Residential · The Tenancy Calendar
Inventories.
Four moments in a tenancy, four instructions. An agent who books the first usually books all four — which is why this is the only arm with contracted, repeating revenue.
The Ladder
Sold against the tenancy, not the document.
Before the let
FlagshipInventory & Schedule of Condition
Room by room, ceiling to floor. Every fixture, fitting and item, graded and photographed with an exhibit number.
This is the document everything later is measured against. Get it wrong and the check-out is worthless.
Agent or landlord · per tenancy
Day one
Check-In
Meter readings photographed, keys catalogued and counted, alarms tested, and the tenant walked through the inventory and signed onto it.
The tenant agreeing on the day is what stops the argument eighteen months later.
Agent · per tenancy
During
RecurringMid-Term Inspection
A short visit every three to six months. Condition, obvious maintenance, damp and mould, and whether the tenancy is being kept to.
The commercial engine of the whole arm. One property, two to four visits a year, for as long as the agent keeps managing it.
Agent · 2–4× a year
End of tenancy
Check-Out & Comparison
The same rows as the check-in, walked again. Changes appended, never rewritten. Fair wear and tear separated from damage.
This is the one that reaches an adjudicator, so it is the one written to be read by someone who was not there.
Agent · per tenancy
HMO compliance
Lincoln is a university city — the mid-term inspection is also where HMO condition and compliance issues get caught early, rather than at the next licence renewal.
Asked & answered.
Same idea, different market. An inventory is the residential term — used for a tenancy, and it usually lists contents as well as condition. A schedule of condition is the commercial term — used for a lease, and it's condition only, since a shop unit doesn't come with furniture.
A typical one to two-bedroom flat takes around an hour. Larger properties and full commercial units take longer — we'll give you a time estimate when you book.
Yes. Inventories, check-ins, mid-terms and check-outs for residential tenancies, and schedules of condition, interim inspections, exit records and vacant property visits for commercial leases.
No. We record condition — photographed, dated, and written up — we don't offer an opinion on structural condition, valuation, or a purchase decision. For that, see The Second Opinion arm (coming soon) or speak to a RICS surveyor.
We aim to have the written report with you within 48 hours of the visit, photographs included.
Book the first one.
Most agents who book an inventory book the whole ladder. Tell us the property and the tenancy dates.
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