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Booking Reference: 168155
CHECK-OUT REPORTFOR
FLAT 2 CITY HIGHTSSAMUAL OGDEN STREET
MANCHESTERM1 7AX
11/03/2016
Head Office: 0845 6123727
Produced by Veri Smart Inventories Manchester Central07855538588
ON BEHALF OF
Ranson UK Ltd Estate AgentsSuite 11
Ensign HouseAdmirals Way
Docklands, LondonE14 9XQ
0207 538 4057
DISCLAIMERThis inventory prepared by the inventoryclerk.com network is produced as an "as seen snapshot" of the property and its contents at the time of the inspection and iscompiled as a fair and accurate record of the property's internal condition and its contents at the time of inspection, and should not be used as an accurate description ofeach and every piece of furniture and equipment or as a structural survey report, but can be used as a way of identifying the condition of everything recorded.
Because the Inventory Clerk preparing this inventory is not an expert on fabrics, woods, materials, antiques etc: nor is a qualified surveyor or valuer, they are not requiredto state whether an item is antique, made of precious metals, of unique origin, or whether it is new despite the appearance obviously so.
Please be advised that items left in lofts, cellars or in locked rooms, garages and sheds that have not been noted in the inventory are the sole responsibility of thelandlord, and although every reasonable effort will be made to record such rooms and items within such rooms or buildings, the Inventory Clerk cannot be heldresponsible for any non-recording if there are adverse circumstances affecting access or viewing. Further, the movement of any items of heavy furniture or appliances willnot be undertaken and therefore some observations may be limited where such items restrict full view.
Where inventories are completed with tenants in situ - i.e. already occupying the property - and it is deemed difficult for Clerks to differentiate between that belonging tothe landlord or tenant, the report may contain inaccuracies for which the Clerk will not be held responsible, especially if areas within the property are inaccessible orviewable through conditions prohibiting easy viewing.
It is highly recommended that validation of this inventory be completed by landlord and or tenant to confirm its accuracy. Any queries or discrepancies relating to thedescription or content must be addressed to the Clerk directly or the inventoryclerk.com head office within 14 days of the date of inspection (if using theinventoryclerk.com VeriSmartTM system, this period may differ according to a letting agent's criteria).
Please note that the inventory is compiled in such a way as to reflect that which the Clerk observed at time of inspection and that any dilapidations, faults, breakages, dirtetc. is only noted if seen; otherwise that which is listed as presumed to be in good order even if that recorded is not necessarily new or perfect.
SAFETY DISCLAIMERThe inventory relates only to the furniture, furnishings and all landlord's equipment and contents in the property. It is no guarantee of, or safety of any such equipment orcontents, merely a record that such items exist in the property as the date of the inventory and the superficial condition of the items. None of the electrical or gasappliances have been checked as to working order and may be recorded differently by tenants following subsequent use of.
The Inventory Clerk may not be a qualified electrician, HHSRS or Fire Regulation expert and is not required to report on anything which may contravene any housing orsafety regulations although the Clerk may indicate where something appears to require attention.
HOUSING HEALTH AND SAFETY RATING SYSTEM (HHSRS)The HHSRS has been introduced in light of the Housing Act 2004 (the Act) and is guidance for Landlords and Property Related Professionals.
The Act changes the way local authorities assess housing conditions. They will now look at the condition of properties using a risk assessment approach called theHousing Health and Safety Rating System (HHSRS). This HHSRS does not set out minimum standards. It is concerned with avoiding or, at the very least, minimisingpotential hazards. This means that landlords should also review conditions regularly to try to see where and how their properties can be improved and made safer.
Inventory Clerks, although not qualified to assess the condition of properties under the HHSRS system, will however use common sense linked to guidelines issued bythe government to indicate any potential hazard in the property. Where an Inventory Clerk has a concern, then anything seen which in their view poses a risk to the healthand safety of occupants will be marked with (++++) on the inventory.
FURNITURE & FURNISHINGS (FIRE) (SAFETY) REGULATIONS 1988 as amended 1993Relevant furniture and furnishings, which have the appropriate label complying with the above regulations, will be indicated on the inventory as "fire resistant".
In the case of any relevant furniture and furnishings where no labels are identified and the landlord has not confirmed that such items comply with the above regulations,they will be marked with 4 asterisks (****) on the inventory; this does not mean however that they do not comply, it means that no appropriate label has been seen. Wherethere are any loose fireguards, which are not part of a heater gas or electric fire, they will also be indicated on the inventory as being part of the fire they supposedlyprotect.
SMOKE DETECTORSIt is the tenant's responsibility to inspect any smoke detector fitted in the property at regular intervals to ensure they are in full working order as per the manufacturer'sinstructions, although it is the landlord's responsibility to ensure the correct products are appropriately fitted.
UTILITY METERSGas, electricity, oil, water and propane readings along with serial numbers are given as a service and will be recorded providing access is reasonable and safe. Meters inunsafe condition or locations will not be read and clients notified as to the reason. Measurement of oil tanks or propane gas will be made according to what's seen withany electronic measurement device or outside-of-tank visual inspection. Measurements will not be made via estimations or dipping of any oil tanks or similar.
