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  • Products and Services

    *Property inventories and mid-term property inspections with Yellow Oak Inventories

    "Evidence is everything" says YellowOak Inventories Founder, Peter Tuoyo, in this interview about the importance of the inventory and how mid-term property inspections can ensure that landlords do not get a nasty shock when a tenancy comes to an end:





    Peter offers inventory services in London and M25 North.

    If you would like to contact him, you can call him on 020 3713 4933 or email him on peter (at) yellowoak.co.uk.

    Yellow Oak website

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    *Denotes sponsored post. In the interests of transparency, Property Tribes is always transparent about where there is a commercial element to a post, and would like it to be made known that YellowOak Inventories have made a contribution towards the running costs of the site, enabling us to maintain Property Tribes as a free-to-use community resource.
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    Thank you for this information.

    The story of the dogs trashing a house between the start of the tenancy and getting the inventory done is a reminder that being a landlord should be undertaken with clear protocols and measures in place to reduce risk.

    My first BTL property is doing well and I insisted on an inventory. I am glad I did because the tenants have a toddler who enjoys art - sadly on the walls!
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    Very wise move to insist on an Inventory, at the end of the day it is your investment.

    Make sure you carry mid-term reviews to make sure your tenant is behaving.

    A couple of years ago a review I carried out led to discovering that the property was actually being used as a B&B by the tenant. It seemed very odd that only the smallest bedroom in the 5 bedroom house had any personal items there. No toothbrushes in the bathrooms, no clothes in wardrobes etc. All beds has white linen and were basically empty apart from the furniture. A lock box for keys had also suddenly appeared on the wall outside the property.

    Amazing what an inspection can reveal.
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    Yellow Oak Inventories LTD
    Tel: 020 3713 4933

    According to advice set out by the Association of Independent Inventory Clerks, landlords who produce their own inventories and conduct the check-in and check-out risk losing a potential tenant dispute.

    The common mistakes in landlord inventories are essentially lack of detail.

    Landlords often write just a brief shopping list and often do not have the appropriate photographs and an accompanying written description to show the condition of the property and its contents.

    Inventory reports should contain a full description of a property with detail on every bit of damage and its exact location at the start of a tenancy. This should be supported with photographs which need to be of a high quality when printed up to A4 or A3 size, so that any damage can be seen clearly.

    Pat Barber, Chair of the AIIC, said: “All too often landlords omit in their inventory the condition of the bath fittings like sinks, toilets and showers; kitchen units; floor coverings; interior décor; and garden.

    This can prove very expensive for landlords. For example, damage to bathroom suites is common, with people dropping things in sinks, resting cigarettes on the edge of baths, cracking bath panels, dropping shower heads, all causing potential chips & cracks. Kitchens are also a problem. Landlords fail to include the condition of the kitchen units, which are often damaged as a result of saucepan burns and chips and cracks are common on worktops.

    Over and over again, we see landlords losing disputes because they can’t provide the right evidence to show that a tenant has damaged the property. One recent example of this is a landlord that compiled his own inventory - a hand written page, listing five items and no condition. The house was used as a cannabis factory with extreme damage throughout. The landlord was thousands of pounds out of pocket because no proof of check in condition was available.

    It is vital that there is a thorough and detailed inventory which will enable both parties to be treated fairly and reasonably. The inventory documentation serves a number of vital functions, especially if professionally compiled - including providing a catalogue of the let property, an unbiased record of it condition and any items included in the tenancy. It also forms part of the legally binding contract that is set out in the tenancy agreement between the tenant and the landlord.

    A carefully prepared inventory at check-in, which can be then used at check-out, will provide an accurate comparison of the property’s condition. Without this documentation, landlords and agents could end up with an expensive repair bill. The good news is that if landlords have all the right evidence in place, their chances of winning a dispute is greatly improved.”
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    I completely agree with the statement.
    Cutting corners to save money on necessary things at the start can end up being even more costly at the end.
    Some landlords may know their properties inside out but that can lead to bias and overlooking key issues.
    There must be an understanding that the professional clerk does not benefit from being impartial, all that would do is ruin their reputation and discredit their work.
    The detail IS key and something an untrained person thinks is trivial may just be the crucial piece of evidence required.
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    Yellow Oak Inventories LTD
    Tel: 020 3713 4933