Inventories after ASTs: why property visits will matter more than ever

With fixed-term Assured Shorthold Tenancies going and a single periodic tenancy becoming the norm, the risk profile for landlords is changing. Without a fixed end date, your best protection is a watertight inventory at check-in, regular property visits with photographic evidence, and a rigorous check-out. In short: documentation plus presence. The government’s Renters’ Rights Act abolishes fixed-term ASTs and moves the sector to open-ended periodic tenancies, with possession relying on grounds-based routes rather than Section 21. 

With the Renters’ Rights Act taking effect, “mid-term visits” simply become property visits. The purpose doesn’t change—protecting your asset and documenting condition—but the cadence and evidential value will matter more than ever in a rolling-tenancy world.

1. Stop treating inventories like a commodity

An inventory isn’t a checklist; it’s your evidence bundle. When disputes arise or you need to rely on statutory grounds, the quality of your photos, the specificity of your descriptions, and the consistency of your terminology decide outcomes. Light-touch reports, copy-pasted phrasing, and fuzzy images won’t hold up.

Tip: Specify materials, brand and model where relevant; record meter readings, serial numbers, and every defect. Use consistent location labels room-by-room, and capture wide, mid and close-ups for each issue.

2. Make property visits systematic, not sporadic

In a rolling tenancy world, property visits are your risk control. Set a cadence (e.g., at 8–10 weeks after move-in, then every 4–6 months) and stick to it. Visits are where you catch small leaks, emerging mould, unauthorised occupants or sub-letting, or signs of misuse before they become grounds, loss, or liability.

Tip: Bake access into your tenancy agreement, issue notice correctly, and provide tenants with a “what we’ll check” list to reduce anxiety and increase access success. Keep each visit structured with the same checklist you used at check-in so your evidence is comparable over time.

3. Know the red flags and escalate fast

When reality doesn’t match the tenancy on paper, increase your scrutiny. Look for a pattern of access refusals, windows or curtains permanently closed, extractor fans disabled, vents covered, unexplained power usage, new internal locks, or unusual odours. Any combination should trigger a clear escalation route.

Tip: If you suspect criminal activity (for example, cannabis cultivation), stop and call the police. Do not confront occupants or enter without lawful authority. Once safe access is arranged, document everything thoroughly and notify your insurer. A consistent record of visits and findings often determines what is recoverable.

Case study: what a single visit uncovered

No Letting Go’s CEO, Nick Lyons, recounted a personal experience where the fire brigade’s entry to address a leak exposed a professional cannabis operation: bypassed electrics, ducting through ceilings, and significant structural damage that left the property uninhabitable. The takeaway is simple: missed or delayed visits allow problems to scale; a disciplined schedule, evidence-rich reporting, and persistence when access is resisted are what keep landlords ahead.

4. Upgrade your evidence for a post-AST landscape

With periodic tenancies, you’ll rely on statutory grounds and deposit adjudication more frequently. That means your bundle needs to be dispute-proof at all times, not just at the end.

Tip: Standardise your reports: time-stamped photos; annotated images for every condition note; tenant signatures captured digitally; and version-controlled PDFs stored securely. Align your inventory, property visit and check-out formats so adjudicators (and courts) can follow change over time without gaps.

5. Tie safety and compliance to every visit

Inventories and property visits should double as safety audits. Periodic tenancies increase the chance that “one-off” compliance checks drift out of date. Build safety into each report: smoke/CO alarm tests, furniture fire labels, evidence of ventilation in risk rooms, signs of condensation/mould, and any obvious hazards. This protects tenants, demonstrates diligence, and strengthens your position if you later need possession on condition-related grounds.

Tip: Record every test with a photo of the device, and a written pass/fail outcome, plus advice issued to the tenant where relevant.

6. Outsource when independence matters

Self-managed inventories can be seen as conflicted. Independent clerks bring objectivity and uniformity, and their reports are designed to stand up in adjudication. In a regime without fixed ends, that neutrality is valuable insurance.

Tip: Choose a provider that offers national coverage, trained/insured clerks, and tech-driven reporting so you can keep cadence across a whole portfolio, not just local units.

Why use No Letting Go

If you’re outsourcing, choose a partner with a track record in compliance, consistency, and service. As the UK’s largest inventory management company, No Letting Go offers landlords several unique advantages:

• Nationwide coverage and consistency: The same rigorous format and standards across every property, from single lets to large portfolios.
• Trained and insured clerks: Professionally trained teams with full liability cover for true independence and credibility.
• Kaptur-powered reports: Our property reports are all created with Kaptur Software ensuring clear structure, time-stamped imagery, version control, and secure lifetime cloud storage.
• Automated check-ins: Integrated digital signatures eliminate chasing and create an auditable trail from day one.
• Full service, one provider: Check-ins, property visits, check-outs, smoke/CO tests, Legionella assessments, and more—coordinated under one roof.
• Faster turnarounds: Rapid report delivery to keep voids down and works moving.
• Dispute protection that works: Fewer than 0.01% of reports reach arbitration, reflecting the depth and clarity of our evidence.
• Portfolio-ready oversight: Centralised booking, status tracking, and document retrieval to keep you in control at scale.

Final word: Protect what you've built

In a post-AST world, presence plus paperwork wins. Put property visits on a reliable schedule and make your inventory evidence impossible to ignore. If you want a partner already operating at that standard, No Letting Go is ready to help.

After all, a good inventory today saves a headache tomorrow.