DIY InventoryGeneral information for England as at October 2026, not legal advice. The rules on tenant fees differ in Wales, Scotland and Northern Ireland; check gov.uk or a qualified adviser for your situation.
A professional inventory and check-in for a rented home typically costs around £90 to £150 for a one-bedroom flat and £120 to £250 for a three-bedroom house, with more for furnished or larger homes. A check-out is a separate visit at a similar price, and a mid-term inspection usually costs around £45 to £100. In England the landlord pays, because the Tenant Fees Act 2019 bans charging tenants for inventories and check-outs. Doing it yourself with DIY Inventory costs £30 per report, whatever the size of the property.
How much does an inventory clerk cost?
Inventory clerks and letting agents price by visit, then by the number of bedrooms, and then by whether the home is furnished. A furnished home takes longer because every piece of furniture, every appliance and often the kitchenware has to be listed. Prices also vary by area: London and the South East are usually at the top of the range, and independent clerks are often cheaper than agents who subcontract the work.
These are typical ranges for an unfurnished property, from the prices clerks and agents publish. Treat them as a guide only and always ask for a quote.
| Property | Inventory and check-in | Check-out | Mid-term inspection |
|---|---|---|---|
| Studio or 1 bed | around £90 to £150 | around £80 to £130 | around £45 to £80 |
| 2 bed | around £100 to £180 | around £90 to £150 | around £50 to £90 |
| 3 bed | around £120 to £250 | around £100 to £200 | around £55 to £100 |
| 4 bed or more | around £150 to £300 or more | around £120 to £250 | around £60 to £120 |
Expect to pay more for a furnished home (often a fixed amount on top or a percentage), for an HMO priced per room, for extra outbuildings or large gardens, and for weekend or short-notice visits.
What does each visit include?
- Inventory (schedule of condition): a room-by-room record of the property's contents and condition, with photos, made before the tenant moves in. This is the longest visit.
- Check-in: going through the inventory with the tenant on moving day, recording meter readings and keys, and getting it signed. Many clerks combine the inventory and check-in in one visit and one fee.
- Check-out: comparing the property at the end of the tenancy with the check-in report, noting what has changed, and recording the closing meter readings and the keys returned. See our check-out inspection guide.
- Mid-term (interim) inspection: a shorter visit during the tenancy to check for repairs, damp, damage and safety.
Across a typical tenancy a landlord might pay for an inventory and check-in, one or two inspections a year and a check-out. For a family house that can easily add up to a few hundred pounds per tenancy.
Who pays for the inventory: landlord or tenant?
In England the landlord (or the letting agent, out of the landlord's fees) pays. Under the Tenant Fees Act 2019 a landlord or agent can only charge a tenant the payments the Act allows, such as rent, a capped deposit, a holding deposit and certain default fees. Inventory fees, check-in fees and check-out fees are not on that list, so they can't be charged to the tenant or taken from the deposit. The government's guide to the fees you can charge as part of a tenancy sets out the full list, including the changes made by the Renters' Rights Act 2025 from 1 May 2026.
A tenant can still choose to make their own record, or pay for one themselves. Nothing stops you doing your own check-in to protect your deposit.
- Wales: the Renting Homes (Fees etc.) (Wales) Act 2019 also bans charging contract-holders for inventories.
- Scotland: landlords and agents can't charge tenants any fee or premium beyond rent and a refundable deposit.
- Northern Ireland: the rules are different, so check before charging anything.
Is it worth paying for an inventory?
An inventory isn't a legal requirement, but without one a landlord will struggle to claim anything from the deposit. In a deposit dispute it's the landlord who has to show that the property was in better condition at the start, and the adjudicator decides on the evidence. A detailed, signed check-in with clear dated photos, compared with the check-out, is the evidence that counts. That's true whoever makes the report, as long as it's thorough and both sides have had the chance to check it. Read more on fair wear and tear versus damage.
How much does a DIY inventory cost?
With DIY Inventory each report is £30: a check-in, a check-out or an inspection, for a studio or a five-bedroom house, furnished or not. There's no subscription and it's free to start; you pay when you download the finished report. See pricing.
- Works in any phone browser, with nothing to install.
- A photo checklist for every room, at least 8 photos per room, with the date and time burned into every photo.
- Each item's condition (new, good, fair or poor), description, marks, cleanliness and whether it works.
- Gas, electric and water meters with photos, keys, and smoke and carbon monoxide alarms.
- Signed on screen with a declaration; the other party can check, comment on and sign it from a link.
- Check-outs and inspections can start from the earlier report and show what changed, meter readings then and now, and photos side by side.
Have a look at a real example report, or compare the options on our inventory clerk page.
Clerk or DIY: which should you choose?
A clerk makes sense if you can't get to the property, have a large or high-value furnished home, or want someone independent to do it. Doing it yourself makes sense if you have the keys, can spend an hour or two walking round with your phone, and want the report ready the moment it's signed rather than days later. Landlords can also send the tenant a link to do the check-in themselves, and still get the full report. Our guide on how to do a check-in inventory walks you through it.
Questions
How much does an inventory cost for a 2 bed flat?
An inventory clerk typically charges around £100 to £180 for an unfurnished two-bedroom flat, more if it is furnished, and a check-out costs about the same again. A DIY Inventory report is £30.
Can a landlord charge the tenant for an inventory?
Not in England. The Tenant Fees Act 2019 bans inventory, check-in and check-out fees for tenants, so the landlord or agent pays. Wales and Scotland also ban these charges.
Can inventory or check-out fees be taken from the deposit?
No. Deposit deductions are for things like unpaid rent, damage beyond fair wear and tear, missing items or cleaning, not for the cost of the inventory or check-out itself.
How much does a mid-term inspection cost?
A clerk's mid-term or interim inspection usually costs around £45 to £100 depending on the size of the property. A DIY Inventory inspection report is £30.
Do I need a professional inventory clerk?
No. There is no rule that a clerk must do it. What matters is a thorough, dated, photographed report that both sides have signed, which you can make yourself on your phone.
Updated 27 October 2026