The selection of examples provided here are meant primarily as an illustration of the nature of attention and detail we apply to our reports.

We’ve been providing inventories and check out reports since 2010 and we still come across situations and scenarios that we’ve never previously encountered. We also learn, constantly, from experience and we’ll continue to approach every instruction with open minds.

Kitchens and Bathrooms

Kitchens and bathrooms are always going to be the primary source of contention at check out. For this reason we pay particular attention to these areas and ensure that any potential source of dispute is clearly described and documented in inventories. This, for instance, is the same shower enclosure at inventory and check out:

sheridan Inventory Services picture of shower cubicle
Shower Tray condition at Check-out by Sheridan Inventory Services

There can be no question that the outgoing tenants have failed to clean or prepare this shower enclosure adequately at the end of their tenancy, and in this example it is clear why dated photographs supported by commentary in the body of the inventory are invaluable.


Worktop Inventory Picture at Check-in showing marks by Sheridan Inventory ServicesQuartz or granite block worktops can be the single most valuable fitting in a property. It is important that any chips or damage noted at the commencement of tenancy are clearly highlighted.
Wood worktop in Kitchen - Sheridan Inventory Services condition picture Wood block worktops can also be contentious. We have seen these “treated” with coats of varnish at the end of tenancies. We always recommend that preservative treatment products and clear instructions are provided at commencement of tenancy.


This property has not been adequately ventilated during the tenancy. Condensation discolouration and mildew deposits have accumulated.

Check-in Picture by Sheridan Inventory Services
Check Out picture by Sheridan Inventory Services showing mould due to lack of ventilation

There is a functional window clearly evident in these images – this damage can only be ascribed to the tenants.



Sheridan Inventory Services picture showing Heater and wall condition
Sheridan Inventory Services picture showing Heater and condensation marks on wall above

This is not so obviously important out of context. What is pivotal about this image is not the heater but the wall above it – experience tells us that heaters of this nature have a tendency to be used for drying damp clothing, resulting in evaporation type discolouration like this:



This newly refurbished property has two aerial points in an unmarked wall. We illustrate this specifically because, whether the tenant has permission or not, they may be tempted to affix a television to the wall. 

Wall condition on check-in - Sheridan Inventory Services

At the end of the tenancy it is their responsibility to make good any damage. 

Wall condition on Check-out - Sheridan Inventory Services

It would be reasonable to request a deduction from the deposit in this instance



We’ve seen inventories which correctly refer to stains or burns in carpets, then include a close up image of the damage. This is not really useful when we compile check outs as it doesn’t set the damage in a broader context.

Burn on carpet referenced for inventory by Sheridan Inventory Services

By laying down a marker, as above, we indicate the relative location of damage within the room or area. This helps us to establish whether any further damage has been incurred during the tenancy.



Stairwells are vulnerable to damage. Even the most careful and conscientious tenant could struggle to manoeuvre furniture up and down stairs without causing rub marks to the walls. We will document the condition of stairwell décor in inventories.

Stairwell marking on walls - Sheridan Inventory Services


External Damage

Whodunnit? This door shows damage to the external skin around the handle.

external damage referenced by Sheridan Inventory Services

Assessing damage like this at check out requires an open mind and a pragmatic approach. It’s perfectly possible that someone may have attempted to force entry here. We’d ask the outgoing tenant to account for this damage but we can’t definitely ascribe it to them.