UK-qualified · Working to UK standards
Move-in inventories, so the end of a lease is fair.
A detailed, photographed and filmed record of a rental property’s contents and condition at move-in, and a matching check-out report at the end — so deposits are settled on evidence, not memory.
Most deposit disputes are about what it was like on day one.
When a lease ends, landlord and tenant often remember the property differently. Without a detailed record from the start, a scratched worktop, a stained mattress or a missing remote becomes one word against another.
We produce the kind of inventory UK letting agents rely on, applied to Phuket rentals: every room and item described, photographed and filmed on the day the tenancy begins, and a check-out report at the end that compares the two line by line.
For both sides of a tenancy.
- 01
Landlords and owners
Protect the property and the furniture you have paid for, with evidence that stands up if anything is damaged or missing.
- 02
Tenants
Make sure you are not charged for marks and faults that were there before you moved in.
- 03
Agents and property managers
Consistent, professional inventories across every property you manage, without sending your own staff.
- 04
Owners abroad
A clear record of your property’s condition between tenancies, with photographs and video you can see from anywhere.
Everything recorded, room by room.
- Room-by-room inventory of contents, fixtures and condition
- Dated photographs of every room and item, plus a video walkthrough
- Meter readings, keys, cards and remotes logged
- Air conditioning, appliances and hot water checked for function
- Report issued for both parties to review and sign
- Check-out report at the end of the lease, compared line by line with the original
Four steps, start to end of lease.
- 01
Book
Book the inventory for just before the keys are handed over, with the property clean and furnished as it will be let.
- 02
Record
We record every room and item on site, with photographs and a video walkthrough.
- 03
Sign
Both parties receive the same report to check and sign, so the starting point is agreed.
- 04
Check out
At the end of the lease we compare the property with the original record and set out every difference, noting fair wear and tear.
A record both sides can rely on.
An inventory is only useful if landlord and tenant both trust it. We record what is there, not what either side would like to see, and the same report goes to both. Normal ageing is noted as fair wear and tear, so it is not charged as damage.
Fixed fees, by property size.
Inventories are priced by the size and furnishing of the property and agreed before the visit. Check-out reports can be quoted together with the inventory.
What clients say, in their own words.
For anyone buying property, Michael is exactly the advocate you’ll want in your corner when dealing with developers or contractors. … He knows his stuff, straight talking, no nonsense.
Great service, punctual, detailed and reliable. Highly recommend.
Inventory questions.
Usually the landlord or the agent at the start of the tenancy, but either side can commission it. The report is the same whoever pays, and both parties receive it.
Yes. Walls, floors, kitchens, bathrooms, air conditioning and fixtures are where most deposit disputes arise, furnished or not.
No. Deposit deductions are governed by the lease and the law. The inventory is the evidence both sides can use. For anything disputed, speak to a lawyer.
Across Phuket and Koh Samui. Properties elsewhere in southern Thailand are quoted individually.
Letting or renting a property? Get it on record first.
Tell us the property, its size and the move-in date. We’ll confirm a fixed fee and book the inventory before the keys change hands.