The tenancy deposit scheme is now up and running and the change has now
settled down. There is still one area which appears vague and in some instances not fully addressed. 'The Inventory'
It is important that Landlords are aware that the new Tenancy Deposit Scheme is evidence
based and therefore with an Assured Shorthold Tenancy agreement, it is imperative that it is accompanied with a detailed Inventory/Schedule
of condition to adequately use the TDS service.
Landlords must know the Dispute Resolution Service (including the courts) cannot make a decision
without an inventory. In addition, because of the new scheme, it is now easier for the tenants to dispute the deposit
claim and it is more probable that a dispute is likely to occur. You have to remember that the deposit is always the tenants
and the assumption therefore is going to be that the tenant gets all the money back, unless the Landlord can show the difference.
One tenancy deposit scheme states that they may automatically return a tenants deposit to the
tenant if "There is either no check in or check out inventory".
Why is an inventory so important? Simply because, the main problem with tenancy deposit legislation
is a result of the alternative dispute resolution provided by all the scheme administrators. As there is no hearing,
all the evidence is paper based and there is no appeal. This means that even though there is no legal requirement to
produce an inventory, it is essential that Landlords have a good inventory.
A good quality inventory is going to be the decider whether a deposit is returned to the Landlord
or the Tenant.
What is a good inventory? There are certain levels of inventories but there is no officially
prescribed method or even guidance on how an inventory should be produced.
However, at CityLets, we offer a range of inventories to meet the individual needs
of each Landlord as follows:-
Standard Inventory - included free of charge with management & let only service.
Inventories with photos:-
1 bed unfurnished with 6 photographs £45 or £50 for furnished
2 bed unfurnished with 8 photographs £55 or £60 for furnished
3 bed unfurnished with 12 photographs £75 or £80 for furnished
4 bed/more unfurnished with 15 photographs £85 or £90 for furnished
Gold Inventory
Fully detailed report with 20 accompanying photos for furnished or unfurnished
£100 - £150.
Please note all costs are issued net of VAT at the standard rate.
As a final thought, what is certain is that any claim against a tenant can only be supported
by what is listed on an inventory. The better the inventory, the better the evidence you have to support any claim, and
where possible any photographs as supporting material.
Please phone our office on 0845 092 0063 to discuss
further.
