Inventory list for rented property

gort

gort

gort

Associate
Joined
27 May 2003
Posts
1,691
Quick one...

My mrs is renting out a property and has been told by the EA managing it that the inventory check must be carried out by an accredited person.
We've got someone who does inventories and EPCs and would charge £80.
The EA want £200inc VAT to send an "accredited" one.
Can anyone confirm this accredited status? Can't see that it is a must from a quick Google but not sure.
I thought as long as they were independent and the form was signed by my Mrs and the tenants it was fine.


Ta
 
** reading again - Is GF the Landlord or the tenant?

Do they mean inventory, or schedule of condition? Inventory lists what is in the property, SOC lists the condition of the property (and its contents).

Doesn't need to be done by an accredited person at all... Ask them to quote the law that states this. 50p says they cant.

All ours (...a few) are done by ourselves with date/time stamped photos and a detailed walk around listing everything room by room eg:

Living room (photos in folder named as such)
Overall room is very clean and tidy
Ceiling freshly painted, all in good condition, no damage
1 light fighting with LED bulb, new condition, no damage
Walls freshly painted in light grey, done by a professional on 01/01/2018, no marks or damage
Carpet in new condition EXCEPT small (1cm) damage in corner by front window, professionally cleaned before move in (copy of receipt is included on the photo cd)
Windows all UPVC, all locks provided with a key in the lock, UPVC is white, new looking, no marks, stains or damage. All windows open and close with no issues
Internal door is white, opens and closes with no issues.

Photos provided on CD (signed by both parties)
Click to expand...

Essentially, the more detail you can provide about EVERYTHING the better. Landlord prints and pre-signs/initials every page before move in day, T and L walk around on move in inspection going through it and sign agreement plus initial every page. Any additions are noted on both copies and signed.

However, a good independent inventory and SOC is worth its cost if you end up in a dispute over damage that goes to arbitration with DPS etc or SCC.. Independent seemingly carries more weight with them (although no reason a good personally made one wouldnt be fine)

If you have more questions, feel free... Been a landlord for a while now and am reasonably up to speed with it.
 
It's going to be the agent trying to make a few quid, the 'must' will come from their own internal policies. Check if you agreed in paperwork at any stage to use an accredited person, but if you haven't then just ask them to get stuffed.
 
Yeah. Mrs would be the landlord. First time renting it out fully managed.
She's sorting it out whilst I'm at work so no opportunity for me to make enquiries or do some digging.
I had asked her to confirm this accredited status and will have to dig through the T&Cs. Nothing has been signed yet so no money to part with. I did say to the Mrs if it was their own policy and thought it a bit odd and that it's likely them trying to make a few extra quid.

Thanks for the pointers. Good to know.
 
If its her first, help to make sure she/you both are fully up to date with the legal requirements... agents act for the landlord, if they get it wrong its the landlord thats on the hook.... So important to know that what they have done is right (and many would argue that with that in mind its not worth employing an agent!).

Pay particular attention to:
Right to rent checks
Deposit protection & associated paperwork
GDPR
Right to quiet enjoyment/how much notice do I need to give
Tax laws (you have to declare the income - Good accountant is well worth the time, doesnt cost much and more than worth their money)
Notice periods and how to get someone out
Do some training - Join the National Landlord Association (NLA) and do their online courses, you WILL learn a lot and are much less likely to make a mistake... Plus you get legal help etc if needed.

Come over and join LandLordZone forums, very useful bunch over there. :)
 
Urgh! This landlord business isn't my cuppa tea! I'll give what you've suggest a read up so we're not taken for a ride though and keep on top of it.
Regarding the inventory, it was rubbish, don't need an accredited one.
The fee was also including VAT and is for both for start and end of tenancy.
They are rubbish already giving info with us having to go back and clarifying things!

Ta
 
Letting Agents are only interested in lining their own pockets by creaming off both the tenant and landlord.
 
skyripper said:
Generally if the fee is charged to the tenant it's at check-in or check-out, but not both. However someone still has to pay the person doing the inventory.
Click to expand...

Yeah, the fee quoted is being split between the tenant and my Mrs, half and half. So Mrs is paying for check-in and the tenant for check-out.
Phoned around a few places (accredited and not) and the fees were all around the same price.
 
Also how do you date proof photos, do you hold up a copy of today's daily mail in the shot or something?
 
LeeUK said:
Also how do you date proof photos, do you hold up a copy of today's daily mail in the shot or something?
Click to expand...

Switch on the date/time stamp overlap on the camera.. We provided images on CD, both myself (Landlord) and tenant sign and date both CDs.. Its always been accepted.
 
Fully managed is a mugs game, you pay for nothing, then pay for the fairy dust on nothing. Still, if you sign a commercial contract with the EA to do this - it's probably in there. Good luck.

Then the reason you actually want the managed service - if anything actually goes wrong, the EA just sends round someone from a local white goods/plumbing/handy man firm and no doubt add a good chunk for their efforts - you obviously pay for any and all call outs (just what were you paying that % for btw?). They really aren't setup to provide support throughout the tenancy - they just pass problems onto local trades (and then pass on the bill to you) and the rest of the time think up ways to take more money from you and the tenant.

Just get a few names in your little black book (handyman, plumber, electrician) and advertise on openrent or the local press. It may mean a couple more phone calls / emails for you, but by god it will save you thousands.
 
Dave M said:
Fully managed is a mugs game, you pay for nothing, then pay for the fairy dust on nothing. Still, if you sign a commercial contract with the EA to do this - it's probably in there. Good luck.

Then the reason you actually want the managed service - if anything actually goes wrong, the EA just sends round someone from a local white goods/plumbing/handy man firm and no doubt add a good chunk for their efforts - you obviously pay for any and all call outs (just what were you paying that % for btw?). They really aren't setup to provide support throughout the tenancy - they just pass problems onto local trades (and then pass on the bill to you) and the rest of the time think up ways to take more money from you and the tenant.

Just get a few names in your little black book (handyman, plumber, electrician) and advertise on openrent or the local press. It may mean a couple more phone calls / emails for you, but by god it will save you thousands.
Click to expand...

I know what you're saying and thought exactly this and I was in two minds on my Mrs signing up.
They add on another £50+ VAT or 12% (which ever is greater) if they get a trade out to fix something...... I don't think so! They have to call us first, so we can arrange someone if need be.
Got a gas man and leccy in my book so far!
No way would we fully manage for ever. We'll suck it up for a year or so until we're familiar with it all then likely manage ourselves.
 
You must log in or register to reply here.
Back
Top Bottom