Why it matters
What Schedule of Condition means for a landlord
Deposit adjudication is decided on documents, and the schedule of condition is the document that decides it. Without a dated, tenant-signed record of how the property looked at check-in, an adjudicator has your assertion against the tenant’s and the scheme’s default is to return the money. It also settles the argument that generates most disputes, fair wear and tear, because the comparison is against the recorded starting condition rather than against an ideal. Photograph everything at check-in including the things that look fine, since the item you did not record is the one that will be contested.
Worked example
How it plays out
Before a new tenancy of her flat in Bath, Anna photographs walls, floors, windows and fittings room by room, noting a hairline crack above the bedroom door and a small chip in the bath. At check-out the crack is unchanged and there is a new dent in the hallway wall. Her record shows which is new, so she claims only for the dent.
Common mistakes
Where landlords go wrong
- 01Recording contents but not the condition of the building itself.
- 02Taking wide shots that show no detail.
- 03Not writing down defects that already exist.
What to do
A short checklist
- Photograph walls, floors and fittings close up.
- Note existing defects in writing.
- Keep the record with the tenancy file.
Sources
Checked against these sources on 16 September 2026. A guide to the rules in England, not legal advice: for a dispute or a possession claim, speak to a solicitor.
