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Can my Inventory Report Be Amended?

July 16, 2020 By Pixel

Property Inventory Report always captures the state of the property & the state of its cleanliness as seen at the time of the inspection.

By the very definition above it is clear that making amendments to an Inventory is a controversial task.

Making amendments to the report is a rather unusual practice and defeats the purpose and value of the report, at least partially.

Life happens

Although you have done everything to secure a smooth start to the tenancy some things may not be in your control:

  • Cleaners cancelled on you or need to reschedule
  • An unforeseen maintenance issue occurred
  • Furniture item has not been delivered on time
  • Etc.

What is an inventory report amendment?

An amendment is a change made to the report after the property inspection has taken place. For example:

You are supplying new cooker for the starting tenancy and it will be delivered after the move in date.

https://s3-us-west-2.amazonaws.com/secure.notion-static.com/7d5f4fc3-f0a4-49a5-bd1e-51b3b0606f6c/EEBF8357-3AA5-4A48-947F-2DBFA902DDC4.jpeg

What is not an Inventory report amendment?

An amendment can not be considered any of the following:

  • Redecorations and other major changes

If you are repainting your property after the inspection took place this can not be amended in the report.

Painting works is a major change and requires revisiting and reinspecting the property. Such Updates to an inventory are usually priced as regular bookings.

  • Altering the report

Requests such as removing marks which has been additionally cleaned is not an acceptable amendment

Any changes such as additional cleaning would require reinspecting the property. What could be added though is an additional note in the schedule of condition stating that additional cleaning took places to rectify stated cleaning issues. A receipt for the service would be needed and attached as screen shot by the comment.

Requests such as removing a defect noted on the report is not an acceptable amendment

Defects can not be removed. Should you fix any defects on the premises the property would need to be re- inspected. If you employed relevant service providers to fix a particular defect you wish to be amended , you could provide the receipt of the services and an additional note could be added to the report.

  • Number of amendments

If there is one or two burning issues for a change- it may be classified as a reasonable request for amendments.

With Pixel Inventory we are able to accommodate you with up to 10 simple changes for a fee. Anything more requires a separate appointment in order to reinspect the property.

The ethics of the Amendments

  1. Provide clear evidence of the changes you are requesting to be made
  2. Ask your tenants in writing to inspect the item in question and confirm it’s state is as expected. This is only fair to the tenant . Simultaneously, once the tenant confirms the state of the item – you can refer to this in case of any issues occurred at the end of the tenancy. You should also check with your tenant if contracted workers did not cause any (accidental) damage.

The charges for making amendments to an inventory

Amending the report is not a standard service and it is not included in the inventory booking you make.

The clerks are employed or contracted to inspect the property and compile the report only.

Your Inventory Clerk or company may charge you a fee for amendments. Pixel Inventory currently charges £2 per 1 photo and comment.

How to deal with needed amendments?

  1. Cover it yourself.

Store your receipts for any paid works that reflected upon the changes. Email them to your managing agent if suitable.

Make your own photographs of the changes and email them to your tenants and Letting agent if you have one.

If appropriate you can use an amendment sheet. Both you and your tenants need to be able to access, amend, sign & exchange such sheet. Printed, signed and scanned version may proof equally useful.

  1. Query about amendments with your inventory provider.

Find out if your inventory provider is able to help you with any amendments. Find out what you will be charged for the amendments and what you need to provide in order for your report to be amended.

What about a Tenants Comments / Tenant Amendments?

Tenants have usually 7 days at the tenancy start to read through their inventory report and raise any issues or add any necessary observations to it. Such amendments to the report are generally accepted by the industry standards.

It is the tenants responsibility to review the report and agree It to be an accurate record of the state of the property. If no issues are raised with the initial days of the tenancy the report is usually considered to be accepted as accurate record by all parties.

The Tenancy Deposit scheme confirms the acceptance of tenants additions in their PDF guide To inventories, Check In & Check Out reports. The TDS states in their paper that any comments or amendments added by the tenant should be noted clearly and confirmed by the landlord/ agent as agreed.

