Why have an Inventory in an unfurnished property
There are several different types of inventories available for residential lets. We at Cornish Inventories Ltd; often market to private landlords and have a substantial base of these self-managing landlords use us. However, one of the most frequent responses we come across is:
“I don’t need an inventory, my property is let unfurnished”
This has always concerned us as these landlords have not been made aware of the function of an inventory and the precarious situation they are putting themselves in. Some of the landlords who use us today, did in fact respond to us in this very manner! I therefore wish to take this opportunity to explain the difference between an inventory of a furnished property and that of unfurnished.
I originally started in a different aspect of property and had you asked me when I started in letting what an inventory included I probably would have assumed it was a list of all items in the property! These inventories do get produced, mainly for student and holiday lets as ‘Contents Only Inventories’ however are not common for most properties.
Inventories are important for noting not only the items within a property but also the fixtures and fittings, the condition of the property and as evidence in any deposit dispute. Furnished inventories include a list of all furniture, decorations and valuables in the property. This includes a record of their condition, make and ideally photographs. These inventories will also include those items included in an unfurnished inventory. This includes the description and condition of walls, floors, ceilings, door and windows, light fittings, electric sockets and switches. Furthermore any blinds or curtains, kitchen units and appliances, bathroom suites. Ideally again this also includes photographs to show any existing damage
and to act as evidence to show lack of other damage. Fire alarms are tested as are extractors, lights, taps and flushes.
It is understandably important to show the condition of the property as well as the contents. Damage to the property can be claimed through a deposit dispute and significant damages can be claimed through Court proceedings. It is far more likely to reach a level of damage and subsequent cost, consistent with Court involvement, with property damage than that with furnishings alone.
During our time as Inventory clerks, and within Letting Agents prior to that, we have come across several of these situations. Unfortunately they are not as rare as we would hope! We have found tenants who have removed entire bathroom suites. Further tenants who have replaced expensive kitchens with budget in order to sell the expensive units. In addition extensive damage caused by pets, dodgy DIY and water damage. This is before you touch on the damage caused by commercial cannabis farms! The costs recovered through Court for each of these issues has depended on proof of the condition of the property before the tenancy commences. This proof comes from having a thorough photographic inventory. The damage incurred has been to the fabric of the building rather than furnishings. Therefore it would be just as important for the unfurnished properties to have had an inventory.
Published in CRLA May Newsletter