Sales - Inventory, Measurement and the Sales File
Why inventory work underpins sales
In a sales instruction the inventory function is about accurate description of the property and its contents before exchange. Candidates must understand: the difference between fixtures (permanently attached, passing with the land unless excluded) and fittings/chattels (removable items such as freestanding white goods); measurement conventions (internal floor area measured to the inside face of external walls, room dimensions taken at the widest usable point, ceiling heights where relevant); condition recording (damp, cracking, settlement, roof covering, glazing type); and photographic evidence standards (dated, indexed, showing scale or a reference object where size matters).
Traps in exam questions
- Confusing the TA10 Fittings and Contents form with the inventory. The TA10 is the seller's declaration of what is included; the inventory is the agent's independent record. Questions often test who completes which.
- Assuming sales inventories are optional. A well-kept record protects the agent against misdescription claims under consumer protection rules and supports the Energy Performance Certificate and floorplan accuracy.
- Mixing measurement bases. A room described as 4.2m x 3.1m is ambiguous unless the basis (wall-to-wall, widest point, excluding chimney breast) is stated.
- Ignoring exclusions. A fitted oven is normally a fixture; a freestanding fridge is not. Always record exclusions expressly.
Worked example / rule of thumb
Rule of thumb: "If removing it would leave a hole, mark, or require making good, treat it as a fixture unless the contract says otherwise."
Example: a seller leaves a wall-mounted TV bracket in place. The bracket is screwed to the wall and removing it leaves fixings. Record it as a fixture and note it on the TA10 as included; do not describe the television (a chattel) as part of the property unless the seller confirms it is included.
Consistency and audit trail
Every entry should be dated, attributed to an inspector, and cross-referenced to a photograph. Discrepancies between the floorplan, the EPC and the written description are a common source of complaint and should be corrected before marketing.