End of tenancy document checklist for landlords

The end of a tenancy brings a rush of jobs: the check-out inspection, the deposit, keys, cleaning and repairs, and getting ready for the next tenant. The paperwork is what gets missed, and it's what you'll need if the deposit is disputed. Work through this checklist to close each tenancy properly.

Before the tenant moves out

The end-of-tenancy process actually begins before the tenant leaves. Several tasks should be completed in advance so the handover goes smoothly.

Confirm move-out date and time. Agree with the tenant exactly when they'll vacate. Specify the time (for example, “by 12:00 noon on 15 April 2026”). This prevents disputes about whether they left on time and when you can access the property for inspection.

Document this agreement in writing. An email confirming the move-out date and time is sufficient. Keep this correspondence.

Schedule the check-out inspection. Arrange a time to inspect the property, ideally on the day the tenant moves out or immediately after. If possible, conduct the inspection with the tenant present so you can discuss any issues and they can see what you're recording.

Request forwarding address. Ask the tenant for their new address. You need this to return the deposit and to contact them if issues arise after they've left. Request this at least a week before move-out.

Keep the forwarding address on file. You may need it months or years later if there's a query about the tenancy.

Arrange key return. Confirm how and when the tenant will return all keys, fobs, parking permits, and access cards. Will they hand them to you at the check-out inspection? Post them through the letterbox? Meet you at an agreed time?

Document this arrangement. When keys are returned, count them and confirm in writing (email is fine) that you've received all keys. This prevents later claims that they returned keys you say they didn't.

The check-out inspection

The check-out inspection is the most important task at the end of a tenancy. This is where you assess the property's condition, compare it to the check-in inventory, and identify any damage or cleaning issues that might justify deposit deductions.

Check-out report. Create a detailed check-out report documenting the property's condition room by room. Use the check-in inventory as a template, going through the same items in the same order. Note any differences: damage, missing items, excessive dirt, or improvements.

Take photographs of the property's condition, particularly any damage or cleaning issues. Date-stamp these photos. They're essential evidence if there's a deposit dispute. Photograph the same angles as your check-in photos to enable direct comparison.

If the tenant is present during the inspection, have them sign the check-out report acknowledging what you've recorded. If they disagree with any of your findings, note their objections on the report.

If the tenant is not present, send them a copy of the check-out report with photos within a few days and ask for their comments. Keep proof you sent it.

Compare to check-in inventory. The check-out report is only meaningful when compared to the check-in inventory. What you're looking for is the same condition as when the tenant moved in, allowing for fair wear and tear.

Fair wear and tear includes minor scuffs on walls from normal living, carpet wear in high-traffic areas, and general ageing of appliances or fixtures. It does not include damage like holes in walls, burns, broken fixtures, or extreme dirt.

Document your comparison clearly. If you intend to make deposit deductions, specify exactly what the damage or issue is, how it differs from the check-in condition, and why it exceeds fair wear and tear.

Meter readings

Take final meter readings for all utilities on the day the tenant vacates. This establishes the cutoff point between their responsibility and yours or the next tenant's.

Record readings for gas, electricity, water (if metered), and any other utilities. Photograph the meters showing the readings clearly. Note the date and time you took the readings.

Send these readings to the relevant utility companies and to the departing tenant. This prevents disputes over who is responsible for usage during the void period between tenancies.

If the tenant was responsible for utility bills (usually the case except in some HMOs), confirm they've informed all suppliers they're moving out. You don't want to find yourself liable for their unpaid bills because they didn't notify suppliers.

Deposit return process

You must return the deposit promptly and fairly. Once you and the tenant agree how much comes back, the deposit must be returned within 10 days of that agreement.

If there are no deductions: Release the full deposit to the tenant. For custodial schemes, log into the deposit protection scheme and confirm both parties agree to return the full deposit to the tenant. The scheme then transfers the money to them. For insured schemes, transfer the deposit to the tenant yourself and notify the scheme the deposit has been returned.

Keep a record of the deposit return: the date, amount, and method of payment. Email the tenant confirming you've released the full deposit.

If you plan deductions: Aim to send the tenant, within 10 days of them vacating, a detailed breakdown of proposed deductions. Specify what each deduction is for, refer to the check-out report and photos, and provide quotes or invoices for any repair or cleaning work.

Give the tenant a reasonable time to respond, typically 7 to 14 days. If they agree, process the return through the deposit protection scheme within 10 days. If they disagree, the scheme's free Alternative Dispute Resolution (ADR) service can decide, but only if you both agree to use it. If either of you won't, the dispute goes to the county court.

Never simply take deductions without first proposing them to the tenant and allowing them to respond. Unilateral deductions without following proper process can lead to a dispute or a court claim.

Our guide on deposit protection requirements covers the dispute resolution process and what evidence deposit adjudicators expect.

Final correspondence and communications

Send the tenant a final email or letter summarising the end of the tenancy. This should include confirmation of the move-out date, confirmation you've received all keys, the final meter readings, and the deposit return timeline (either confirming full return or detailing proposed deductions).

This summary document provides clarity for both parties and serves as a useful record if there's a later dispute.

