Lettings - Schedule of Condition, Check-In and Deposit Protection
The core lettings inventory
A lettings inventory is a schedule of condition agreed at the start of the tenancy. Candidates must understand: the check-in (signed record of condition, meter readings, keys issued); the check-out (comparison against the check-in, allowing for fair wear and tear); deposit protection requirements (prescribed information within 30 days, scheme registration); and the evidence chain (dated photographs, signed schedules, itemised cleaning standards).
Traps in exam questions
- Fair wear and tear vs damage. A worn carpet in a high-traffic area is wear and tear; a burn mark is damage. Questions often present a scenario and ask which applies.
- Betterment. A landlord cannot improve the property at the tenant's expense - replacement of an old item should be apportioned for age and condition.
- Deposit timing. Prescribed information must be served within 30 days of receipt; late service affects the ability to serve a section 21 notice.
- Key counts and meter readings. These are frequently omitted from check-ins and become disputed at check-out.
- Who signs what. The tenant should sign the schedule; an unsigned schedule weakens the evidence.
Worked example / rule of thumb
Rule of thumb: "Compare like with like, and apportion for age."
Example: a five-year-old washing machine is damaged beyond repair by the tenant. The landlord replaces it with a new machine costing £400. Because the original had a useful life of, say, eight years and was five years old, the tenant's liability is apportioned to reflect the remaining life, not the full replacement cost. Record the original make, model, age and condition at check-in so the apportionment can be evidenced.
Practical discipline
Check-in and check-out should use the same schedule format and the same item order so comparisons are straightforward. Photographs should be dated and referenced to the schedule. Where a dispute arises, the deposit scheme adjudicates on the written evidence, so clarity and consistency matter more than volume.