Question 1

Do I need to provide my tenant with a property inventory report?

Accepted Answer

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.

Question 2

What are your working days and hours?

Accepted Answer

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.

Question 3

When is the best time to do a property inventory?

Accepted Answer

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

Question 4

Do the tenants need to be there for a proeprty check-in?

Accepted Answer

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

Question 5

Does the tenant need to be there for a property check-out?

Accepted Answer

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

Question 6

How long does it take to carry out a property inventory?

Accepted Answer

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.

Question 7

How long does it take to carry out a property check-in?

Accepted Answer

The average check-in takes 30 minutes.

Question 8

How reliable are the reports?

Accepted Answer

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.

Question 9

What if something changes after the property inventory or something has been missed?

Accepted Answer

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.

Question 10

What is not included in a property inventory?

Accepted Answer

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

Question 11

What is a property inventory?

Accepted Answer

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.

Question 12

What is a property check-in?

Accepted Answer

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.

Question 13

How is an inventory and check-in conducted?

Accepted Answer

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.

Question 14

What happens during a property check-out?

Accepted Answer

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.

Question 15

Is it possible to conduct a check-out without an initial inventory?

Accepted Answer

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.

Question 16

Can a property inventory be done after a tenant has moved in?

Accepted Answer

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.

Question 17

I'd like to make a booking

Accepted Answer

The fastest way to book with us is by using booking form on our booking Page

FAQs

Frequently asked questions