FAQs

In the United Kingdom, although not mandated by law, landlords are strongly advised to furnish tenants with an inventory report at the commencement of a tenancy. This report outlines the property's state, fixtures, and included items, playing a vital role in settling deposit disputes. It is recommended that both parties thoroughly examine and sign the report to preempt disagreements over the property's condition. While occasional updates throughout the tenancy are discretionary, the initial inventory report is essential for averting disputes and maintaining transparency regarding the property's state.

We are closed on Sundays and bank holidays. Otherwise we are open every day of the year. Please bare in mind some Franchise locations do not operate on Saturdays so please check with your local miSercvices franchise.

Normally the earliest appointment is at 9am or 9.30am. The latest appointment time depends on the season - during summer we start jobs at 4/5pm. In winter the latest we can start a job is 3pm due to shorter daylight hours.

Please note appointment availability varies depending on your local area and at busy times we may not be able to guarantee your preferred time, especially if the job is booked with two or three days’ notice.

When the property is how you wish the tenant to return it to you i.e. after all cleaning and decorating has been finished.

Yes, the tenant must be present for this part so they have the opportunity to add their comments and complete the inventory sign up.

The tenant may attend if they’re available, however this is not essential and does not affect the report.

This varies according to property size and level of furnishing. The bookings advisor will be able to provide an estimate at the time of booking but as a rough guide we normally allow 60-90 minutes for an average 1-2 bed property.

The average check-in takes 30 minutes.

miServices is a member of the Association of Inventory Professionals and recognised as independent inventory provider by all three deposit schemes. Our reports are often used as evidence of your property’s condition in the event of a dispute over a deposit. As a company, we work with over 1500 letting agents across the UK, creating thousands of reliable inventory, check in and check out reports every month.

No-one is perfect and we accept there may be an occasion when the clerk doesn’t notice something during their time in the property - or something might change after we go in. Landlords & tenants have 7 days from the date of the report to add their own comments. If the service was an inventory only, the inventory will be amended. If a check in was conducted, the comments will be added to the check in report.

The following are not included in the inventory report:

• testing of electrical appliances, plug sockets, heating systems and other equipment (apart from lights which are tested)

• testing of plumbing, toilets, sinks, taps, showers or baths

• lofts, cellars and other rooms which are locked or unable to be seen

• consumables and items of no commercial value

• opening or closing windows

An inventory (technically also a schedule of condition) is a record of a property’s condition at the start of a tenancy. It records the following items:

• all the rooms, furnishings and fittings included in the tenancy

• the conditions of the same

• meter readings which can be used to set up utility accounts

• standard of cleaning in the property

• independent, photographic evidence of the property’s general condition

The reports are fully photographic with supporting comments where needed.

In an inventory only service the clerk visits the property and completes the inventory inspection before the tenant moves in. The inventory is provided to the landlord who will have to arrange their own inventory sign up with the tenant.

With the check in service, the inventory clerk meets the tenant at the property and will carry out the following procedure:

• show the inventory to the tenant and walk them round the property

• record any details the tenant identifies during the walkthrough which were not already listed in the inventory

• tenant electronically signs the inventory on an iPad

• retake the meter readings (if check in is done on a separate day to the inventory)

• picture and list keys given to tenant

• hand over keys to the tenant (if the landlord is not present)

Ideally the check in should take place before the tenant has moved their belongings in the property. However there is no reason an inventory and check in cannot be done on the same day, providing the clerk is given enough time to complete the inventory before the tenants arrive.

We will arrange two appointments: first, a time to meet the landlord or their representative to carry out the inventory, and second, a time for the tenants to arrive for their check-in. This will normally be several hours after the first appointment.

A property check-out is conducted at the end of a tenancy after the tenant has vacated. The tenant's presence is optional. The inspection focuses on identifying changes from the initial inventory. It is recommended to provide the clerk with a copy of the inventory for reference. The check-out includes noting maintenance and cleaning issues, listing items to be removed or missing, recording returned keys, obtaining the tenant's forwarding address (if present), and taking final meter readings. The report can support deposit claims if needed. If meeting the tenant, keys can be returned to the landlord if within 15 minutes travel.

Yes, we can conduct a check-out by listing all major cleaning and maintenance issues. However, we won't be able to determine if an issue was present at the start of the tenancy or if any changes have occurred, such as walls being painted a different color or furnishings being removed. The check-out report can still serve as evidence of the property's condition when the tenant left.

Yes this can be done but it is not ideal for two reasons. First, it will be very difficult to work out if any issues were caused by the tenant after moved into the property but before the clerk arrived to do the inventory. Second, the clerk will not be able to fully inspect areas covered by the tenant’s belongings.

Once the tenant has moved into the property they have certain rights. For example, they may only allow access at certain times or decline permission for us to take photos inside the property. This means a full inventory inspection may not be possible. If we are booked to do an inventory and/or check in after the tenant has moved in we recommend the landlord or tenant take their own meter readings on the day the tenancy starts as readings taken during the inventory may not reflect the original utility usage for calculating bills.

We strongly recommend that enough time and notice is allowed for the inventory to be carried out before the tenant moves in.

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