Illustrations

  • The tenant is moving in and rearranges the the property furniture in order to fit some of their own. They discover a burn mark on the carpet where previously stood a bedside cabinet. Naturally, they wish this to be recorded in the report. They make a photograph and add a comment describing the defect found.
  • Another example could be a broken bed slat. Inventory inspections are more less visual inspections and lifting mattresses is not standard by most companies. The mattresses are often heavy, sometimes beds are fully dressed. Once tenants move in they have the benefit of examining the property contents and raise any discrepancies.

Not all letting agents are forwarding the inventory reports to the tenants to review. It is not rare that tenants make their own record of photographs and descriptions of defects noticed after move in. Such record should be emailed to the landlord or letting agent ASAP.

Although not included in the inventory report, this may represent efficient evidence in case of a tenancy deposit dispute.

Making amendments to a property inventory report is generally discouraged. You should always try to ensure that the property is in final and satisfying state when the inventory clerk arrives. But in case of the unavoidable we hope we provided you with answers and a good set of suggestions to handle the matter.

Curtains Blinds and Property Inventory

March 12, 2019 By Pixel

Curtains or Blinds ?

When it comes to renting, curtains and blinds can make a difference in how quickly you get new tenants into the property. Even unfurnished properties are better off with curtain poles or track set up. This article covers common choices for curtains and includes tips.

Nobody is keen on being woken up unintentionally by sunrise in their new home after all the money spent on deposit and rent!

You may have your own preferences but here are several things to consider:

  1. Basement and ground floor flats are usually slightly more exposed to humidity and therefore blinds may suit better than curtains.
  2. If you have single glazed windows at your property, thicker thermal curtains may keep your tenants happier as they block the breeze out.
  3. The 21st century became a century of allergies. Unless you are flexible, choosing curtains may exclude your property from the consideration of tenants who suffer dust and pollen allergies.
  4. If you are installing blinds with cord controls you should make sure that you implement safety brackets too.
  5. If you have radiators right below windows, curtains should be able to withhold humid and cold periods better. At the same time they should be matching the window length to prevent blocking the radiator. When we do Check Out Reports, tenants sometimes comment on energy bills when curtains restrict the flow of heat.
  6. If you are a pet friendly letting, make sure you chose cordless design, robust material and complete window coverage as this will provide more safety for the pet as well as prolong the life of your widow dressing.
  7. Net curtains usually have a short life expectancy, budget versions won’t serve longer than a year.
  8. Silk curtains may rot in moist environments.
  9. Strong coloured curtains will fade in colour. Keep this in mind when dressing a south – facing room.
  10. Un-lined curtains works best in combination with blinds. Combining curtains with a blind helps to insulate draughty windows.

Your presentation of window dressing surely reflect the type of tenant you want to attract.

Curtains generally create a more traditional atmosphere, adding pelmets and curtain tie backs will evoke more of a formal setting.

Blinds are associated with modern designs and can have a simple or very sophisticated look. In property inventory we often see the choice of white wooden shutters which are representation of elegant simplicity.

Either way there is rich pool of options and each comes with some advantages and disadvantages.

Let’s look at curtains first

In the world of curtains you can indulge in colours, fabrics and headings as well. Usually in design, one is aiming for a good balance of choices to provide a pleasant feel.

Curtains can change the sense of the room significantly. Simply arranged rooms with clean lines and light colours will benefit from more dramatic window dressing. Rooms which have a lot going on in terms of furnishings and decorations can benefit from a simple choice of curtains.

A Quick guide to types of curtains

Curtains on poles

Eyelet curtains are easy to manipulate, hang up or down and good to wash or dry clean. No worries about the rail rings or safety brackets. At the same time these curtains will be touched all the time and there is a higher risk of staining.

Pencil Pleat curtains are an alternative for a more elaborate look, however when we do inventory inspections we see badly hung curtains due to missing rings, hooks stretched, torn pin pockets or fraying etc.

