How much does a property inventory cost in the UK?
Inventory prices range from nothing at all to well over a hundred pounds, depending on who prepares it and how big the property is. Here is what each option costs, who has to pay, and how to get sound evidence without the clerk's fee.
In short: Doing the inventory yourself is free, but takes time and care. An independent inventory clerk typically charges from around £90 for a check-in, plus roughly £60–85 for a check-out (indicative). In England the landlord or letting agent pays — the Tenant Fees Act 2019 bans charging these costs to tenants. KeySwap sits in between: you create a professional, photographed and signed inventory yourself, from £9.
What does a property inventory cost?
There is no fixed price, because an inventory can be put together in very different ways. At one end, you can write and photograph everything yourself for nothing. At the other, an independent inventory clerk will visit the property and produce a detailed, dated report for a fee that grows with the size and contents of the home. KeySwap offers a middle path: the structure and professional output of a clerk's report, but prepared by you for a small fixed price.
The figures below are indicative market rates for England and Wales — clerks set their own prices and they vary by region, property size and whether the home is furnished. Treat them as a guide, not a quote.
How much does each method cost?
The right method depends on your budget, the time you have and how much you value independent evidence. This table compares the three common routes.
| Method | Indicative cost | Notes |
|---|---|---|
| Do it yourself (pen, paper and phone) | Free | No fee, but it takes time and discipline. Easy to miss rooms, meter readings or alarms, and a vague hand-written list is weak evidence in a dispute. |
| Independent inventory clerk — check-in | From ~£90 (indicative) | A clerk visits and writes the report. Around £90 for a small furnished flat, rising towards ~£140 for a large house; unfurnished is usually a little less. |
| Independent inventory clerk — check-out | ~£60–85 (indicative) | A separate visit at the end of the tenancy, comparing condition against the check-in report. |
| KeySwap (do it yourself, online) | From £9 | You record each room, meters, keys and alarms; the tool produces a structured PDF with photos and signatures, ready in about 5 minutes. No clerk needed. |
The clerk figures above are indicative and depend heavily on property size, location and whether furniture and appliances are included. Always ask for a quote for your specific property before booking.
Who pays for the inventory?
In England, the landlord or letting agent pays — not the tenant. Under the Tenant Fees Act 2019, almost all fees charged to tenants are banned, and an inventory fee, a check-in fee or a check-out fee is a prohibited payment. A landlord or agent cannot lawfully ask you to pay for the inventory, deduct it from your deposit, or build it into a separate "administration" charge.
The only payments a tenant can be asked to make are rent, a deposit (capped at five weeks' rent where the annual rent is under £50,000, or six weeks' where it is £50,000 or more), a refundable holding deposit of no more than one week's rent, and a short list of permitted charges such as a default fee for a lost key or late rent. If you have been charged an inventory fee, you can ask for it back, and your deposit scheme or Citizens Advice can help.
This matters for landlords too: because you carry the cost, a low-price route that still produces solid evidence is worth knowing about. That is where doing it yourself well — rather than cheaply and carelessly — pays off.
Is a clerk worth paying for?
Sometimes, but a higher price does not automatically buy a stronger deposit position. An independent clerk's report is genuinely useful: it is impartial, dated and usually thorough, which can carry weight in the deposit scheme's free dispute resolution (ADR). For a large or high-value furnished property, or a portfolio landlord juggling many tenancies, that convenience and independence can justify the fee.
But the deposit scheme does not decide a dispute on who wrote the report or how much it cost. It looks at whether the evidence is detailed, dated, photographed and agreed and signed by both parties, and whether the check-out can be compared fairly against the check-in. A clear DIY inventory with good photos and both signatures can be just as persuasive as an expensive clerk's report — and a vague, unsigned report is weak however much it cost.
How to get sound evidence for less
You do not have to choose between "free but flimsy" and "expensive but thorough". The cheapest reliable option is to do it yourself properly, with a tool that keeps you from cutting corners. With KeySwap you walk through the property room by room, record the gas, electricity and water meter readings, note the keys handed over and check the smoke and carbon monoxide alarms, then add dated photos. Both parties sign, and you get a PDF that looks and behaves like a professional report — for £9 rather than £90 and up.
For more on what a good inventory should contain and how it is used, see our complete UK inventory guide, look at a worked inventory example, and check whether an inventory is legally required.
Common mistakes that cost money
- Paying a tenant an inventory fee. Charging a tenant for the inventory or check-out is banned in England. Tenants should never accept it; landlords should never charge it.
- Assuming dear means safe. An expensive report with vague wording protects no one. Detail, dates, photos and signatures matter more than the invoice.
- Skipping the check-out. A check-in inventory with nothing to compare it to at the end leaves disputes to opinion. Record the closing condition too.
- Forgetting meters and alarms. Missing meter readings or unrecorded smoke and carbon monoxide alarms create avoidable arguments over bills and the landlord's safety duties.
- No signatures. An inventory neither party signed is far easier to challenge. Get both parties to agree it.
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🏠 Start nowFrequently asked questions
How much does a property inventory cost in the UK?
It depends on who prepares it. Doing it yourself is free if you write and photograph everything by hand. An independent inventory clerk typically charges from around £90 for a check-in on a small furnished flat, rising with the size of the property; a check-out report usually costs around £60 to £85 (indicative figures). With KeySwap you create a professional, photographed and signed inventory yourself from £9.
Who pays for the inventory, the landlord or the tenant?
In England the landlord or letting agent pays. Under the Tenant Fees Act 2019, charging tenants for an inventory, a check-in or a check-out report is a prohibited payment, so these costs cannot be passed on to the tenant. The only permitted payments are rent, a capped deposit, a holding deposit and a few specific charges such as a default fee.
Is a paid inventory clerk worth the money?
A clerk produces independent, dated and detailed evidence, which can carry weight in a deposit dispute. But independence is not the only thing that matters: a clear, dated, photographed report signed by both parties is strong evidence whoever prepares it. A well-made DIY inventory with photos and signatures, such as one created with KeySwap, can stand up just as well in the deposit scheme's free dispute resolution.
Does a more expensive inventory protect my deposit better?
Not necessarily. What protects a deposit is the quality and clarity of the evidence, not the price. A dispute is decided on whether the report is detailed, dated, photographed and agreed by both parties, and on whether check-out can be compared fairly against check-in. A £9 inventory with good photos and signatures can be stronger than an expensive report with vague descriptions.
Can I do the inventory myself to save money?
Yes. There is no legal requirement to use a professional clerk. You can record every room, the meter readings, the keys and the smoke and carbon monoxide alarms yourself, add dated photos and have both parties sign. Tools like KeySwap structure this for you and produce a PDF for £9, so you keep the evidence without paying clerk fees.
Are there extra inventory costs at the end of the tenancy?
A separate check-out report is often prepared at the end of the tenancy and compared against the check-in inventory. A clerk's check-out typically costs around £60 to £85 (indicative). In England this cost also falls on the landlord or agent and cannot be charged to the tenant. If you do it yourself, comparing your check-out against your original inventory costs nothing beyond your time.