What Landlords and Agents Check at an End of Tenancy Inspection (UK Inventory Guide)
By ExpertHome Editorial Team
Reviewed by the ExpertHome team · Updated
At an end of tenancy inspection, the landlord, letting agent or an independent inventory clerk compares the property against the check-in inventory and schedule of condition, room by room. Anything worse than recorded at check-in, beyond fair wear and tear, can lead to a deposit deduction. Cleanliness is the most common issue in deposit disputes, followed by damage and redecoration. Many clerks follow the guidance of the Association of Independent Inventory Clerks (AIIC). Here's exactly what they look at and how to prepare.
How the check-out works
- The clerk brings the check-in inventory: written descriptions and dated photos of every room and item
- Each room is inspected in the same order and compared against the check-in record
- Differences are noted, photographed and classed as cleaning, damage, missing items or wear and tear
- Meter readings and keys are recorded
- A check-out report is sent to the landlord or agent, who proposes any deductions
The cleaning hot-spots inspectors check first
| Area | What they look for |
|---|---|
| Oven and hob | Grease and carbon on racks, door glass, hob rings and extractor filters |
| Fridge and freezer | Defrosted, empty, clean and left with doors ajar if switched off |
| Bathroom | Limescale on taps and screens, mould on silicone, toilet base and behind cistern |
| Kitchen cupboards | Crumbs, grease on doors and handles, inside drawers |
| Skirting, doors and switches | Dust, fingerprints and scuffs |
| Windows | Inside glass, sills, frames and tracks |
| Carpets and floors | Stains, odours, debris under furniture |
| Walls | Marks, holes from fixings, Blu-Tack residue |
Fair wear and tear vs damage
Landlords can't charge for fair wear and tear — the natural deterioration from normal use over time, taking into account the length of the tenancy and number of occupants. Lightly worn carpet in walkways or faded paint is wear and tear; burns, large stains, broken fittings and dirt are not. Deductions should reflect the cost of putting things right, not the cost of replacing an old item with a new one.
How deposit disputes are decided
In England and Wales, deposits for assured shorthold tenancies must be protected in a government-approved scheme; Scotland has its own approved schemes. If you disagree with a deduction, you can raise a free dispute with the scheme. An adjudicator decides based on evidence — mainly the check-in and check-out reports, photos and receipts. A professional cleaning receipt is strong evidence that the property was returned clean.
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Your pre-inspection checklist
- Re-read the check-in inventory and match each room's condition
- Book a professional end of tenancy clean and keep the receipt
- Fill small fixing holes if the tenancy allows, and remove all belongings and rubbish
- Replace dead bulbs and return all keys listed on the inventory
- Take your own dated photos and video after the clean
- Attend the check-out if you can
Need this done?
ExpertHome's vetted UK teams handle end of tenancy cleaning nationwide with a free online quote.
FAQs
What do landlords check at the end of a tenancy?
They compare the property with the check-in inventory: cleanliness, damage, missing items, meter readings and keys, allowing for fair wear and tear.
What is the AIIC?
The Association of Independent Inventory Clerks, a UK professional body whose members follow standard practice for check-in and check-out reports.
Can a landlord charge for professional cleaning?
Only for the reasonable cost of returning the property to the cleanliness recorded at check-in. A blanket cleaning fee is not allowed in England under the Tenant Fees Act 2019.
How long does a landlord have to return my deposit?
In England and Wales, within 10 days of agreeing the amount. Disputed amounts stay protected until the scheme decides.
Is a cleaning receipt enough evidence?
It helps significantly, especially alongside your own dated photos taken after the clean.