Curtain hooks stretched
Curtain hooks stretched
Pleated curtains with cord control
Pleated curtains with cord control

Tab Top curtains require no pins, hooks or rings as the pole comes through the tabs. These are often more difficult to operate requiring more patience, unless tabs are made from synthetic easy to slide fabric.

Tab Top Curtains
Tab Top Curtains

TIP: You can employ a rod lead in order to minimise touching and consequently staining of the curtains.

Curtains on Tracks

Curtains on tracks will require the installation of cord controls. This is a generally good choice if you make sure that the brackets are not plastic but heavy duty, sturdy ones. Sturdy brackets should be considered especially if you may be letting your property to families with young children or young adults, who just fled the parental nest. An inevitable cause is that the cords will get discolored which is a trade off for clean curtains.

TIP: Opt for loose cord controls with light beads to avoid bruising of the walls. These operates on the same principle as blind cords. However keep in mind the blind regulations from 2014 and ensure that the cords are at least 1.5 meters above the ground at all times.

Curtains with Accessories

Pelmet, valance or cornice is a concealment of curtain fixtures. While pelmet and valance are made of fabric, cornice is a wooden decorative moulding covering the curtain fixtures.

Curtain tie backs.

Loose tiebacks can be very aesthetic and pleasant to look at, if they match and complement the curtain itself. However it is not unusual to note in the inventory report only one. Installing a metal tie back can be more practical. Choose a good quality one as we do see occasionally tie backs with missing finials, crystal beads, etc.

Curtain Tie Back Missing a Bead
Curtain Tie Back Missing a Bead

See-through Curtains

Net curtains, Voile and Lace curtains are likely seen in kitchens and reception areas allowing enough light to enter the room while providing desired privacy. Cheaper than block outs and usually washable comfortably at home these may be a great option. However, ground floor apartments and properties with full length windows may need to be complemented with additional dressings.

TIP: An alternative to net curtains in the kitchen or bathroom can be frosted film. Less staining, tears and built up dust would be trade off for a view.

In terms of budget

The priorities and budgeting can easily change and often final touches to window dressing are at the bottom of the list. Either way, you should not compromise on curtains in bedrooms. Quality sleep in a room with well blocked out light will prevent tenants finding additional solutions to block the light. Inspecting the properties, we see velcro stuck on window frames in attempts resolve such issues.

TIP: Washable eye led curtains represents probably the most practical option in terms of operation and maintenance

Curtain Cleaning and Maintenance

Below are some cleaning and maintenance points to note:

  1. To avoid smells, make sure you close the door when cooking
  2. To prolong freshness, air the curtains occasionally for a couple of hours.
  3. You can vacuum curtains regularly on lower speed using soft brush.
  4. Curtains that are safe to wash in washing machine should always be washed on delicate and low temperature settings with slow spin. Do not wash the curtains too fervently.
  5. Never put curtains in dryer as this will shrink them.
  6. If curtains can not be washed they usually need to be professionally steam cleaned or dry cleaned.
  7. You can lightly brush your curtains / blinds manually from time to time. Make sure you have dedicated clean brush for this purpose only.
  8. Always proceed top to bottom and make sure you are not at risk of harming yourself by falling, slipping, etc.
  9. Airing the property regularly will help in the prevention of mould growth.
  10. Make sure all window fixtures are sturdy and well fitted to prevent injuries.
Mildew to Reverse Side Of curtains
Mildew to reverse side of curtains
IMG-507794a2669311dfc015616ebb369b0d-V.jpg
Mildew to reverse side of curtains

Lets Consider Window Blinds

As simple as it is, blinds are a newer concept than curtains although shutters have been around for a while. The modern concept of blinds is tied to the fact that usually blinds allow for more control over exposure or blocking light. Furthermore they are easier to maintain in clean state as long as they are regularly dusted. In consequence, they are more resilient against smells and germs. One of the tech wild revolutions is the motorized blinds. Operated via remote control they provide safer environment for families and households with pets.

