Property Inventory Costs in the UK: Should You Hire a Professional or DIY?
A property inventory is one of the most important tools landlords can use to protect their rental property and deposit. But when it comes to creating one, landlords face a choice: hire a professional inventory service or create a DIY inventory themselves.
Both approaches have their pros and cons and costs. In this guide, we’ll break down the average property inventory costs in the UK, what professional companies provide, and whether you can save money by using a free property inventory template to do it yourself.
Why a Property Inventory Matters
An inventory records the condition of your property and its contents at the start of a tenancy. It’s the most reliable way to:
- Prevent disputes at the end of tenancy
- Protect the tenant’s deposit fairly
- Prove damage or missing items with evidence
- Build trust with tenants by being transparent
Without a solid inventory, landlords often lose disputes through tenancy deposit protection schemes, even if damage is obvious.
Average Cost of Professional Property Inventories in the UK
Professional inventory services are common across the UK, especially in cities like London, Birmingham, and Manchester. Costs vary depending on property size, furnishings, and location.
Here’s a breakdown of typical prices (as of 2025):
- Studio / 1-bed flat → £90 – £120
- 2-bed flat or small house → £120 – £160
- 3-bed house → £150 – £200
- 4+ bed property → £200 – £300+
Most providers also charge separately for check-in and check-out reports, so you may be paying these fees twice per tenancy.
Some companies include:
- Detailed written reports
- High-quality photos
- Meter readings
- Tenant and landlord sign-off
Pros of Hiring a Professional
- Independent and impartial → Stronger evidence in disputes
- Professional detail → More thorough descriptions and photos
- Saves landlord time → No need to spend hours creating documents
- Often recognised by deposit schemes → Gives extra credibility
Cons of Hiring a Professional
- Higher cost, especially for multiple properties
- Fees for both check-in and check-out
- Limited flexibility → Appointments need scheduling
- Not always necessary for smaller or unfurnished lets
DIY Property Inventories: The Cost-Effective Option
For many landlords, especially those with just one or two rental properties, a DIY inventory is more than enough. By using a detailed template, you can create a professional-level record without the cost.
A DIY inventory requires:
- A structured checklist (rooms, furnishings, condition, etc.)
- Clear written descriptions
- Photographs or videos for proof
- Tenant signatures at check-in and check-out
Save money with our free property inventory template, which includes everything you need to create your own report in Word or PDF format.
Pros of DIY Inventories
- Free or low cost → Major savings over professional fees
- Full control → Tailor to your property and tenancy
- Immediate → No need to wait for external appointments
- Still legally valid if detailed and signed
Cons of DIY Inventories
- More time-consuming → You’ll need to walk through every detail yourself
- Risk of missing small items if not thorough
- Less weight in disputes if tenants challenge impartiality
- Quality depends on how carefully it’s done
Which Option Should You Choose?
The decision depends on your situation:
- Professional inventory recommended if:
- You own multiple properties
- The rental is furnished with valuable items
- You live far from the property and want impartial evidence
- You don’t have the time to do it yourself
- DIY inventory recommended if:
- You’re managing one or two properties
- The property is unfurnished or lightly furnished
- You want to save costs
- You’re confident using a detailed template with photos
Final Thoughts
A property inventory is essential, whether you hire a professional or do it yourself. Professionals provide thorough, impartial evidence but at a cost. DIY inventories, when done properly with photos and signatures, can be just as effective and much cheaper.
FAQs
How much does a professional property inventory cost in London?
Typically £120–£200 for a 1–2 bedroom property, with higher prices for larger homes.
Can a DIY inventory hold up in a dispute?
Yes, as long as it’s clear, detailed, and signed by both landlord and tenant, with photos attached.
Do tenants need to be present for the inventory?
It’s strongly recommended. Their signature confirms agreement on the property’s condition.
Do I need both a check-in and check-out inventory?
Yes. Without both, it’s very difficult to prove damage or changes during the tenancy.
How-To
How to decide between professional and DIY inventory:
