Inventory and schedule of condition, room by room
A room-by-room record of what is in the home and what state it is in on the day the tenant moves in, with meter readings, keys, photos and signatures. It is the evidence both sides rely on when the deposit is returned.
England. Checked against the law on 27 September 2026. Information, not legal advice.
When to use this
Use it on the day the tenancy starts, and again on the day it ends. The landlord usually prepares it; the tenant checks it and adds comments. If a deposit deduction is disputed, the scheme's free dispute service decides on the evidence, and the inventory with dated photos is the main evidence.
How to fill it in
- Walk round together if you can, one room at a time.
- Describe the condition in plain words: new, good, fair, worn, marked, damaged. Say where any mark is.
- Take dated photos of every room and of anything already marked or damaged. Note the photo numbers in the table.
- Read the meters and photograph them.
- Count the keys handed over.
- Both sides sign and date it, and each keeps a copy. The tenant should send any corrections in writing within [7] days.
The template
Inventory and schedule of condition
Property: [full address of the property]
Date of inspection: [date]
Made at: [move-in / move-out]
Present: [names]
Room: [name of room] (copy this table for every room, the hall, stairs, garden and any shed or garage)
| Item | Description | Condition and cleanliness | Photo numbers | Tenant's comment |
|---|---|---|---|---|
| Walls and ceiling | [colour, finish] | [condition] | [numbers] | [comment] |
| Floor or carpet | [type] | [condition] | [numbers] | [comment] |
| Windows, blinds, curtains | [description] | [condition] | [numbers] | [comment] |
| Doors and locks | [description] | [condition] | [numbers] | [comment] |
| Lights, switches, sockets | [number] | [condition] | [numbers] | [comment] |
| Heating | [radiator / heater] | [condition] | [numbers] | [comment] |
| Furniture | [each item] | [condition] | [numbers] | [comment] |
| Appliances | [make and model] | [condition, working or not] | [numbers] | [comment] |
Meter readings
| Meter | Where it is | Serial number | Reading | Photo number |
|---|---|---|---|---|
| Gas | [location] | [number] | [reading] | [number] |
| Electricity | [location] | [number] | [reading] | [number] |
| Water | [location] | [number] | [reading] | [number] |
Keys
| Key | Number handed over |
|---|---|
| Front door | [number] |
| Back door | [number] |
| Windows | [number] |
| Other: [describe] | [number] |
Alarms
Smoke alarms tested and working on [date]: [yes / no], on floors: [list]
Carbon monoxide alarms tested and working on [date]: [yes / no], in rooms: [list]
Signatures
Landlord or agent: [name], [signature], [date]
Tenant: [name], [signature], [date]
Tenant: [name], [signature], [date]
What happens next
Keep the signed inventory and the photos for the whole tenancy. At the end, repeat the inspection with the same tables and compare the two. Fair wear and tear is not a deduction. If the two sides cannot agree on a deduction, the deposit scheme's free dispute service decides on this evidence; the burden is on the landlord to show the loss. See the deposit return template.
Information about the law in England, not legal advice. Checked on the date shown.
Where this comes from
Questions about this template
Does a tenant have to sign the inventory?
There is no rule that forces it, but a signed and dated inventory is far stronger evidence for both sides. A tenant who disagrees with an entry should say so in writing and keep a copy.
Are photos enough without a written inventory?
Photos help, but they work best with a written record that says which room, which item and what condition. Date both.
Can a tenant make their own inventory?
Yes. If the landlord does not provide one, the tenant can fill this in, take dated photos and send a copy to the landlord on move-in day.
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