A Quick guide to types of blinds

Something between curtains and blinds would be a Roman or Swedish blind. Both are fabric blinds the difference is in the way they roll up. Sometimes they can be quite heavy, but really stand out if you have 2 smaller windows next to each other. Roman blinds will need to have the cords changed in time as they will fray. Swedish blinds can become quite fiddly if in constant use.

TIP: Roman blinds can work well in south – facing rooms with high light exposure, they never roll up completely and will always cover the top of the window. Double lining will reduce the fading in colour.

Roller blinds are the definition of practical. Widely versatile they come in various colours patterns and textures making these blinds very universal. A good quality roller blind is easy to operate and vinyl makes it easy to clean.

Roller blinds and large windows
Roller blinds on large windows

TIP: Roller blind is always a better option than a slatted one if you have obscure access to the window. Leaning over furnishings to access the window will increase the risk of damaging slatted blinds. If you are choosing blind with chain, always go for the metal chain control. Roller blinds can get jammed and plastic chains get easily torn etc.

Venetian and Vertical blinds provide you with the highest level of controlling the exposure to light. Blinds can partially or fully cover the window and at the same time the adjustable angle on slats can ensure that you are getting some light in while reducing the colour fading on items in the property.

Lightweight specialist Venetian blinds
Lightweight specialist Venetian blinds
Vertical blinds
Vertical blinds

Venetian blinds are now available in various materials and colours. Keep in mind that dark wooden slatted blinds can get water stained on a rainy day when your tenant forgets to close the window.

Water stained blind
Water stained blind
Water stained blind

Thermal blinds can be Cellular blinds. Also known as Honeycomb blinds are made from continuous pieces of fabric and can be single or double celled. They either fold or roll up and are popular for their energy efficient feature -incorporated air pockets which create a layer of insulation between the window and the room’s ambient temperature. This could contribute significantly to the EPC rating achieved.

Clip-In blinds are installed onto the window, without interfering with the frame. No cords, chains, remote controls but a simple pull down. Silhouette blinds can be easily controlled by a single cord allowing the tilt of the blind to be adjustable according to preference.

Shutters are one of the more pricey alternatives in window dressing. Made out of solid wood, usually made to measure and are a more durable, stylish and efficient product. They also provide a sound insulation.

Shutters on Large windows
Shutters on Large windows

Skylight blinds are essentially pull down blinds, however they can be operated via remote control using wifi, motorisation or solar energy.

Blind Cleaning and Maintenance points

Below are some cleaning and maintenance points to note:

  1. Dust your blinds regularly to avoid built up dust. Fabric blinds can be vacuumed on lower speed with soft brush.
  2. A hair dryer can be used to blow off dust from pleated blinds. Make sure you have low heat setting and maintain a 15-20cm distance between the appliance and the blind.
  3. Avoid the practice of open window – blind down. Dust and dirt sitting on the blind will become moist or wet when raining. At best it can make the cleaning more difficult, at worst you will end up with stained blinds.
  4. Never attempt to open or close the window while the blind is down. This will inevitably lead to damage to slats.
  5. You can lightly brush your curtains / blinds manually from time to time. Make sure you have a dedicated clean brush for this purpose only.
  6. Some fabric blinds, including some vertical blinds can be washed in washing machine on gentle program. Always check the manufacturer instruction.
  7. When wiping blinds, they should always be dusted first. Use only gentle detergent and damp not wet cloth during the procedure.
  8. Vinyl blinds can be washed with sponge and gentle detergent. Do not apply a lot of pressure.
  9. Always proceed top to bottom and make sure you are not at risk of harming yourself by falling, slipping, etc.
  10. Allow for enough ventilation to prevent the growth of mould.
Damage to aluminium slatted blinds
Damage to aluminium slatted blinds
Damage_to_aluminium_slatted_blinds.jpg
Damage to aluminium slatted blinds
Damage to aluminium slatted blinds.jpg
Damage to aluminium slatted blinds

In Summary

Curtains versus blinds in rented accommodation, is simply not the right way to conclude. Both have advantages and disadvantages and it is up to you decide what suits your asset, your budget and the profile of your tenants the best.

