RENTING REFORM & PROPERTY EVIDENCE
Renters’ Rights Act 2025: What It Means for Inventories and Check-Out Reports
The Renters’ Rights Act 2025 changed the legal framework for most private rented tenancies in England from 1 May 2026. Existing assured shorthold tenancies generally moved to assured periodic tenancies, new assured tenancies became periodic, and Section 21 possession was abolished for the private rented sector.
Those changes are significant for landlords and letting agents, but they do not remove the importance of clear property records. A reliable opening Inventory, appropriate records during the tenancy and a properly prepared Check-Out can still help establish what was present, what condition was recorded and what changed over time.
This guide provides general information for property professionals in England and should not be treated as legal advice.
What changed on 1 May 2026?
The first major phase of the Renters’ Rights Act reforms took effect on 1 May 2026. In broad terms, most existing ASTs became assured periodic tenancies and new assured tenancies operate on a periodic basis rather than as fixed-term ASTs. Landlords can no longer rely on Section 21 to recover possession and must use an applicable possession ground where they seek possession.
The Act also introduced or strengthened rules in areas including rent increases, rental bidding, rent in advance, discrimination, pets, enforcement and rent repayment orders. Further elements of the reform programme, including the PRS Database and Landlord Ombudsman, are being implemented in later phases.
Did the Act create a new legal requirement to provide an inventory?
No new statutory inventory requirement was created by the Renters’ Rights Act itself. An inventory remains a practical evidential record rather than a document that decides legal responsibility. Its value is in showing the starting position clearly enough for landlords, agents, tenants and, if necessary, a deposit adjudicator to understand what was recorded.
The important distinction is between evidence and decision-making. An Inventory & Check-In can record contents, condition, cleanliness and supporting photographs at the beginning of a tenancy. A Check-Out can later record the property as found and, where suitable opening documentation is available, identify relevant differences. Neither report determines the final deposit deduction or legal liability.
Why does the opening record still matter under a periodic tenancy?
Moving from fixed-term ASTs to assured periodic tenancies does not remove the need for a reliable baseline. In fact, a tenancy may continue for a substantial period before it ends. When the property is eventually checked out, the quality of the original record can be critical to understanding whether a condition was already present at the start or developed later.
A useful opening report should be specific rather than vague. ‘Good condition’ alone tells the reader very little. A stronger record identifies the relevant surface, fitting or item; describes visible marks, wear or defects; and uses supporting photographs to make the written observation easier to understand.
What should letting agents keep with the tenancy file?
- The tenancy agreement and the written tenancy information required under the post-1 May 2026 framework.
- The Inventory & Check-In report or other opening schedule of condition.
- Any tenant comments, agreed amendments or acknowledgements relating to the opening report.
- Relevant maintenance correspondence and records of repairs carried out during the tenancy.
- Mid-Term Inspection reports where these form part of the property-management process.
- The Check-Out report and supporting photographs at the end of the tenancy.
- Invoices, quotations or receipts where a landlord later proposes a deduction and needs to evidence financial loss.
For a more detailed look at the documents that may be relevant if a deposit deduction is disputed, see our guide to tenancy deposit adjudication evidence.
Where do Mid-Term Inspections fit?
A Mid-Term Inspection does not replace the opening Inventory & Check-In and should not be treated as a new tenancy baseline. Its purpose is different: it provides a dated visual record during the tenancy and can identify visible maintenance, condition, cleanliness or presentation concerns that may require follow-up.
For property managers, this can be particularly useful where a tenancy continues for a longer period. It creates an organised record of what was observed at that point in time and can prompt maintenance action before an issue becomes more serious.
What matters at Check-Out?
The strongest Check-Out comparison starts with suitable opening documentation. The report should make it easy to see what has changed rather than requiring the reader to interpret two unrelated documents. Clear room naming, specific observations and supporting photographs all help.
Where there is no suitable opening report, a Check-Out can still record the property’s visible condition at the end of the tenancy, but the scope for showing when a particular condition arose will be more limited.
A practical post-reform reporting workflow
- Start: arrange the Inventory & Check-In when the property is ready for handover and record the visible starting position clearly.
- During: retain maintenance communications and use Mid-Term Inspections where they form part of the management process.
- Before the tenancy ends: confirm the Check-Out appointment, access arrangements and availability of the original report.
- At Check-Out: compare against the opening record where possible and record relevant changes with supporting photographs.
- Afterwards: assess any proposed deductions separately against the tenancy agreement, the reports and the supporting financial evidence.
How Dock Inventories approaches the record
Dock Inventories provides Inventory & Check-In, Check-Out and Mid-Term Inspection reporting across Greater London. Reports use structured written observations with supporting photographs and are internally reviewed before delivery. The aim is to give the instructing client a clear record that is easy to retain, review and compare throughout the tenancy lifecycle.
The report itself remains independent of the later decision about responsibility or a deposit deduction. That separation is important: Dock records the visible position and relevant observations; the landlord, managing agent, deposit scheme or court determines the outcome where responsibility is disputed.
For letting agents and property managers with individual or repeat instructions, you can find out more about our property inventory services for letting agents and property managers.
You can also view our Sample Reports to see the structure and level of detail used across Dock Inventories reporting.