Landlord property inspection checklist: what to check and when

Regular property inspections are one of the most important habits a self-managing landlord can develop. A well-conducted inspection catches minor maintenance issues before they become expensive problems, provides contemporaneous evidence of the property’s condition in the event of a deposit dispute, and demonstrates to tenants that the property is being managed professionally. This article sets out a complete landlord property inspection checklist covering what to look for at each stage of the tenancy, how to give notice correctly, and how to document your findings.

Types of landlord inspection

There are three distinct types of inspection, each with a different purpose and timing.

Check-in inspection

A check-in inspection takes place at the start of the tenancy. Its purpose is to document the condition of the property and its contents at the point the tenant takes possession, creating a baseline against which the condition at the end of the tenancy will be compared. A thorough check-in report and inventory is essential evidence in any subsequent deposit dispute. Our guide to end of tenancy inventory checks and cleaning covers what a good inventory should contain.

Mid-tenancy inspection

A mid-tenancy inspection, sometimes called a property visit or landlord inspection, takes place during the tenancy. Its purpose is to check the condition of the property, identify any maintenance issues the tenant has not reported, and give the tenant an opportunity to raise concerns in person. Most landlords carry out one to two mid-tenancy inspections per year for a standard tenancy, more frequently if there are known concerns about the property or tenant.

Check-out inspection

A check-out inspection takes place at the end of the tenancy, usually on the day the tenant vacates. Its purpose is to compare the condition of the property against the check-in inventory, identify any damage beyond fair wear and tear, and determine whether any deductions from the tenancy deposit are justified. See our wear and tear guide for how to distinguish fair deterioration from genuine damage.

Notice requirements for landlord inspections

Before carrying out any mid-tenancy inspection, you must give the tenant notice. Under the Renters’ Rights Act and general tenancy law, landlords must give at least 24 hours’ written notice before entering a property. Most tenancy agreements specify this requirement. The tenant’s right to quiet enjoyment means that entering without notice, or entering at unreasonable times even with notice, can constitute a breach of the tenancy and, in serious cases, harassment.

Written notice should specify the date, time, and purpose of the visit. Email or text message is acceptable as written notice. Always obtain the tenant’s confirmation where possible, even if not strictly required, as this avoids any dispute about whether notice was properly given.

Landlord house inspection checklist: what to check room by room

Use this checklist as the basis for every mid-tenancy and check-out inspection, working through the property systematically.

Throughout the property: 

• Windows and doors: do they open, close and lock correctly, and is any glass cracked or any frame damaged or draughty?

• Walls and ceilings: any damp patches, staining, cracks or signs of mould growth?

• Floors: any damage, lifting or deterioration beyond normal use?

• Smoke alarms: test every alarm on every floor.

• Carbon monoxide alarms: test in rooms with a solid-fuel or gas appliance.

• Heating: does the system operate correctly, with no cold radiators, unusual noises or pilot-light issues?

• Ventilation: are the extractor fans working in the kitchen and bathroom, and is there adequate ventilation to prevent condensation mould?

• Water safety: run little-used taps and showers and note the stored hot-water temperature, as part of basic legionella checks.

Kitchen: 

• Appliances provided by the landlord: do they operate correctly? Any damage beyond fair wear and tear?

• Units and worktops, any damage, water ingress around sink, or signs of damp under the sink?

• Plumbing, any dripping taps, slow drains, or evidence of leaks?

• Extractor fan, operating and free of grease?

• Floors, any evidence of pests in rental property?

Bathroom: 

• Shower, bath, toilet, and basin, operating correctly, no leaks, tiles and grouting in good condition?

• Extractor fan, operating?

• Mould, any signs of mould growth on silicone, grouting, or walls? If present, is it superficial condensation mould or something more serious?

Bedrooms: 

• General condition, walls, floors, furniture if provided.

• Windows, do they open and lock? Any condensation mould on window reveals? Any evidence of unauthorised alterations?

Exterior (where accessible): 

• Gutters and downpipes, any blockages, sagging, or overflowing?

• Signs of water damage to fascia or brickwork below?

• Roof survey, any visible missing or slipped tiles from ground level?

• Garden, maintained to a reasonable standard per the tenancy agreement?

• Outbuildings, condition and contents as agreed?

Boiler and services: 

• Gas meter, electric meter, and water stopcock, accessible and in known locations?

• Boiler servicing, operating correctly, service record up to date?

• Any warning lights on the boiler display? 

• Gas safety certificate, is renewal due? 

• EICR, is the five-year renewal date approaching?

Compliance and documentation check: 

• EPC: is it current (valid for ten years)? 

• Gas safety certificate, valid and renewed annually? 

• EICR, renewed within the last five years?

• Smoke and carbon monoxide alarms, tested and documented? 

• Selective licence, if required in the area, is it current?

How often should landlords inspect?

For a standard assured tenancy, one to two mid-tenancy inspections a year is normal, with more frequent visits justified in the early months of a new tenancy, in properties with a known maintenance history, or where a tenant has reported a problem that needs monitoring. Inspect too rarely and you miss developing issues; inspect too often and the tenant feels monitored in their own home. A sensible rhythm is to leave the first inspection until around three months into a new tenancy, giving the tenant time to settle in, then move to six-monthly visits, always with at least 24 hours’ written notice.

Documenting the inspection

A verbal inspection that produces no written record has limited value. Document each inspection with dated notes covering every room and, where possible, dated photographs of anything of concern, then sign and date the report. Where the tenant is present, which is good practice, ask them to countersign or confirm in writing that they were shown the report and given a chance to comment.

If you would rather not build your own, August publishes a free inspection sheet and inventory template you can download and use. To keep everything in one place, August’s compliance feature lets you log inspections, set a reminder for the next visit, and store the record alongside your gas safety certificates and EICRs as a single searchable trail per property.

Frequently asked questions

How much notice must a landlord give before an inspection? 

At least 24 hours’ written notice, at a reasonable time. Entering without notice, or at unreasonable times, can breach the tenant’s right to quiet enjoyment.

How often can a landlord inspect? 

One to two mid-tenancy inspections a year is standard for a settled tenancy. Inspecting much more often risks being seen as harassment.

Can a tenant refuse an inspection? 

A tenant can decline a specific time, and you cannot enter without consent even with notice. Work with them to arrange a convenient time; persistent unreasonable refusal may need to be handled through the tenancy agreement.

What should a mid-tenancy inspection cover? 

Condition and safety: damp and mould, working alarms, heating and ventilation, the kitchen and bathroom, the exterior, and that compliance certificates remain in date. Use the room-by-room checklist above.

What to do if you find a problem

If the inspection identifies a maintenance issue, act on it promptly to conduct the repair. Log the finding in writing, obtain quotes if appropriate, and carry out the repair within a reasonable timeframe. Your duty to repair under Section 11 applies regardless of whether the tenant has reported the problem, discovering a defect at inspection triggers the same obligation as receiving a tenant report.

If you find evidence that the tenant has caused damage beyond fair wear and tear, document it thoroughly at the time and raise it with the tenant in writing. Addressing damage mid-tenancy rather than waiting until check-out gives the tenant the opportunity to remedy it and reduces the likelihood of a contested deposit claim at the end.

For where inspections sit in the wider year, see the landlord compliance calendar.

Disclaimer: This article is intended for general informational purposes only and does not constitute legal, financial, or professional advice. Landlord and tenant law is subject to change, and the information in this article reflects the position at the time of writing. You should always seek independent legal or professional advice before taking any action in relation to your property or tenancy.