What is a Property Inventory Report?

February 27, 2019 By Pixel Leave a Comment

A Property inventory is a detailed inspection of a property describing all the contents within & their condition as seen. The details recorded in the inspection is known as the the Inventory Report. This article will help to dispel the property inventory report, the types of reports, and surrounding topics.

First let’s start by defining a Property Inventory report and who typically uses or needs a property Inventory report.

What is a Property Inventory Report?

A property inventory report is compiled from an inspection of the property resulting in a report normally performed by a trained and accredited inventory clerk. The report contains descriptions and conditions of all items in the property (fixed and movable) sometimes referred to as fixtures and fittings. The state of these are always noted as seen at the time of the appointment.

Property inventory reports are typically used as an accompanying document to short hold tenancy agreements. A property inventory report serves as a benchmark for all parties going into the tenancy agreement. It can be seen as a reference document to be used come the end of the tenancy agreement.

The lettings market has seen a relatively recent rise in the number of property inventory reports produced and related services. This can be attributed to the introduction of multiple government backed tenancy deposit protection (TDP) schemes. The schemes will provide a third party adjudicator should a disagreement arise

What is included in a property inventory report ?

All meter readings, keys, smoke and carbon monoxide detectors are detailed where possible and all descriptions are usually accompanied with dated photographs. Inspections usually include the garden and any outbuildings which will be also captured in the report. This detailed document enables accurate assessments to be made about damage and cleaning issues liable to the tenant or landlord.

A Meter Reading from an Inventory Rerport
Meter readings are captured where possible

Why have a property inventory report ?

According the the national association of inventory professionals,

“Should there be an end of tenancy dispute the inventory will be used as the primary piece of evidence by deposit scheme arbitrators or in a court of law”

A spokesperson for Arla Property mark states,

“A detailed inventory will help avoid disputes, whilst any such dispute that does arise about missing contents or condition of the property at the end of the tenancy can be more easily resolve“

In addition there has been introduction of rental legislations passed, governing multiple areas including but not limited to smoke and carbon monoxide alarm regulations and fair wear and tear.

These new  regulations extend the existing requirements for annual Gas safety, Electrical safety, Legionella safety, HMO licensing etc.

Evidence of the necessary Gas Safety certificates and other documents is often captured in the Inventory report. Therefore the inventory report demonstrates evidence of compliance and provides signed confirmation from all parties.

In short, a property inventory report signed and accepted by all parties, helps to demonstrate evidence of compliance with regards to these types of regulations. 

Check List from a Check out Report
Reports can include check lists and details of smoke alarm testing and evidence of compliance

Rental Insurance schemes

Recently we have seen emerging new rental insurance schemes offered to the tenants regarding deposit free lettings. The alternative to the security deposit is a rental insurance which can provide cover twice as high as the deposit. An inventory Report is a crucial part of the process in making a claim.

What could cause a tenancy dispute?

The possibilities to end up in a tenancy dispute are rather surprisingly high. Different views on wear and tear, unauthorised pet keeping, odours, outstanding utility bills, issues with cleanliness, vacating the property late etc. The TDS have a library of short and full length case studies on disputes handled. You can pick your read of the case studies on their website according to the relevant dispute category.

How much detail is in the Inventory Report?

Inventories vary greatly in level of detail they present, in style, in format and structure. There are tick box formats and simplified forms which omit the descriptions of items but indicate cleanliness, damage and working order. Then there are comprehensive reports. These have dedicated sections for item description, condition and photograph. They usually include the Schedule of Condition – a statement about the overall condition of the property.

schedule of condition
Reports should include a Schedule of Condition – a statement about the overall condition of the property.

What to expect from a Comprehensive inventory report?

Even comprehensive report can vary significantly in their presentation. The best way to choose is to request a Sample Report and book according to your own needs. In general there are certain things that every inventory report should have.

Some reports will just about qualify as detailed, others will be very detailed or lengthy.

Details the comprehensive reports may capture.

