Skip to content

Renters’ Rights Act in force from 1 May 2026. Our notices use the new Form 3A and Form 4A.

LandlordForms

Inventory and check-in report · England

Inventory and Check-in Report for England

Record the contents and condition of the property, room by room, on the day your tenant moves in. A signed inventory is the main evidence if there is a deposit dispute at the end of the tenancy.

Written by the LandlordForms editorial team Last reviewed 1 primary source How we check our content

  • Coming soon
  • England only
  • £7 incl. VAT

What this means

  • A signed inventory is the main evidence in deposit disputes.
  • Record the condition of each room and item, and keep dated photos.
  • Give the tenant time to comment before the report is treated as agreed.
  • Fair wear and tear cannot be deducted from the deposit. Meter readings at check-in avoid utility disputes.

Coming soon: we’re updating this document to the latest gov.uk version.

You can read the guidance below. Buying is paused until the update is checked.

What the report contains

  • Property, landlord, tenants, check-in date and who prepared the report.
  • Meter readings for gas, electricity and water.
  • Every key, fob and remote handed over, with quantities.
  • A condition guide, then each room with its items rated Excellent, Good, Fair, Poor or Damaged, and notes.
  • General notes, a declaration, and signature lines for you (or your agent) and each tenant.

The report tells the tenant they have 7 days from the check-in date to comment in writing on anything missing or inaccurate. Any comments are attached to the report.

Making the inventory count in a deposit dispute

  • Take dated photographs of every room and keep them with the report. A deposit scheme adjudicator will look at both.
  • Describe any item marked Poor or Damaged, so the problem cannot later be blamed on the tenant. Our tool reminds you.
  • Record meter readings and every key. Our tool warns you if either is missing.
  • Ask every tenant to sign, and keep any comments they send.

If you take a deposit, protect it and give the deposit prescribed information within 30 days.

How to fill in the report, step by step

  1. Enter the property, your details and every tenant’s name.
  2. Say whether you or your agent prepared the report.
  3. Enter the check-in date and the meter readings.
  4. List every key, fob and remote handed over.
  5. Add each room, then each item in it with its condition and any notes.
  6. Add general notes, such as the overall cleanliness of the property.
  7. Sign the report, ask each tenant to sign, and give them a copy.

Frequently asked questions

Why do I need an inventory?

A signed inventory is the main evidence in a deposit dispute. Without one, it is hard to show the condition of the property at the start of the tenancy.

How long does the tenant have to comment?

Our report gives the tenant 7 days from the check-in date to comment in writing. Comments are attached to the report.

Can I deduct for wear and tear?

No. Fair wear and tear cannot be deducted from the deposit.

Can I add photos to the report?

Keep dated photographs alongside the report. A deposit scheme adjudicator will look at both.

Questions about this form?

We can explain how the form and the date checks work. We can’t give legal advice about your situation.

We can explain how the documents work. We can’t give legal advice.

Not legal advice. LandlordForms is a document service, not a law firm. For possession disputes, consider a solicitor or Shelter’s guidance.