Inventory Reports
A comprehensive written and photographic record of a property's condition, fixtures and contents before a tenancy begins.
SERVING LONDON AND SURROUNDINGSProfessional Inventory Clerk
Professional Inventory Clerk
for properties
Accurate, impartial property reports for landlords, letting agents and tenants — protecting both sides with calm, considered detail across every room. Our independent, meticulous reports protect your investments and eliminate deposit disputes.
Independent inventory reports protect both landlords and tenants — clear evidence, fairly recorded.
Independent•Accurate•Local to Surrey
About
Considered, impartial reports — written by hand, room by room.
A professional inventory is one of the most important documents in any tenancy. It provides a clear, accurate and impartial record of a property's condition and contents at the start of the tenancy, creating reliable evidence should any questions arise at the end of the agreement.
For landlords, a comprehensive inventory helps protect your investment by recording the property's condition and contents from the outset. It provides the evidence needed to support fair decisions regarding damage, wear and tear, and any deposit deductions at the end of the tenancy, helping to minimise disputes and ensure a smooth check-out process.
For tenants, a professional inventory is equally important as it helps protect your deposit by ensuring the condition of the property has been documented accurately and fairly before you move in. It offers peace of mind that any comparisons made at the end of the tenancy are based on an independent and impartial record, helping to avoid unnecessary disagreements.
Ms Lavall works personally with landlords, letting agents and tenants across Surrey and London — every report produced by hand, never outsourced.
- 100%
- Independent
- 24h
- Report turnaround
- Surrey
- Local coverage
Services
Reports for every stage of a tenancy
From move-in to move-out and everything in between — clear evidence, fairly recorded.
Check-In Reports
Meter readings, keys logged and condition agreed with the tenant on the day they move in — a clean, signed-off starting point.
Check-Out Reports
An impartial end-of-tenancy comparison against the original inventory, supporting fair deposit decisions for both sides.
Interim Inspections
Mid-tenancy visits with concise written reports and photographs, flagging any issues early before they become disputes.
A Tenant Move-out Preparation
Stand-alone condition reports for vacant or owner-occupied properties, useful for handovers, insurance or refurbishments.
Not sure which you need?
Send a quick enquiry with a few details about the property and I'll recommend the right report.
Pricing
Estate Agent Price Guide
Competitive prices. Premium service. Accurate, impartial and professional property reports for landlords, renters and letting agents across London & Surrey.
Services & prices by property size
| Service | Studio | 1 Bed | 2 Bed | 3 Bed | 4 Bed | 5+ Bed+ |
|---|---|---|---|---|---|---|
| Inventory(Unfurnished) | £125 | £140 | £155 | £170 | £185 | POA |
| Inventory(Furnished) | £145 | £160 | £175 | £190 | £205 | POA |
| Check-In(Unfurnished) | £95 | £110 | £125 | £140 | £155 | POA |
| Check-In(Furnished) | £110 | £125 | £140 | £155 | £170 | POA |
| Inventory + Check-In(Unfurnished) | £205 | £230 | £255 | £280 | £305 | POA |
| Inventory + Check-In(Furnished) | £240 | £270 | £300 | £330 | £360 | POA |
| Check-Out | £110 | £125 | £140 | £155 | £170 | POA |
| Midterm Inspection | £100 | £115 | £130 | £145 | £160 | POA |
Tenancy packages
Package deals — save when you book multiple services together.
| Package & includes | Furnishing | Studio | 1 Bed | 2 Bed | 3 Bed | 4 Bed | 5+ Bed+ |
|---|---|---|---|---|---|---|---|
| Tenancy StarterInventory + Check-In | Unfurnished | £188 | £224 | £242 | £260 | £278 | POA |
| Furnished | £206 | £242 | £260 | £278 | £296 | POA | |
| Tenancy CompleteInventory + Check-In + Check-Out | Unfurnished | £278 | £314 | £332 | £350 | £368 | POA |
| Furnished | £314 | £332 | £350 | £368 | £386 | POA | |
| Landlord CareInventory + Check-In + Midterm | Unfurnished | £296 | £332 | £350 | £368 | £386 | POA |
| Furnished | £332 | £350 | £368 | £386 | £404 | POA | |
| Full Tenancy CareInventory + Check-In + Midterm + Check-Out | Unfurnished | £386 | £422 | £440 | £458 | £476 | POA |
| Furnished | £422 | £440 | £458 | £476 | £494 | POA |
Additional charges
If applicable, added to any service or package.