GUIDANCE NOTES FOR LANDLORDS, TENANTS AND ADJUDICATORS ON THE USE OF THIS DOCUMENTInventoryclerk.com and the Inventory Clerks who work within the inventoryclerk.com organisation, produce a range of inspections and reports, which may differ in styleand content than other inventory services, and therefore it is important that relevant parties receiving this document are fully aware of how and why it is produced the wayit is, and to help in this, please find below information which may assist in understanding its contents.
THE INVENTORYAn inventory is a report which is produced following a property inspection, listing and describing each and every component and content of a property in the context of "asseen" at the time of the inspection. As seen meaning a written and photographed "snapshot", to be used as the basis of how the property's condition and its contentswere seen by the Inventory Clerk. The inventory may have additional notes or observations added by relevant parties to confirm or enhance its accuracy.
IMPORTANT: unless stated otherwise - either in brackets or in a separate column next to the item referred to - the listed item is assumed to be in good order, althoughnot necessarily new or perfect.
Fair wear and tear is not considered at the time of inventory take, although the Inventory Clerk may offer an opinion as to an item's age or condition if it helps in futureidentification, e.g. appears old or new.
THE CHECK-INAs the name implies, this report is used to qualify the accuracy - with any additional notes or information - of the inventory at move-in by the Inventory Clerk and tenant ortenant's representative.
IMPORTANT: a check-in is not a duplication or substitute for an inventory, although it may accompany or support an inventory in distinguishing anything which needsadding to or altering within the inventory.
The check-in report may vary in style according to Landlord or Letting agent's needs, but typically will include a record of meter readings and keys recorded at time oftenant move-in.
The report may accompany, be included, or be supplied separately from the inventory, and may be used as support material in deciding apportionment with the check-out report following tenant move-out.
THE MID-TERMThis report, sometimes known as a management or interim inspection, is produced normally - but not always - mid-term or 3 monthly during a tenancy period. Theinspection and report - although varying in style - is normally used to report on how a property is being cared for within a context of reporting problems within a property,either caused or not, by the tenant.
IMPORTANT: this report is used to verify that a property is being respectfully looked after and may, although unlikely, be part of a dispute process at tenancy end.
THE CHECK-OUTAs this name implies, the inspection and its subsequent report is intended to identify differences - whether better or worse - following tenants vacating a property attenancy end.
IMPORTANT: a check-out is not a duplicate inventory, and in the context of inventoryclerk.com methods, will list differences for the purpose of identifying whether alandlord - or their representative - is able to claim for damages, loss or cleanliness issues.
Depending on client needs, an Inventory Clerk may add opinions as to whether changes are tenant or landlord responsibility, or are due to fair wear and tear. Clerks willnot offer opinions as to apportionment or value; this is the remit of the landlord or their agent, sometimes requiring support material such as quotes or receipts.
METER READINGSAs an organisation we endeavour to obtain utility meter serial numbers and readings as a service, providing meters are found and safe to access.
IMPORTANT: where a meter is either inaccessible or poses a danger to the Clerk then notice will be given to why and suggestions made as to how to gain the reading.Examples of safe include not accessing water meters in public or on-street locations.
THE VERISMARTTM SYSTEMVeriSmart Inventories and its clients may use what's known as the VeriSmartTM (Smart Verification) Delivery System. The system is designed to avoid the use of physicalpaper, but with additional benefits.
Clients using this system are able to trigger inventory reports online to tenants through coded links, allowing them to review an inventory on screen, with the additionalability to add observations and pictures within the allowed time period given by landlords or agents.
VeriSmart Inventories take responsibility for notifying tenants via text and email - providing correctly supplied - with messages, informing them of their ability, with allcommunications time and date stamped.
IMPORTANT: This process does not conflict or contravene that recorded by the Inventory Clerk, but correlates with tenant's right to verify the inventory in their own timefollowing move-in.
HHSRS REPORTSInventory Clerks within the VeriSmart Inventories network are trained to recognise a majority of Housing Health and Safety violations and as such may issuesupplementary reports advising clients of their concerns with what the violation is and what suggestions are needed in order to rectify a hazard.
IMPORTANT: Clerks are not trained as environmental health officers, and therefore they will only report concerns in the context of an advisor to clients on possibleoutcomes of non-compliance.
CHECK OUT REPORT FOR: Ref 168155FLAT 2 City Hights Samual Ogden Street M1 7AX Page
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Table Of ContentsSUMMARY REFERENCE 4 ...................................................................................................................... HALL 6 ......................................................................................................................................................... BATHROOM 8 ............................................................................................................................................ BEDROOM 1 13 ......................................................................................................................................... BEDROOM 2 16 ......................................................................................................................................... RECEPTION AND OPEN KITCHEN 21 ..................................................................................................
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SUMMARY REFERENCE
PREVIOUS INVENTORYDATA
Refering to an inventory from Veri Smart Inventories dated 12thOctober 2015
DESCRIPTION A 2 bedroom, 1 bathroom part-furnished flat with electric heating
KEYS (FRONTDOOR) 2 keys for flat door and 1 Post box key
DECORATIVE ORDER Very good overall with only light wear and tear marks butminimal.
