The Tenancy Inventory Check: the position in 2026
The Tenancy Inventory Check is a important document that sets the baseline condition of a rental property and its contents at the start of a tenancy. It serves as an important reference point for both tenants and landlords, ensuring clarity about responsibilities and expectations throughout the duration of the agreement. The inventory check is important because it helps prevent disputes over damages and conditions when the tenant moves out. In 2026, with the introduction of the Renters' Rights Act (RRA) 2025, this process becomes even more significant as it aids in enforcing new standards for housing quality and fairness.
2026 update - Renters' Rights Act 2025: Renting law has changed significantly. The Renters' Rights Act 2025 abolishes Section 21 'no-fault' evictions, ends fixed-term assured shorthold tenancies in favour of rolling periodic tenancies, and creates a new mandatory PRS Landlord Ombudsman plus a Private Rented Sector Database that landlords must join. The Act is being brought in over 2026, so check the current commencement position for any specific provision. See our Renters' Rights Act 2025 guide for the full picture.
What the law says
The Housing Act 1988 (sections 8, 13, and 21), Housing Act 2004 (sections 213-215), Landlord and Tenant Act 1985 (section 11), Deregulation Act 2015 (section 33), and the Tenant Fees Act 2019 all impact tenancy inventory checks. The Housing Act 1988 outlines procedures for rent arrears, possession orders, and notices to quit, which indirectly affect the conditions under which inventories are performed. Section 13 of this act sets out criteria for fair deductions from deposits, while section 21 establishes rules for eviction notices, influencing when inventory checks can be finalised.
The Housing Act 2004 introduces additional responsibilities for landlords regarding health and safety inspections and compliance with housing standards. The Landlord and Tenant Act 1985 mandates that landlords provide a habitable property from the outset. Section 33 of the Deregulation Act 2015 simplifies some aspects of tenancy agreements. Including inventories, by removing outdated requirements and streamlining processes.
The Tenant Fees Act 2019 prohibits landlords and agents from charging tenants for inventory checks, ensuring that these costs don't unfairly burden renters. Together, these statutes provide a framework within which both parties must operate, emphasising the importance of thorough and fair tenancy inventories.
How the Renters' Rights Act 2025 changes this
The Renters' Rights Act (RRA) 2025 significantly alters the situation for inventory checks by abolishing Section 21 eviction notices from the statutory conversion date. This change means that landlords can no longer issue immediate no-fault evictions. Compelling them to engage more transparently with tenants about property conditions and responsibilities. The RRA also mandates that periodic tenancies start on day one of the agreement rather than after a fixed term. Providing continuity for both parties.
The annual rent cap introduced under Section 13 ensures that rental prices are reasonable and fair, affecting how inventory checks reflect the value and condition of properties. At The Tenancy Inventory Check, extending the Decent Homes Standard to the private rented sector (PRS) via Awaab's Law further mandates that all homes meet basic health and safety criteria from day one, necessitating thorough inspections.
The PRS Ombudsman, established by the RRA 2025, provides a dedicated forum for resolving disputes related to inventory checks, ensuring tenants have recourse if landlords fail to conduct these accurately or at all. The requirement for PRS Database registration means that landlords must be vetted and their practices monitored more closely, reinforcing the need for reliable inventory procedures.
What this means for tenants
Tenants in 2026 are expected to be proactive about ensuring a full inventory check is performed upon moving into a property. This involves requesting an itemised list of all fixtures. Furniture, and appliances provided by the landlord, along with detailed descriptions of their condition. Tenants should also document any pre-existing damage or issues clearly in both written form and through photographs.
By securing a thorough initial inventory report. Tenants establish a benchmark for what constitutes fair wear and tear when they eventually vacate the property. This documentation is critical in disputes over deposit deductions and can protect against unfair practices by landlords seeking to reclaim non-existent damages. Tenants may be entitled to challenge any discrepancies or inaccuracies in the inventory through local environmental health departments or housing ombudsmen. Especially if new RRA 2025 standards are violated.
