Inventory companies/clerks/fees

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    #16
    Independent inventory clerks in Cambridge

    Can anybody recommend one? Can't find any in yell.com or any other google search....seems to be a drought?!

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      #17
      How to find a good inventory clerk?

      Just wanted to prepare myself with sourcing a good inventory clerk before my tenants decide to leave.

      The company that created the inventory and conducted the check-in procedure has become "strange" and has avoided answering telephones/emails/returning messages, the reason for which is beyond me.
      I used this company many times without any trouble at all, so I am mystified.

      I now need to find a new company or individual - where do I go?

      Comment


        #18
        or try the Association of Independent Inventory Clerks

        www.theaiic.co.uk

        independant impartial inventories

        Comment


          #19
          Originally posted by Colincbayley
          Just try a google search for your area.
          I know I can do that but perhaps my question was lacking a little finesse, because what I wanted to know is how to find a good/decent one, i.e. one that already has a good reputation or that others in this forum have used successfully.

          I would prefer not to stick a pin in Google or the YP.

          I have had a look at the AIIC's site, but again there is nothing to tell me how good the clerks are and if there have serial complaints about them.

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            #20
            Originally posted by TenantsLuvMe View Post
            I know I can do that but perhaps my question was lacking a little finesse, because what I wanted to know is how to find a good/decent one, i.e. one that already has a good reputation or that others in this forum have used successfully.

            I would prefer not to stick a pin in Google or the YP.

            I have had a look at the AIIC's site, but again there is nothing to tell me how good the clerks are and if there have serial complaints about them.
            This might not help all that much, but I have a few comments.

            I've just been subjected to (as tenant) a pretty sub-standard inventory.

            1/ It was totally inaccurate and required heaps of amendments. (I don't know how you'd figure that out unless by reputation)

            2/ Much of the language used was totally subjective. Rather than remarking on specific faults or lack of, it used words like "good" "fair" or "excellent" condition. WTF? Totally open to interpretation. What exactly is "in fair condition" FFS? What does that mean?

            Many ICs have an example inventory on their site and any whiff of subjective language I would avoid like the pox.

            FWIW
            Now signature free.

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              #21
              AIIC Clerks

              AIIC clerks have to work to a code of conduct. Also the association spot checks the quality of work that is produced. Try to find a clerk who does not use abbreviations, many of us do not, as most tenants/agents have no idea what a lot of them mean, even the clerks have to guess if working off another clerks inventories.

              Many clerks do not put samples on the websites, as other clerks and agents copy the format, this happens alot when we are looking for new agents to work for, they ask for a copy of our reports, say they are very clear, detailed etc, then do not use you, never a price problem either.

              Am not in London so not able to help, also too busy. I have never, nor have any clerk friends, had to send a sample to a private landlord, before doing work for them.

              Not all the best clerks are members of the AIIC either, I gather ARLA is soon going to have listings of IC's, would like to know if this is true.

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                #22
                Inventory Clerk in Silchester/Reading?

                Hi,

                We have let a property which is out of our normal area and our inventory clerk does not cover it.

                I wondered if anybody had any names & numbers of an inventory clerk in the Silchester/Reading area which they could recommend?

                Thanks in advance

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                  #23
                  Inventory Clerks

                  Hi Everyone, I've not posted before so sorry if I'm breaking any etiquette rules on not introducing myself - couldn't see a section to do that! I am a tenant and my check-out will be performed at the end of the month which is costing me £150. LL paid for the check-in which was presumably the same amount.

                  Anyway, I was wondering whether the IC legally has to have any formal qualifications? I'm pretty sure the inventory clerk company my LL is using is a one-man band. Let's just say that the company is called AN Consultancy, and the IC who is performing my checkout is called Anne Nother with a residential address. I searched for the IC on the AIIC website with no results for postcode, last name nor company name.

                  My question is - what's to stop the LL getting one of their mates to do the check? My LL has over 400 flats so perhaps this isn't so likely, but it could be tempting for the IC to build up a 'good relationship' with the LL on the promise that more work will follow?

                  I am more than happy to have fair costs deducted from the deposit, just wondering if perhaps the IC could turn out to be less impartial than might be assumed?

                  Comment


                    #24
                    Originally posted by stresshead View Post
                    Hi Everyone, I've not posted before so sorry if I'm breaking any etiquette rules on not introducing myself - couldn't see a section to do that! I am a tenant and my check-out will be performed at the end of the month which is costing me £150. LL paid for the check-in which was presumably the same amount.

                    Anyway, I was wondering whether the IC legally has to have any formal qualifications? I'm pretty sure the inventory clerk company my LL is using is a one-man band. Let's just say that the company is called AN Consultancy, and the IC who is performing my checkout is called Anne Nother with a residential address. I searched for the IC on the AIIC website with no results for postcode, last name nor company name.

