Four services. One standard.
What we do, and what's in the report.
Inventory, mid-term, check-out: built for adjudication.
Independent reporting for Birmingham landlords, agents, and BTR. Book in 60 seconds. Report straight to your inbox.
Independent · Adjudication-grade · Fully insured
Inventory & Check-In
Inventory & Check-In
The inventory and check-in is the foundation of every defensible deposit decision. We document every room, fixture, fitting, and appliance serial in detail, before move-in.
Reports are bookmarked by room, dated, time-stamped, and signed. Photography is shot under even daylight so check-out colour matching is unambiguous. Meter readings and key handover are recorded.
PDF delivered promptly after the inspection.
Mid-Term Inspection
Mid-Term Inspection
A mid-tenancy inspection gives visibility without waiting for check-out. We look for damp, unreported damage, maintenance issues, and unauthorised occupants.
Lighter than a full inventory: condition notes room by room, flagged items with photographs, and a summary for the landlord or agent. Not a template, not a tick-box.
Ideal at the six-month mark on a twelve-month AST, or on annual renewals for longer tenancies. Schedule alongside or independently of the inventory.
Check-Out & Dilapidations
Check-Out & Dilapidations
The check-out determines whether a deposit deduction is defensible. We compare condition side-by-side with the original inventory, to the same photography standard.
Fair wear and tear is identified and excluded. Genuine damage is photographed, measured where relevant, and described in the language TDS, DPS, and MyDeposits adjudicators expect.
On dispute we provide the full evidence pack (original report, photo set, signed acknowledgement) formatted to scheme requirements.
Full-Tenancy Bundle
Full-Tenancy Bundle
The bundle covers inventory, mid-term, and check-out, scheduled at the start of a tenancy. One booking. One accountable clerk across the tenancy.
Scheduling at once means the same clerk attends all three inspections, keeping photography angle, descriptors, and reporting voice consistent. Adjudication documentation is stronger for it.
Available for standard ASTs and for portfolio clients with multiple properties. Contact us for bulk pricing.
Every report
What’s in every report.
Room-by-room schedule of condition
Full-colour photography under even daylight
Detailed fixture and fitting descriptors
Appliance serial numbers and condition
Meter readings (gas, electric, water where accessible)
Key handover record and count
Tenant comments captured on the day
Signed and time-stamped audit trail
Bookmarked PDF, delivered promptly
30-day query support after delivery
What we do not cover
What’s not included.
Structural surveys or building condition assessments
Boiler, electrical, or gas safety certificates
Properties outside our Midlands coverage area
Same-day turnaround
Questions
Common questions.
01Why use an independent service when my agent has someone in-house?
An in-house clerk carries an inherent conflict at dispute. Independent reports are the only ones TDS, DPS, and MyDeposits adjudicators treat as fully impartial.
02How is your report different from a checklist with photos?
Side-by-side from check-in to check-out, bookmarked rooms, a full audit trail of timestamps and signatures, descriptors that hold up at adjudication. Not a checklist. A document.
03What happens if the tenant disputes the report?
We supply the full evidence pack (original report, photos, comments log, signed acknowledgement) formatted to all three UK deposit schemes.
04How fast can you get to me?
Next working day is standard around Birmingham, with coverage across the wider Midlands. We confirm your slot and the attending clerk's name with every booking.
Get started
Book in 60 seconds. Report straight to your inbox.
We confirm your slot and the attending clerk's name, usually within one working day.