Keep all email correspondence with the tenant from the notice period through to deposit return. This forms part of your record of the tenancy end.

Reference requests

The tenant may request a tenancy reference for their next rental property. You're not legally required to provide one, but it's good practice if the tenancy was satisfactory.

If you provide a reference, be honest and factual. State the tenancy dates, the rent amount, whether rent was paid on time, the condition the property was left in, and whether you would rent to them again.

Do not include subjective opinions or information about the tenant's personal life. Stick to facts directly relevant to their performance as a tenant.

Keep a copy of any reference you provide. If the tenant later disputes something you wrote, you need to be able to prove what you said and that it was accurate.

Final utility and Council Tax notifications

Notify utility suppliers and the council that the tenant has moved out. Provide the move-out date and final meter readings.

For council tax, inform the local council of the tenancy end date. If the property will be vacant while you prepare it for the next tenant, any discount is up to your council, as there is no national empty-home discount. Check with your council.

If utilities were in your name and the tenant paid you for usage (common in some HMOs), reconcile any final payments. If they've overpaid, refund the excess. If they underpaid, invoice them.

Documents to keep

After the tenancy ends and the deposit is fully resolved, keep your records. There is no single legal retention period for tenancy records, though some documents have their own rules (see our guide to landlord record-keeping requirements). Keeping tenancy records for at least six years after the tenancy ends is a sensible rule.

Documents to keep include: the original tenancy agreement, all renewal or variation agreements, check-in and check-out inventories with photos, deposit protection certificates and prescribed information, all certificates provided during the tenancy (gas, electrical, EPC), deposit return records and any dispute correspondence, the final move-out summary and correspondence, and references provided.

Store these records securely. If using paper, file them in labelled folders by property or tenant. If digital, organise them in a clear folder structure with appropriate backups.

You may need these records years later for tax purposes (HMRC can normally assess up to four years back, six years for careless errors and 20 years for deliberate ones), for legal disputes if the tenant later makes claims about the tenancy, or for insurance claims relating to the property during the tenancy.

Preparing for the next tenancy

Once the outgoing tenant has left and you've completed the check-out process, turn your attention to preparing the property for re-letting.

Cleaning and repairs. Address any damage or cleaning issues identified in the check-out. If you've made deposit deductions to cover these costs, complete the work and keep invoices proving you spent the money on legitimate repairs or cleaning.

Safety certificates. Check expiry dates on Gas Safety Certificates, EICRs, and EPCs. If any will expire during the next tenancy, renew them before marketing the property. You cannot let without valid certificates.

If the Gas Safety Certificate or EICR is approaching its expiry (within a few months), consider renewing early so the next tenancy starts with a fresh certificate. This reduces administrative work mid-tenancy.

Update inventory. If you've made changes to the property (new carpet, redecorated, replaced appliances), update the inventory and take new photos. The incoming tenant's check-in should record the property as it is now, after those changes.

Tax implications

The end of a tenancy has tax implications. Keep records of any expenses you incur during the void period or in preparing the property for re-letting.

Allowable expenses might include cleaning costs, redecoration, repairs, advertising for new tenants, and letting agent fees. These can generally be deducted from your rental income for tax purposes.

However, improvements (as opposed to repairs) have different tax treatment. Replacing old items with modern equivalents is generally allowable; upgrading or enhancing is not. If in doubt, consult an accountant.

Keep all invoices and receipts for work done between tenancies. File them with your tax records, organised by tax year.

Common end-of-tenancy mistakes

Not conducting a proper check-out inspection. Landlords sometimes skip this, especially if the tenant left the property in good condition. But without a check-out report, you cannot justify any deposit deductions if you later discover issues.

Delaying deposit return. Taking weeks to return the deposit frustrates tenants and can lead to complaints or disputes. Return agreed amounts quickly.

Making deductions without proper evidence. You cannot deduct for damage unless you can prove the damage occurred during the tenancy and exceeds fair wear and tear. This requires a check-in inventory showing the property's initial condition and a check-out report showing the end condition.

Not keeping the tenant's forwarding address. If you need to contact them later about unpaid bills, legal matters, or reference requests, you'll struggle without their new address.

Discarding tenancy records too soon. Some landlords delete files or throw away documents as soon as the deposit is returned. Keep records for at least six years. You may need them for tax investigations, legal claims, or insurance matters.

Closing out the tenancy

The end of a tenancy is administratively intensive, but completing each task properly protects you from disputes and gets the next tenancy off to a good start.

Work through this checklist methodically: confirm move-out arrangements, conduct a thorough check-out inspection with photos, take final meter readings, return the deposit fairly and promptly with proper documentation, obtain the tenant's forwarding address, collect and record all keys, send a final summary of the tenancy end, and file all records securely for at least six years.

A careful process at the end of a tenancy means fewer disputes and fairer deposit returns, and it keeps your relationship with the tenant on good terms. Rushing it can cost you money and your reputation.

For every tenancy end, keep dated records of each step and of anything the tenant agreed to. If a dispute or claim comes later, those records are what protect you legally and financially.

Once the next tenant is lined up, tenancy documents and proof of delivery covers sharing the paperwork and keeping a record that they received it.