Specimen · What You Receive
Sample Report.
An illustrative check-in inventory for a one-bedroom flat, and the check-out walked against it twelve months later. The wording, grading and layout are exactly what you get. The address, tenant and photographs are not real and are withheld.
Page One · Keys, Meters, Alarms
The front page.
Specimen · Inventory & Schedule of Condition · Check-In
- Property
- One-bedroom first-floor flat, furnished · address withheld
- Document
- Inventory & Schedule of Condition · check-in
- Date of inspection
- Day one of the tenancy
- Present
- Clerk · tenant (walked through and signed)
- Keys
- 2 × front door · 1 × communal entrance · 1 × post box · 1 × window key — EXH 001–004
- Meters
- Electricity 04412.7 (EXH 005) · Gas 01983.204 (EXH 006) · Water not metered
- Alarms
- Smoke alarm, hallway ceiling — present, tested, sounded · CO alarm, kitchen — present, tested, sounded (EXH 007–008)
- Cleanliness
- Professionally cleaned to a good standard throughout at check-in
The Schedule · Check-In
Row by row, ceiling to floor.
Two rooms from a specimen check-in. Every row is a reference, an item, a plain description, a grade, and the exhibit numbers of the photographs that back it. A full record runs to every room, the exterior and the meter cupboard.
Living Room
REF · ITEM · CONDITION · EXH
Walls
Painted matt, off-white. One scuff approx 20mm, left of door frame at 1.1m. Otherwise clean and unmarked.
Ceiling
Painted matt white. Clean, no marks, no cracking.
Floor — laminate, oak effect
Light surface scratching in traffic line from door to window. No lifting, no gaps.
Window — uPVC double glazed, one opener
Frame clean. Opener operates, locks with key. Blind: white roller, clean, operates.
Sofa — two-seat, grey fabric
Clean. Light pilling to both seat cushions. No stains, no damage to frame.
Sockets and switches
2 × double socket, 1 × light switch. White plastic, clean, secure.
| Ref | Item | Condition at check-in | Cond | Exh |
|---|---|---|---|---|
| LR.01 | Walls | Painted matt, off-white. One scuff approx 20mm, left of door frame at 1.1m. Otherwise clean and unmarked. | Good | 012–014 |
| LR.02 | Ceiling | Painted matt white. Clean, no marks, no cracking. | Good | 015 |
| LR.03 | Floor — laminate, oak effect | Light surface scratching in traffic line from door to window. No lifting, no gaps. | Fair | 016–017 |
| LR.04 | Window — uPVC double glazed, one opener | Frame clean. Opener operates, locks with key. Blind: white roller, clean, operates. | Good | 018–019 |
| LR.05 | Sofa — two-seat, grey fabric | Clean. Light pilling to both seat cushions. No stains, no damage to frame. | Fair | 020–021 |
| LR.06 | Sockets and switches | 2 × double socket, 1 × light switch. White plastic, clean, secure. | Good | 022 |
Kitchen
REF · ITEM · CONDITION · EXH
Worktop — laminate, dark grey
Clean. Faint knife marks beside hob. Edging intact.
Hob — electric ceramic, four ring
Clean, all four rings operate. No chips to glass.
Extractor fan — wall mounted
Operates on switch. Grille clean.
Fridge-freezer — freestanding, white
Clean inside and out, defrosted. Seals intact. Two salad drawers present.
| Ref | Item | Condition at check-in | Cond | Exh |
|---|---|---|---|---|
| KT.01 | Worktop — laminate, dark grey | Clean. Faint knife marks beside hob. Edging intact. | Fair | 031–032 |
| KT.02 | Hob — electric ceramic, four ring | Clean, all four rings operate. No chips to glass. | Good | 033 |
| KT.03 | Extractor fan — wall mounted | Operates on switch. Grille clean. | Good | 034 |
| KT.04 | Fridge-freezer — freestanding, white | Clean inside and out, defrosted. Seals intact. Two salad drawers present. | Good | 035–036 |
Grades: Good — clean, undamaged, in working order. Fair — signs of age or use, no damage. Poor — damaged, heavily worn or not working. New — unused at the start of the tenancy.
The Comparison · Check-Out
Only the changed rows light up.
The same rows, walked again at the end of the tenancy. The check-in entry is never edited. Where something changed, the check-out entry sits beside it and the change column says whether it is beyond fair wear and tear. Where nothing changed, it says so.
Living Room · Check-Out
REF · CHECK-IN · CHECK-OUT · CHANGE
Walls
Painted matt, off-white. One scuff approx 20mm, left of door frame at 1.1m. Otherwise clean and unmarked.
Check-out
Scuff now approx 60mm. Two picture-hook holes above sofa at 1.6m, not made good. One further scuff behind door.
Holes: beyond fair wear and tear. Scuffs: consistent with normal use over a 12-month tenancy.
Ceiling
Painted matt white. Clean, no marks, no cracking.
Check-out
As check-in. No change.
Floor — laminate, oak effect
Light surface scratching in traffic line from door to window. No lifting, no gaps.
