As the Renters’ Rights Bill moves closer to becoming law, it’s clear that the private rented sector in the UK is entering a new era - one that demands greater accountability, transparency, and professionalism from landlords and letting agents. This sweeping reform aims to deliver stronger protections for tenants, higher standards for rental properties, and more robust mechanisms for dispute resolution. Amid all these changes, one aspect of lettings is becoming increasingly vital: the humble inventory.

Ben Beadle, Chief Executive of the National Residential Landlords Association (NRLA), said:

“Inventories are essential in protecting both landlords and tenants by documenting the state of the property at the start of the tenancy. They are the best way to prevent disagreements over damage later on and a landlords’ best defence should a dispute arise.”

He continued, "Post-reform, the importance of a good quality, accurate inventory will only increase. Landlords seeking to end a tenancy as a result of damage or negligence on the part of their tenant will need reliable evidence to demonstrate to the courts that the property was provided in a good state of repair. Likewise, with the introduction of a new ombudsman service and Decent Homes Standard, it will be a vital tool to mitigate against a riskier private rented sector.”

At its core, an inventory is about clarity. It establishes a shared baseline for the property’s condition and contents at the beginning of a tenancy. In a future where open-ended tenancies are the norm and Section 21 evictions are phased out, this shared understanding will become essential.

Suzy Hershman, Resolution Department Lead at mydeposits puts it simply:

"Inventories have proven their value over the years and never more so than now. With open-ended tenancies following the Renters’ Rights Bill, potentially longer tenancies mean more problems can arise. Regular property visits will be crucial to ensure the property is being well looked after and to highlight any issues that need attention.”

Sean Hooker, Head of Redress at Property Redress, explains the stakes clearly:

“Detailed records and evidence will be a necessary part of demonstrating compliance to enforcement agencies, the ombudsman, and redress schemes when complaints occur. They will also be key for proving damage or misuse of a rental property by a tenant in possession cases when the option of no-fault evictions goes.”

This shift towards greater accountability means landlords must now prove - rather than simply claim - that any deductions from a deposit are fair. Without a comprehensive inventory backed by photographic or video evidence, defending against deposit disputes becomes nearly impossible. The Renters’ Rights Bill will introduce a new property portal and the Decent Homes Standard, requiring properties to be demonstrably safe, habitable, and well-maintained. Awaab’s Law, aimed at preventing tragedies caused by damp and mould, will bring further scrutiny to the condition of rental homes.

“Inventories, regular inspections, and check-outs will be not only important but essential,” says Hooker, “to protect both tenants’ quality of life and landlords from the consequences of breaching the law.”

Nick Lyons, CEO of No Letting Go, reinforces this point:

“A modern inventory not only protects both landlords and tenants by documenting the property's condition at the start of a tenancy, but it also demonstrates that the property is safe, habitable, and free from hazards such as damp and mould, a crucial requirement under Awaab’s Law.”

And the need for thorough documentation doesn’t stop there. With anticipated reforms allowing pets in rental properties, inventories will need to include detailed notes on furniture, flooring, garden conditions, and even potential allergy risks. These records are essential for fairly assessing wear and tear and managing disputes under the new legal framework. While inventories provide landlords with crucial protection, they’re equally important for tenants. A well-executed inventory can prevent a tenant from being blamed or charged for damage or wear that existed before their tenancy began.

James Dempsey, Resolution Department Lead at mydeposits, highlights the importance of the “before” picture:

“The inventory’s role is crucial not only for formal dispute resolution but also for enabling fair end-of-tenancy negotiations. It provides that transparent baseline for constructive dialogue and takes on increased importance with the creation of a Landlord Ombudsman addressing issues during the tenancy.”

Thankfully, inventories have come a long way from clipboards and handwritten notes. Today, they can be created using high-resolution photography, video walkthroughs, cloud-based storage, and digital signatures. These tools make the process faster, more accurate, and fully compliant with legal standards.

Although the Renters’ Rights Bill has yet to be fully passed, the direction of travel is clear, and the sector is already adjusting. Landlords and agents who embrace professional inventories now won’t just be ahead of the curve; they’ll be protecting themselves from costly disputes, safeguarding tenant wellbeing, and complying with a new era of rental regulation.

In short, inventories have evolved from best practice to essential practice. They are the foundation for fair, transparent, and legally compliant tenancies; and in the post-reform landscape, their importance cannot be overstated.