Can a landlord use their own employee as an inventory clerk?

Yes — there is no statutory requirement for independence. However, a report produced by the landlord's own staff carries less weight at adjudication than an independent clerk's report. If the landlord's employee and your contemporaneous photographs conflict, adjudicators will consider the independence and credibility of each source.

Is an inventory clerk the same as a surveyor?

No. A surveyor assesses the structure and value of a property. An inventory clerk assesses its contents and condition for tenancy purposes. Surveyors do not typically produce tenancy deposit schedules of condition, and inventory clerks do not provide structural surveys or valuations.

What if I disagree with the inventory clerk's check-out report?

Write to the landlord (not the clerk) immediately, setting out your disagreements with specific reference to the check-in report and your own photographs. The clerk's report is evidence, not a binding determination — the adjudicator or court weighs it against all other evidence. Your dated photographs from the day you vacated are directly relevant.

Inventory Clerk

By GetRighted Legal Research TeamLast updated July 2026

Summary

Deposit disputes turn on evidence, and the most credible evidence is a report prepared by someone with no financial interest in the outcome. An inventory clerk does exactly one thing: document the state of the property at the point you ask them to. At check-in, they establish the baseline. At check-out, they record what has changed. Because they work for neither landlord nor tenant, adjudicators and courts treat their reports as the most reliable account of condition. Accredited members of the Association of Independent Inventory Clerks (AIIC) follow a published code of practice and carry professional indemnity insurance.

What an inventory clerk does

An inventory clerk attends the property at a scheduled time — usually the same day as key handover at tenancy start or return — and produces a written and photographic record of the property's contents and condition. The report covers every room, every fixture, every appliance, and all relevant surfaces. Meter readings are taken. The tenant is invited to attend, review the report, and sign it. At check-out, the clerk produces a comparative report noting changes from the check-in baseline. Both documents are provided to all parties as a PDF.

Accreditation and professional standards

The Association of Independent Inventory Clerks (AIIC) is the leading professional body for inventory clerks in England and Wales. Members must hold professional indemnity insurance, follow the AIIC code of practice, and complete ongoing training. The No Letting Go and Inventory Hive platforms also operate quality standards for member clerks. An AIIC-accredited clerk's report, when submitted to TDS, DPS, or MyDeposits adjudication, is typically accepted as reliable without challenge to the clerk's independence.

Commission an independent check-out yourself

If the landlord does not arrange an independent check-out inspection, you can commission one yourself — AIIC-accredited clerks charge approximately £60–£120 for a check-out report depending on property size. A professionally prepared check-out report demonstrating the condition on the day you left is powerful evidence against inflated landlord deduction claims. The cost is often recovered in deposit savings.

Working with an inventory clerk

✓Attend the check-in inspection — do not let the clerk complete the report without you present.
✓Point out any existing damage not already recorded in the clerk's report.
✓Read the report fully before signing — note any disagreements in writing on the day.
✓Request a copy of the signed report by email immediately after the inspection.
✓Arrange your own independent check-out inspection if the landlord does not schedule one.

Inventory clerk costs — who pays?

Under the Tenant Fees Act 2019, landlords in England cannot charge tenants for an inventory or check-out inspection as part of the tenancy. These costs must be borne by the landlord. Any clause in a tenancy agreement requiring the tenant to pay for inventory or check-out fees is unenforceable. If a landlord has charged you for inventory fees as part of a pre-2019 tenancy, this does not affect current tenancies — the 2019 Act applies to any tenancy entered into or renewed after 1 June 2019.

Sources

Tenant Fees Act 2019, Schedule 1, para 2
AIIC Code of Practice for Inventory Clerks

Frequently Asked Questions

Can a landlord use their own employee as an inventory clerk?: Yes — there is no statutory requirement for independence. However, a report produced by the landlord's own staff carries less weight at adjudication than an independent clerk's report. If the landlord's employee and your contemporaneous photographs conflict, adjudicators will consider the independence and credibility of each source.
Is an inventory clerk the same as a surveyor?: No. A surveyor assesses the structure and value of a property. An inventory clerk assesses its contents and condition for tenancy purposes. Surveyors do not typically produce tenancy deposit schedules of condition, and inventory clerks do not provide structural surveys or valuations.
What if I disagree with the inventory clerk's check-out report?: Write to the landlord (not the clerk) immediately, setting out your disagreements with specific reference to the check-in report and your own photographs. The clerk's report is evidence, not a binding determination — the adjudicator or court weighs it against all other evidence. Your dated photographs from the day you vacated are directly relevant.

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