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Frequently asked Questions

We get lots of questions we will add the frequently asked ones here.

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T: 0203 99 11 728


Why Pay For Top 2 Bottom Inventories to create an Inventory ?

Landlords – Every Landlord rental property is a life changing financial investment which requires protecting in the best possible way. A fresh inventory check in report with every new tenancy is a great way to protect your investment against damages caused by a tenant in a transparent, evidence-based way endorsed by all the deposit schemes. Reports compiled by independent inventory clerks hold the most weight to justify claims from a deposit or when put before an arbitrator. 

Tenants – A report compiled by an independent inventory clerk provides fair and transparent protection for your deposit against unfair claims. It is also a reference for how the property should be returned at the end of a tenancy. It reduces the potential for disputes, unfair charges for normal wear and tear or damages not caused by the tenant resulting in loss of deposits. 

How Is an Inventory a benefit ?

“The deposit is first and foremost the tenant’s money; this remains the case until the landlord can justify their claim to it. The onus is on the landlord to show why they are entitled to claim money from the deposit.” – The Deposit Protection Service (DPS)  

Independent and unbiased evidence is key to the protection of all parties. Why risk your substantial investment or deposit in the wrong hands?  

We consistently reduce the risk of and help settle disputes by compiling a comprehensive, detailed and serviceable inventory report that is second to none in the industry.  

Why not just create my own Inventory?

Although it might be tempting to write your own report, an arbitrator will consider it biased. Thus, possibly skewing the outcome of the dispute in favour or unfavourably of one party over the other. An independent inventory report negates this and provides for a balanced and fair outcome.  


Self-produced inventories are often inadequate and insufficient. Self-produced reports tend to be simple lists of items and neglect to register the property’s condition at the start of a tenancy. An experienced inventory clerk knows what needs to be included and how best to describe items in accordance with industry practice. It can be extremely difficult for a landlord to remain impartial when drawing up a document for their own property, which is another reason why an independent view is important. 

Are you truly Independent?

As independent inventory clerks our only boss is the property and its contents and condition. We are only there to present the facts. We do that by producing comprehensive reports with great attention to detail and due diligence, backed up with photographic documentation and detailed explanations even if not always agreed. 

How can you define what is fair wear & tear ?

Definition of for wear and tear: 

The law defines fair wear and tear as “reasonable use of the premises by the tenant and the ordinary operation of natural forces.” This refers to the twin forces of time and normal daily habits. Walking across a carpet from door to dining table, for example, will exert a wearing effect during the length of a year which is perfectly natural.  

A landlord cannot ask the tenant to pay for repairs or replacement at the end of the tenancy for changes caused by such fair wear and tear. It is a legal tenet that a landlord cannot expect to have old replaced with new at a tenant\’s expense. An allowance for fair wear and tear must be made when considering compensation for damage. The lay also prevents a landlord from replacing old items with new and charging the tenant for the privilege. This is called betterment. 

Assessing fair wear and tear: 

A professional inventory clerk uses experience and common sense to assess the many factors present before deciding what is attributable to fair wear and tear.  

▪ The quality of the supplied item (and that varies greatly)  

▪ The age of the item  

▪ The condition at the start of the tenancy  

▪ The condition at the end of the tenancy  

▪ The usual life expectancy of the item  

▪ The number of tenants – ie. how many are adults and how many are children, pets etc. where appropriate ▪ The length of the tenancy 

A tenant has a duty of care to leave the property at the end of a tenancy in the same condition recorded on the inventory, with fair wear and tear considered.