                    My question is - what's to stop the LL getting one of their mates to do the check? My LL has over 400 flats so perhaps this isn't so likely, but it could be tempting for the IC to build up a 'good relationship' with the LL on the promise that more work will follow?

                    I am more than happy to have fair costs deducted from the deposit, just wondering if perhaps the IC could turn out to be less impartial than might be assumed?
                    Hi

                    There is no compulsory qualification for an IC, because they have no formal status in law.

                    It strikes me that £150 represents very poor value for money for you as the tenant, regardless of who does the process. Does your agreement require to pay this fee?

                    Preston

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                      #25
                      Originally posted by Preston View Post
                      Hi

                      There is no compulsory qualification for an IC, because they have no formal status in law.

                      It strikes me that £150 represents very poor value for money for you as the tenant, regardless of who does the process. Does your agreement require to pay this fee?

                      Preston
                      Yes it does.

                      We were also served with a s.21 before we moved in as it was the last page of our AST, although our LL then sent us a letter on the 10th month asking if we wanted to renew our contract (£50) or give 2 months notice (I know, the cheek - it was NOT on company headed paper like all their other correspondence). Anyway we found our LL through an agency and apparently it's not normal practice for the LL to serve s.21 to tenants on the same day as signing the contract.

                      The check out is stressing me out a bit. We got a letter through saying that they expected us to professionally clean the place (or more likely to 'clean to a professional standard', but I don't have the AST to hand). With the letter they sent us a quote for their cleaning company:

                      1 Bed standard clean = £140; for a deep clean +£50; clean floors and carpets +£160; remove stains +£15/room; stairs +£30/flight; light bulbs +£2.

                      For our place, this works out at over £400 then including the check-out fee comes to around £550. We're going to do most of the cleaning ourselves and get a company in for the carpets - although not theirs as we've been given quotes more in the region of £40!

                      The cleaning company is another one man band with residential address who I can't track down on the internet - like the IC!

                      Comment


                        #26
                        In London, I use an independant inventory clerk (she has a company name but is fairly much a one man band). I believe the last time it was about £140. I pay for the initial checkin and the tenant pays for the checkout.

                        To professionally clean a two bed flat in London, it cost about £250 two years ago. That included steam cleaning the carpets, curtains, and oven. They had ladders to get to the picture rails and the top of the curtain pelmets. They even walked around with plastic bags on their feet. It was a fantastic job. Needless to say, the tenants got every bit of their deposit back.
                        ASSUME NOTHING - QUESTION EVERYTHING!

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                          #27
                          Probably a side issue, but I don't believe the s21 is valid, if it was served prior to you moving in.
                          Now signature free.

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                            #28
                            Originally posted by lorenzo View Post
                            Probably a side issue, but I don't believe the s21 is valid, if it was served prior to you moving in.
                            True, except that 'moving in' means 'the tenancy starting'.
                            See s.21(1), which pre-supposes that the tenancy already exists when Notice is served. Until then, no-one is legally L or T.
                            JEFFREY SHAW, solicitor [and Topic Expert], Nether Edge Law*
                            1. Public advice is believed accurate, but I accept no legal responsibility except to direct-paying private clients.
                            2. Telephone advice: see http://www.landlordzone.co.uk/forums/showthread.php?t=34638.
                            3. For paid advice about conveyancing/leaseholds/L&T, contact me* and become a private client.
                            4. *- Contact info: click on my name (blue-highlight link).

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                              #29
                              ! agree with Jeffrey as far as the S.21 Notice is concerned and would say it is probably invalid.

                              As far as the charge for checking out the inventory is concerned, were you made aware of this before you entered into the tenancy? If not then it is likely to be considered an unfair term and you should contact your local Trading Standards Office or Consumer Direct. I also consider a £150 to be unreasonable but of course that is subjective and open to dispute.
                              The advice I give should not be construed as a definitive answer, and is without prejudice or liability. You are advised to consult a specialist solicitor or other person of equal legal standing.

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                                #30
                                Why would £150 be automatically unreasonable? Wouldn't it depend on the amount of time spent and the detail involved in doing the written report. A two bed flat with a large kitchen, bathroom, lounge and large entrance hall takes a bit of time. The clerk walks through verbally recording on her recorder. The clerk then needs to listen through the report and type it on a written report. The inventory reports I get are generally at least 10 pages long with incredible detail. Probably about 2 1/2 hours work to include travelling. I expect that the £150 which includes VAT, transportation, paper, postage, tax on profit, time travelling to and from location, doesn't leave much profit per hour of toil. Too little return for me in any case.
                                ASSUME NOTHING - QUESTION EVERYTHING!

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