Inventory & Schedule of Condition — Template

A printable inventory template and condition rating schedule for the start of a tenancy in England. Designed to be signed by the tenant and used as evidence by the three government-approved deposit schemes if a deduction is later disputed.

*Move-in inventory landlords need to support fair deposit deductions*

Last reviewed: 2026-05-28. Next review: 2026-08-28.

Fillable inventory cover sheet

Complete this cover sheet on move-in day. Walk through every room with the tenant, photograph anything that is not as new, then complete the schedule table further down for each room.

What this is

An inventory is the dated, photographed record of what is in the property at the start of a tenancy and the condition of each item. It is the single most useful piece of evidence in a deposit dispute — the three government-approved schemes (DPS, mydeposits, TDS) will discount or reject deduction claims that are not backed by a signed inventory.

This is a template only. You can use it as printed, type into it, or attach photos and a fuller schedule of condition. Whatever format you use, both parties should sign and date it within the first seven days of the tenancy.

How to use this template

• Walk through every room with the tenant on the day they move in.
• Record the condition of each item using the rating scale below.
• Take date-stamped photos for anything not in 'as new' condition.
• Note meter readings (gas, electric, water) on the same visit.
• Both parties sign and date each page. Give the tenant a copy and keep one on file.
• Repeat the process at check-out and compare side by side, allowing for fair wear and tear.

Condition rating scale

Room-by-room inventory

Meter readings & keys

Signatures

Fair wear and tear

The deposit schemes apply a fair-wear-and-tear principle: you cannot charge a tenant to put the property back into a better condition than they found it. The longer the tenancy and the more people lived there, the more wear is expected. A clear, photo-backed inventory is what lets an adjudicator distinguish wear from damage.

Sources: - GOV.UK — How to let (landlord guide, inventory & condition section) — https://www.gov.uk/government/publications/how-to-let - GOV.UK — Tenancy deposit protection (dispute & evidence) — https://www.gov.uk/tenancy-deposit-protection