Top 12 ways to lose your rental deposit

by Spy-I Inventories
•
16 Feb, 2019

'Wear and tear' versus damage and neglect

Light bulbs not working

This is an easy one to avoid! It costs an Agent/Landlord time and money to send a maintenance person shopping for light bulbs and to attend the property to fit them. Assuming all light bulbs were working when you checked in, save £80-£200 from your deposit by replacing all bulbs before you check out.

Chips and dents in doors and woodwork

This is permanent damage to the property, so take extra care when moving furniture in and out. If you owned the property and planned to sell in the future, would you really put chips and dents in the woodwork every day with your bicycle?

Deep scratches to wooden floors

Those scratches aren't coming out again without a sander and a few days of hard graft. In the case of laminate, they are never coming out. Try using protective coasters under furniture legs and ban visitors wearing stilleto heels.

Furniture in the wrong room

So you decided to move a sofa from the lounge to the kitchen-diner and a wardrobe into the hall. The Agent/Landlord will need to send two people to the property to move furniture back before the property can be re-marketed.

Nails in walls

Who doesn't love art? But not everyone wants nails in walls, or to hang pictures in the same position as you. Those holes will have to be filled and repainted.

The same goes for stick on picture hooks. They may not damage the wall permanently, but sending someone to remove them and make the wall good before the next tenant checks in is an additional cost to the Agent/Landlord.

A professional clean at Check In, but a domestic clean at Check Out

So you're a cleaning freak, capable of moving out and cleaning at the same time. If you moved into a property that was professionally cleaned, you should have it professionally cleaned on exit. Among other things, professional cleaners remove limescale from taps, dust from blinds, black mold from washing machine seals, defrost fridges and generally use steam for a more thorough clean.
Why not ask your Agent/Landlord for the contact details of their preferred cleaner when you are getting quotes? Keep the receipt for your professional clean and share it with your landlord as you check out. Leave dry clean tags/wrapping on linens/drapes that have been cleaned to match the condition in the original inventory.

Broken or missing smoke detectors and carbon monoxide alarms

No explanation needed on why detectors need to be in place and in good working order for the next tenant.

Cracks in bathroom sink or wc

Permanent damage that will eventually require the sink or wc to be replaced early.

Water damage to the property

Inform the landlord/agent of any signs of water damage as soon as you see it. Don't wait until the end of the tenancy.

Large stains or burns on carpet

Again, this will require replacing early as a result of the damage. Large stains might be treatable if you get expert advice.

Scratches or cracks to the kitchen worktop

Be meticulous about using a chopping board.

Not returning keys

The landlord may decide to change the locks between tenants anyway. But if you lose keys then for security reasons, the lock needs to be replaced. While cylinder locks are easier to replace, mortice locks aren't.

Spy-I is an independent property inventory company in London.

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Why a Professional Property Inventory Is Essential for Every Tenancy

by Spy-i Inventories • 19 May 2025

When it comes to renting out a property, whether you're a seasoned landlord or a first-time tenant, clear communication and documentation are crucial. One of the most vital — yet often overlooked — components of a successful tenancy is a professional property inventory.

In this blog post, we’ll explore what a property inventory is, why it’s so important, and how it protects both landlords and tenants throughout a tenancy.

What Is a Property Inventory?

A property inventory is a detailed, written (and often photographic) record of the condition and contents of a rental property at the start of a tenancy. It includes everything from walls, floors, and fixtures to appliances and furnishings. This inventory forms the foundation of any discussions about damage, wear and tear, or deposit deductions at the end of the tenancy.

A professional inventory is carried out by an independent, trained inventory clerk, ensuring it is unbiased, thorough, and legally defensible.

The Key Benefits of a Professional Inventory

1. Clarity and Transparency

A professionally prepared inventory gives both landlords and tenants a clear understanding of the property’s condition at the start of the tenancy. This eliminates ambiguity and helps prevent disputes.

2. Deposit Protection and Dispute Resolution

Under deposit protection schemes, landlords must provide evidence to justify any deductions from a tenant’s deposit. A professional inventory acts as crucial proof in the event of a dispute — without it, landlords may struggle to claim any damage costs, and tenants may find it hard to defend themselves against unfair charges.

3. Legal Protection

Should a tenancy end in dispute or even reach court or arbitration, a professionally compiled inventory provides robust evidence. Courts and adjudicators typically favor detailed, impartial records over landlord or tenant claims unsupported by documentation.

4. Time-Saving and Cost-Efficient

Using a professional service might involve an upfront cost, but it can save significant time and money in the long run. Avoiding disputes, speeding up check-outs, and reducing the risk of expensive repairs being unaccounted for are all valuable benefits.

5. Independent and Unbiased Reporting

An independent inventory provider has no vested interest in the tenancy, ensuring the report is fair and impartial. This neutrality is especially important when disputes arise, as it lends credibility to the findings.

I nventory Reports Throughout the Tenancy

To be truly effective, inventories should be updated at key stages:

Check-in Report: Conducted before the tenant moves in

Mid-term Inspection: Helps identify maintenance issues early

Check-out Report: Compares the property’s condition at the end of the tenancy with the check-in report

These snapshots help track any damage or deterioration and provide a solid framework for any necessary deductions or repairs.

Conclusion: An Essential Investment

A professional property inventory is not just a helpful tool — it's an essential part of modern tenancy management. It protects both parties, prevents disputes, and provides legal peace of mind.

Whether you’re a landlord looking to safeguard your investment or a tenant wanting to protect your deposit, a professional inventory service is a smart, responsible, and essential choice.

Need help arranging a professional inventory?

Whether you are a landlord managing a single flat or an agency overseeing dozens of rentals, we are here to make your life easier and your tenancies smoother.