Hairline cracks in walls and ceilings may be noted – but it is generally hardly something that a tenant will cause. On the other hand – curtain poles should be stated if with finials or not, radiators if with controls or not etc.

Some providers refer to conditions more generically than others. It is unfortunate when pinhead chips to flooring or worktop were not spotted at Check In but are noted at Check out. This is why both parties should be allowed 5-7 days from receiving the Check In Inventory report to add comments with photographic evidence. 

The opportunity for the tenant and landlord to check the report, approve it or amend it is rather fair and what’s more it prevents disputes.

An Inventory report should be a fair and empowering tool preventing rental disputes.

Why it can be helpful to provide tenant and Landlord details ?

It is useful to provide your inventory clerk with the tenants names and details. Surely you can forward the report to them yourself, but don’t forget they have 5-7 days to approve it – from the time they receive the inventory report, not from the time it was produced. If the inventory clerks possess the tenant details, the report is delivered to all parties as soon as its produced.

Is it possible to extend details in the Inventory Report?

This varies by service provider meaning the levels of detail in your report is possible to extend. Many companies like Pixel Inventory will have extras to offer. If you have a brand new property with full on brand new appliances you may consider purchasing a Checklist noting in writing serial numbers of all appliances within your asset.

Decorating your apartment with branded vases, sculptures, canvas or presenting it with fine china dinnerware may lead you to consider discussing a quote for extra items to be noted in detail.

On the contrary some items have relatively short life span and if in use already it is unnecessary to note them in great detail.

Choosing extra property inventory report services
consider discussing a quote for extra items to be noted in detail.

What Code of ethics do trained inventory clerks follow?

Property Inventory is performed usually on the basis of a sole worker in the private space of someones home. All inventory clerks are therefore required to hold personal liability and professional indemnity insurance. Some providers will request from the clerks a criminal record check. All Pixel Inventory clerks have personal indemnity and public liability insurance. Beside this, you can find Code of Practice for Property Inventory Providers on the Arla Property Mark website

There are several association including but not limited to the AIIC and ARLA that outline standards of practice as guidelines for property inventory clerks.

The Association Of Independent Inventory Clerks AIIC logoARLA Inventories logo

Inspections are normally performed by a trained and accredited inventory clerk.

What is a Check In?

The main purpose of Check In is to inform the tenant about the Inventory Inspection which just took place and often hand them the keys to the property. Pixel Inventory will Check-in the tenants at the end of the inspection, when the clerk has become familiar with the state of the property.

What is an Online Check In?

The Online Check In honours tenants right to review their inventory report before signing and add any comments she might want to note on the report within 5 days from the receipt of the inventory. The tenant receives an email with their responsibilities and tips on how to prevent damage in their rented accommodation. The landlord is notified of any comments added to the report and may respond to any of them.

What Is a Check Out Report?

Check Out Report is directly produced off the back of the Original Inventory from the start of the tenancy. The Inspector compares the conditions of the items at the Check In with their condition at the Check Out. Changes are noted and responsibilities are appointed. This is accompanied with photographic evidence. Suggestions about compensation, cleaning, replacement or maintenance may be presented.

What is a Check Out?

The main purpose of the Check Out is to inform the tenant about the changes on the premises which are being noted in the Report. There is opportunity to answer questions about wear and tear and related matters. Once the Check Out is completed, tenants hand back the keys and no longer have access to the property.

What happens after Check Out?

Usually at this stage the report has been signed and agreed by all parties. If there are points in question it is up to the parties to find an agreement. The report provides a background with evidence and suggestions to work from. Should the parties disagree, each has the right to raise a dispute with the organization holding the deposit.

What happens after a dispute is raised?

In short, once you raise a dispute, the deposit scheme you registered with will confirm the receipt of your request. The other party in dispute will be requested to respond. The amount disputed will be held by the scheme until an adjudicator decides how the money will be apportioned. It will generally take up to 28 days to decide about this.

We hope that you will never need to find out more about rental disputes.
Our mission is to bring Tenants and Landlords at the same page, empower them and prevent disagreements.

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