Which items are included by default?
Property Inventory Calculator for Landlords
Property Inventory Calculator
Furniture, fixtures and appliances wear out. The August Property Inventory Calculator estimates what will need replacing, when, and how much to budget each year. Choose bedrooms and furnish level, set the average age of the current inventory, pick a planning horizon and inflation rate, then click Calculate. You’ll get:
An Annual reserve (your sinking-fund target),
Expected spend across the horizon,
Next 12 months cost, and
An Item schedule sorted by “next due”, with quantities, unit costs, lifespans, annual reserve, replacements in horizon and total cost.
Lifespans and costs are UK mid-market estimates. Always check tenancy obligations, keep receipts, and obtain quotes for exact pricing. Ready to try August?
What this calculator does and why it’s different
Models by furnish level - Unfurnished, Part-furnished, Furnished adjust typical item lists and quantities automatically.
Ages today’s inventory - Average current age forwards the schedule realistically. This is useful when you inherit a mixed-age portfolio.
Looks ahead sensibly - Planning horizon (e.g., 3–10 years) shows totals and “replacements in horizon” so you can stage work.
Inflation-aware - Inflation assumption indexes future costs so your reserve isn’t under-cooked.
Clear sinking-fund math - The Annual reserve (straight-line) is the sum of (unit cost ÷ lifespan) × quantity across applicable items, inflation-adjusted where due.
Actionable output - The table mirrors your UI: Item, Qty, Unit cost, Lifespan (yrs), Annual reserve, Next due (yrs), Replacements in horizon, Total cost in horizon.
Typical lifespans
These ranges reflect average UK rental use. Heavy use or poor ventilation shortens life; good care extends it.
Lighting bulbs/LEDs - 1–3 yrs. LEDs last longer, but still budget a small annual amount.
Shower sets/hoses & seals - 2–5 yrs. Limescale and hard water accelerate wear.
Paint & décor (whole unit) - 4–7 yrs depending on tenancy turnover and colour choice.
Carpets/vinyl/laminate - 5–10 yrs Durable, mid-tone, bleach-cleanable carpets reduce replacements.
Smoke/CO alarms - 7–10 yrs. Swap sealed-unit alarms at manufacturer end-of-life. Test regularly.
White goods - Washing machine 6–8 yrs. Fridge/freezer 8–10 yrs. Cooker/oven 8–12 yrs. Hob 10–12 yrs. Dishwasher 6–8 yrs.
Boiler (combi/system) - 10–15 yrs. Service annually and budget earlier for heavy-use HMOs.
Curtains/blinds - 6–9 yrs. Blinds often outlast curtains in kitchens/bathrooms.
Mattresses/bed frames (furnished) - 5–7 yrs. Use protectors and keep delivery/collection notes.
Soft furnishings & small electrics - 3–5 yrs. Replace to protect presentation and reviews.
Fair wear and tear applies. Replacements should be like-for-like quality. “Betterment” or upgrading far beyond the original, is not usually deductible from deposits.
Worked example for costing property inventory
Inputs - 2 bedrooms, Unfurnished, Average current age = 0 yrs, Planning horizon = 5 yrs, Inflation = 3%.
Click Calculate.
You might see:
Annual reserve (straight-line) - £797
Expected spend (5-year horizon) - £1,313
Next 12 months cost - £41
Schedule highlights (ordered by Next due):
Lighting bulbs (annual) - reserve £40/yr; multiple occurrences in horizon.
Shower set (head/hose) - due in ~4 yrs; reserve £11/yr.
Paint & décor (whole unit) - due in ~5 yrs; reserve £180/yr.
Carpets (whole unit) - due ~7 yrs; reserve £171/yr.
…plus alarms, white goods, boiler and cooking appliances with later due dates.
Use this as a sinking fund guide. Update item ages after each replacement and re-run the calculation before renewal season.
Practical tips that protect returns
Specify durable finishes - Mid-tone paint, vinyl in wet zones, hard-wearing carpets reduce frequency and disputes.
Keep evidence - Photos, invoices, model numbers and installation dates stored in August help with warranties and deposit adjudications.
Bundle replacements - Group décor + minor repairs during voids to cut labour and reduce tenant disruption.
Plan for compliance items - Smoke/CO alarm replacement cycles and manufacturer end-of-life dates should sit in your August reminders.
Price your time - If you self-manage, include your labour or logistics cost in cash-flow planning to keep comparisons honest.
How to use the August Property Inventory Calculator
Select Number of bedrooms and Furnish level (Unfurnished / Part-furnished / Furnished).
Enter the average current age of items (in years), set a planning horizon, and add an inflation assumption.
Click Calculate to see Annual reserve, Expected spend, Next 12 months cost and the Item schedule ordered by next due.
Re-run after each replacement or at tenancy renewal to keep the plan fresh.
Disclaimer
The Property Inventory Calculator is provided for general information and planning purposes only. It uses typical UK lifespans, costs and simple assumptions. August can not guarantee calculations are complete, current or accurate for every property or circumstance.
This tool is not a substitute for tenancy agreements, manufacturer guidance, safety standards, insurer or lender requirements, or professional advice. Results are indicative and may differ from outcomes based on actual wear, usage, local pricing and contractor quotes. We accept no liability for decisions made using this tool.
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