Additional Room / W/C / En-Suite
£15
Outbuilding / Summer Cabin
£20
Garden / External Area
£15
Additional Visit (Return)
£60
Waiting Time (after 15 mins)
£15 per 30 mins
- All prices are from and may vary depending on property size, furnishing level and location.
- Properties with 5 or more bedrooms are priced on application (POA).
- Every report includes detailed written descriptions and high-quality photographic evidence.
- Digital reports are supplied promptly, usually within 24–48 hours of the appointment.
Why choose Ms Lavall
A calm, considered standard
Independent & impartial
I act for neither side — only the facts of the property.
Accurate & detailed
Considered written descriptions paired with high-resolution photography.
Friendly & professional
Calm, courteous visits that respect tenants, landlords and agents alike.
Trusted by agents & landlords
Reports built to stand up to deposit scheme scrutiny if needed.
Local to Surrey
Genuine knowledge of Surrey's homes, cottages and rental market.
For Tenants
Keeping deposit protection simple & fair
An inventory isn't a list designed to catch you out—it is your safety net. It makes sure you only ever pay for damage you actually caused, protecting your money when it's time to move on.
How the inventory works for you
Accurate Starting Point
We record the exact condition of the property the day you get the keys. Pre-existing scuffs, marks, or faults are noted so you aren't held responsible for them later.
You Get Your Say
You’ll have a 7-day review window after moving in to walk through, add your own notes or photos, and sign off on the report.
Fair Wear & Tear
Homes are meant to be lived in. We know the difference between normal day-to-day living (like light carpet wear or minor wall scuffs) and actual damage, making sure you are treated fairly.
For Landlords
Protect your investment without the headache
Skip the paperwork stress and legal guesswork. While a formal inventory isn't strictly mandated by law, running a tenancy without an independent report is a massive financial risk.
When it comes to deposit disputes, the burden of proof is always on the landlord. If damage happens and you don't have clear evidence, deposit protection schemes usually rule in favor of the tenant.
What our inventories cover for you
Solid Evidence
Clear, time-stamped photos and unbiased descriptions that stand up in deposit dispute adjudications.
Safety & Compliance Checks
We test smoke and carbon monoxide alarms on move-in day, log meter readings, and record key details so you stay compliant with current rental laws.
Unbiased Clarity
Using an independent clerk prevents personal friction between you and your tenant, keeping the process professional from day one.
Kind words
Trusted by landlords, agents & tenants
"Thorough, calm and incredibly detailed. The check-out report made an awkward deposit conversation completely straightforward."
Sarah H.
Landlord, Guildford
"We use Ms Lavall across our managed portfolio. Reports are consistent, photos are excellent and turnaround is reliable."
James P.
Letting Agent, Woking
"As a tenant I really appreciated how fair and impartial the inventory felt. Nothing rushed, nothing missed."
Emma R.
Tenant, Farnham
Coverage
Surrey & London property specialists
From period townhouses in London to family homes and cottages across Surrey, every inventory is produced personally with the same calm attention to detail — respecting the character of each property and the people living in it.
- Central & Greater London
- Guildford & Woking
- Farnham & Godalming
- Esher, Cobham & Weybridge
- Kingston & Richmond
- Surrey villages & rural homes
Contact
Let's talk about your property
Whether you need a single report or ongoing support across a portfolio, I'd love to hear from you.
- Phone
- Emailmslavallpropertyclerk@gmail.com
- CoverageSurrey, London & surrounding areas
Renters' Rights Act
What the new law means for landlords
The Renters' Rights Act came into force on 1 May 2026 and marks the biggest change to the private rented sector in a generation. Section 21 "no-fault" evictions have been abolished, all tenancies are now periodic, and landlords must rely on specific legal grounds to regain possession of their property. At the same time, standards around property condition and tenant rights have been strengthened.
For landlords, this makes documented evidence more important than ever. With no-fault repossession no longer available, any deposit deduction or damage claim must be supported by clear, impartial proof of the property's condition. A professional inventory report prepared at the start of the tenancy — with time-stamped photographs and detailed written descriptions — provides exactly that evidence, helping you resolve disputes fairly, support possession grounds where condition is a factor, and demonstrate that you are meeting your obligations under the new legislation.