CLEANING (GENERAL) Light Domestic clean standard seen so needs a full professionalcleaning throughout.
CLEANING (WINDOWS) Light Domestic
LOCATION OF KEYS Keys passed back to Craig the building manager on Monday14th March
SMOKE ALARMLOCATION Hall
SMOKE ALARMTESTED Yes, push tested and working
METERS LOCATION Riser in corridor and under kitchen sink cupboard
NOTES The tenant was present for the key coillection only.
ELECTRICITY METER
SERIAL D08W696501
READING Rate 1 =16098, Rate 4 = 04827 and Total = 20925
WATER METER
SERIAL 00BL037837
READING 0895
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Meter Photographs#1 Meter Photographs#2
Meter Photographs#3 Meter Photographs#4
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HALL
All fixtures (Dusty, mainly electrics, heater and frames so need further cleaning).White smoke alarm push tested and working
HALL#1 HALL#2
HALL#3 HALL#4
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HALL#5 HALL#6
HALL#7 HALL#8
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BATHROOM
All fixtures (Need further cleaning)Door (twist lock not working).Walls (stain marks left side above WC and around shower, mould stain marks on tiles, grout andpaintwork).Ceiling (black mould stains).Bath (mouldy to mastic).
BATHROOM#1 BATHROOM#2
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BATHROOM#3 BATHROOM#4
BATHROOM#5 BATHROOM#6
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BATHROOM#7 BATHROOM#8
BATHROOM#9 BATHROOM#10
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BATHROOM#11 BATHROOM#12
BATHROOM#13 BATHROOM#14
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BATHROOM#15 BATHROOM#16
BATHROOM#17
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BEDROOM 1
All fixtures (Need further cleaning)Walls (4 plastic hooks attached same as inventory comdition).Floor (light dust and hairs visible).Frames (dusty and hairs visible to skirting and floor).
BEDROOM 1#1 BEDROOM 1#2
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BEDROOM 1#3 BEDROOM 1#4
BEDROOM 1#5 BEDROOM 1#6
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BEDROOM 1#7 BEDROOM 1#8
BEDROOM 1#9 BEDROOM 1#10
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BEDROOM 2
All fixtures (need further cleaning as some hairs and light dust visible to services, skirting andelectrics).Lights (1 bulb not working)Furniture (dusty with hairs visible, 1 bed slat missing from under double bed and very dusty inbetween the rungs)Floor (very heavy dust and some debris under bed).Electrics (double socket cracked the top and part missing as noted on the inventory and lightswitch slightly loose from the wall and needs fixing).Door stopper (cap missing-same as inventory condition).
BEDROOM 2#1 Light switch socket a little loose BEDROOM 2#2 1 bulb not working
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BEDROOM 2#3 BEDROOM 2#4
BEDROOM 2#5 BEDROOM 2#6
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BEDROOM 2#7 BEDROOM 2#8
BEDROOM 2#9 BEDROOM 2#10
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BEDROOM 2#11 BEDROOM 2#12
BEDROOM 2#13 BEDROOM 2#14
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BEDROOM 2#15 BEDROOM 2#16
BEDROOM 2#17 Double plug socket chippedwith small part missing
BEDROOM 2#18 cap missing same asinventory condition
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RECEPTION AND OPEN KITCHEN
All fixtures (Need further cleaning as light dust and hairs visible in areas).Walls (lightly marked overall just needs further light clean).Lights-All bulbs workingFloor (heavy dust mainly underneath the sofas).Furniture (light dust under the sofa cushions).Heater (dusty).Kitchen units and appliances (need further cleaning as dirty mainly oven, hob and fridge)
RECEPTION AND OPEN KITCHEN#1 RECEPTION AND OPEN KITCHEN#2
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RECEPTION AND OPEN KITCHEN#3 RECEPTION AND OPEN KITCHEN#4
RECEPTION AND OPEN KITCHEN#5 RECEPTION AND OPEN KITCHEN#6
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RECEPTION AND OPEN KITCHEN#7 RECEPTION AND OPEN KITCHEN#8
RECEPTION AND OPEN KITCHEN#9 RECEPTION AND OPEN KITCHEN#10
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RECEPTION AND OPEN KITCHEN#11 RECEPTION AND OPEN KITCHEN#12
RECEPTION AND OPEN KITCHEN#13 RECEPTION AND OPEN KITCHEN#14
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RECEPTION AND OPEN KITCHEN#15 RECEPTION AND OPEN KITCHEN#16
RECEPTION AND OPEN KITCHEN#17 RECEPTION AND OPEN KITCHEN#18
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RECEPTION AND OPEN KITCHEN#19 RECEPTION AND OPEN KITCHEN#20
RECEPTION AND OPEN KITCHEN#21 RECEPTION AND OPEN KITCHEN#22
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RECEPTION AND OPEN KITCHEN#23 RECEPTION AND OPEN KITCHEN#24
RECEPTION AND OPEN KITCHEN#25 RECEPTION AND OPEN KITCHEN#26
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RECEPTION AND OPEN KITCHEN#27
Miscellaneous#1 KEYS