What this means for landlords
Landlords must now comply with stricter requirements and transparency rules under the Renters' Rights Act 2025. They're required to conduct a careful inventory check at the start of each tenancy and provide tenants with a detailed report outlining the property's condition, including any existing damage or wear. This initial inspection sets clear expectations for maintenance responsibilities throughout the lease period.
landlords must ensure that all inventories adhere to the Decent Homes Standard as mandated by Awaab's Law, meaning properties must meet minimum health and safety criteria from day one. At The Tenancy Inventory Check, any discrepancies or omissions in inventory reports could lead to disputes with tenants and potential intervention from the PRS Ombudsman or local authorities.
To avoid complications, landlords should work closely with professional inventory checkers who can provide unbiased assessments of property conditions. Regular updates and inspections throughout the tenancy may also help prevent misunderstandings and ensure compliance with new legal standards.
Common scenarios
Scenario 1: A tenant moves into a newly renovated flat but notices that the inventory report fails to mention several small cracks in the walls, which were present upon arrival. The landlord initially refuses to update the report when presented with photographs of the damage. In this case, the tenant may write a formal complaint letter detailing the discrepancies and requesting an updated inventory or risk facing unfair deductions from their deposit at move-out time.
Scenario 2: A landlord provides a generic template for an inventory check that lacks specific details about items in each room. The tenant recognises the importance of having precise descriptions and conditions recorded, leading to negotiations with the landlord for a more detailed report before signing the agreement. This ensures clarity and reduces potential disputes over property maintenance.
Scenario 3: A tenant discovers mould issues in their rental home during an inventory check but is informed by the landlord that these are considered normal wear and tear according to outdated inventory standards. The tenant seeks advice from environmental health services, learning that such conditions violate current regulations under Awaab's Law. Armed with this knowledge, they negotiate remediation efforts or seek legal action if necessary.
Evidence tenants should keep
Documents: Copies of the tenancy agreement, initial inventory report, and any updates made during the lease period. Correspondence: Emails or letters regarding property conditions, maintenance requests, and deposit disputes. Dates: Exact dates when the inventory was conducted and any subsequent revisions were agreed upon. Photos/Videos: High-quality images and videos showing the condition of each room and item at move-in and move-out times.
Tenants should also retain evidence of all communications with landlords regarding property issues throughout their tenancy. At The Tenancy Inventory Check, detailed records help establish a timeline of events. Which can be important in defending against unfair deposit deductions or resolving disputes over damages. It's important to keep this documentation organised and accessible for potential use during negotiations or legal proceedings.
What to do if things go wrong
If the inventory check doesn't accurately reflect property conditions, tenants should start by writing a formal complaint letter to the landlord detailing any discrepancies and requesting an updated report. Should this fail, contacting the local council's environmental health department can bring additional oversight and pressure for compliance with housing standards.
Tenants may also lodge disputes through deposit protection schemes if they feel unfairly charged due to inaccuracies in the inventory. If these avenues don't resolve issues satisfactorily, involving the Housing Ombudsman or PRS Ombudsman provides independent mediation services. For more serious cases, first-tier tribunals and county courts offer legal recourse to enforce rights under the Renters' Rights Act 2025.
Each step should be carefully documented with evidence of attempts at resolution, which strengthens arguments in formal complaints or litigation processes. Legal representation may be necessary for complex disputes, particularly those involving significant financial stakes or violations of new housing standards.
Common mistakes to avoid
1. Failing to document the initial inventory properly: Tenants often overlook the importance of full documentation during the move-in process. 2. Accepting vague inventory reports without revisions: Landlords might provide generic templates that lack specificity, leading to misunderstandings later. 3. Ignoring mould and damp issues in inventories: These are now critical under Awaab's Law, affecting health standards and legal compliance. 4. Not updating the inventory during tenancy: Regular updates help track changes and maintain accurate records for future disputes.
Both tenants and landlords must avoid these pitfalls to ensure fair treatment and adherence to evolving housing laws, thus minimising potential conflicts and misunderstandings about property conditions over time.
Where to get help
For assistance dealing with tenancy inventories and related disputes, tenants can contact Shelter (www.shelter.org.uk), Citizens Advice (www.citizensadvice.org.uk), or their local council's housing team. Housing solicitors specialising in tenant rights offer professional legal advice tailored to specific situations.
Legal aid may be available for those who qualify financially and meet the criteria set by government guidelines, providing access to free or subsidised support for dealing with complex tenancy issues effectively.