Check-out
Scratching as check-in, no material change. One dent approx 15mm × 5mm below window, not present at check-in.
Dent: recorded as new. Scratching: as check-in, no claim.
Window — uPVC double glazed, one opener
Frame clean. Opener operates, locks with key. Blind: white roller, clean, operates.
Check-out
As check-in. No change.
Sofa — two-seat, grey fabric
Clean. Light pilling to both seat cushions. No stains, no damage to frame.
Check-out
Pilling as check-in. Pale ring stain approx 40mm to right arm.
Stain: recorded as new.
Sockets and switches
2 × double socket, 1 × light switch. White plastic, clean, secure.
Check-out
As check-in. No change.
| Ref | Item | Check-in | Check-out | Change | Cond | Exh |
|---|---|---|---|---|---|---|
| LR.01 | Walls | Painted matt, off-white. One scuff approx 20mm, left of door frame at 1.1m. Otherwise clean and unmarked. | Scuff now approx 60mm. Two picture-hook holes above sofa at 1.6m, not made good. One further scuff behind door. | Holes: beyond fair wear and tear. Scuffs: consistent with normal use over a 12-month tenancy. | Good | 012–014 |
| LR.02 | Ceiling | Painted matt white. Clean, no marks, no cracking. | As check-in. No change. | Good | 015 | |
| LR.03 | Floor — laminate, oak effect | Light surface scratching in traffic line from door to window. No lifting, no gaps. | Scratching as check-in, no material change. One dent approx 15mm × 5mm below window, not present at check-in. | Dent: recorded as new. Scratching: as check-in, no claim. | Fair | 016–017 |
| LR.04 | Window — uPVC double glazed, one opener | Frame clean. Opener operates, locks with key. Blind: white roller, clean, operates. | As check-in. No change. | Good | 018–019 | |
| LR.05 | Sofa — two-seat, grey fabric | Clean. Light pilling to both seat cushions. No stains, no damage to frame. | Pilling as check-in. Pale ring stain approx 40mm to right arm. | Stain: recorded as new. | Fair | 020–021 |
| LR.06 | Sockets and switches | 2 × double socket, 1 × light switch. White plastic, clean, secure. | As check-in. No change. | Good | 022 |
Kitchen · Check-Out
REF · CHECK-IN · CHECK-OUT · CHANGE
Worktop — laminate, dark grey
Clean. Faint knife marks beside hob. Edging intact.
Check-out
As check-in. No change.
Hob — electric ceramic, four ring
Clean, all four rings operate. No chips to glass.
Check-out
Burnt-on residue to rear-right ring, not removed by cleaning at check-out. Rings operate.
Cleaning: below check-in standard. Recorded; no damage to glass.
Extractor fan — wall mounted
Operates on switch. Grille clean.
Check-out
As check-in. No change.
Fridge-freezer — freestanding, white
Clean inside and out, defrosted. Seals intact. Two salad drawers present.
Check-out
As check-in. No change.
| Ref | Item | Check-in | Check-out | Change | Cond | Exh |
|---|---|---|---|---|---|---|
| KT.01 | Worktop — laminate, dark grey | Clean. Faint knife marks beside hob. Edging intact. | As check-in. No change. | Fair | 031–032 | |
| KT.02 | Hob — electric ceramic, four ring | Clean, all four rings operate. No chips to glass. | Burnt-on residue to rear-right ring, not removed by cleaning at check-out. Rings operate. | Cleaning: below check-in standard. Recorded; no damage to glass. | Good | 033 |
| KT.03 | Extractor fan — wall mounted | Operates on switch. Grille clean. | As check-in. No change. | Good | 034 | |
| KT.04 | Fridge-freezer — freestanding, white | Clean inside and out, defrosted. Seals intact. Two salad drawers present. | As check-in. No change. | Good | 035–036 |
What the change column does not do is put a price on anything or say who pays. That is for the landlord, the agent and the tenant to agree, or the deposit scheme to decide. See how adjudicators treat wear and tear.
Every Report
What is always in it.
INC.01
Page one is the argument-stopper
Keys, meter readings and alarm tests are on the front page of every record, each with an exhibit number. They are the three things most disputes start with.
INC.02
Every row has a photograph
The EXH column is not decoration. Each reference is a dated photograph in the appendix, portrait, uncropped. On this specimen the photographs are withheld; on your report they are there.
INC.03
Graded, described, not judged
Good, Fair, Poor or New, then a plain description of what was seen. The comparison column says whether a change is beyond fair wear and tear. It does not say who pays.
INC.04
Check-out is appended, not rewritten
The check-out shows the check-in entry and the check-out entry side by side. Only rows that changed are marked. The original wording is never edited.
Why there are no photographs on this page
Real reports contain real homes and real tenants. We do not publish client documents, redacted or otherwise. If you want to see a complete report with its photograph appendix before you book, ask and we will walk you through one on a call.
Book the first one.
Tell us the property and the tenancy dates. The record comes back the next working day after the visit.
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