is furnished or not an inventory is still recommended, without an inventory there is nothing to prevent or prove that a tenant has changed the colour of a wall, any evidence to show that doors (for example) were in an undamaged condition and so on.
Inventories are often compiled on site at time of check-in and a combined report is produced, so meters are read (where accessible), keys are logged and handed to tenants if present any cleaning, maintenance or areas of concern are flagged up.
Inventory Inspections are not currently a requirement by law, but are recommended in case of disputes, as the courts and Dispute services require one for evidence. When they are produced they are considered a binding and legal document and as part of the tenancy.
When choosing an inventory company we would strongly recommend using those that are members of the Association of Independent Inventory Clerks (AIIC) or the Association of Professional Inventory Providers (APIP) as members are required to attend courses, pass exams and have sufficient experience in this field before being accepted as members.
Independent Property inventories Ltd are among the select few who are members of both.
Check-in reports
A Check-in inspection is usually conducted just before or on the date a tenancy begins. Where a pre-prepared inventory is made available the clerk will review the paperwork and pen annotate this report to ensure the report is current / uptodate, these notes are then typed up into a supplementary report which should accompany the inventory for the current tenancy.
Independent Property Inventories Ltd will not retpye other inventory companies reports so you can expect to receive two separate reports in such cases. If however the property is one we have already compiled an inventory for, then we will by default combine the check-in and inventory reports to produce a single update report that looks similar to an inventory.
When present the attending clerk will draw to the tenant's attention any points of note, such as repairs and/or further cleaning required, as well as handing over keys and taking meter reads.
Check-out reports
A check-out inspection is usually conducted on or just after the date of termination and usually after cleaning has been conducted and once all personal items have been removed. If occupant has not done this by the agreed time and date there is a chance the appointment will be cancelled or postponed.
The working copy of the inventory is used at this point in order to re-assess the properties contents and condition. This allows us to compile a further report highlighting any changes between check-in and check-out. Our clerks take into account fair wear and tear (general living to a property) as set down by the AIIC and give their 'opinion' as to where liability may lie for replacement of missing items, cleaning, repairs and maintenance, if any. It should be noted that terms of a tenancy agreement may overrule these suggestions.
When present the vacating tenant should hand all keys to the clerk who will log and return them as well as taking meter reads. On completion the tenant will be asked to vacate the property and will have no further access to it.
Cleaning Reports
Cleaning inspections are carried out as and when requested, more often for newly decorated or new build properties in order to assess cleanliness prior to occupancy.
Cleaning reports during a tenancy are not really recommended as occupants may live as they wish during their term of occupancy.
New Build / Snagging reports
Snagging inspections are specific to new build properties, we examine the finish of a property for snagging or defects that might require rectification prior to handover taking place.
Some clients have found this to be an invaluable service when taking into account the cost of building a property.
TopManagement Reports
Management inspections are conducted during a tenancy and are generally carried out every 3, 4 or 6 months dependant on the Terms held with the managing agent.
The property is inspected for any immediate or obvious maintenance problems or issues that have developed since the last inspection.
Again some of our clients have found this to be a particularly useful excercise as occupants do not always report issues.
In instance where we manage the property we will arrange all the inspections as they become necessary and organise for contractors to attend and fix as necessary.
