SaroxaiHow to start a property inventory business
Becoming an independent inventory clerk is one of the lowest-cost businesses you can start in property. There's steady demand from landlords and letting agents, you can work flexibly, and — with the right app — you can run the whole thing from your phone. Here's how to get started, price your work, and win clients.
What's in this guide
What does an inventory clerk do?
An inventory clerk documents the condition and contents of a rental property at key moments in a tenancy. The core reports are:
- Inventory & schedule of condition — a detailed, photographed record of every room, fixture and item before a tenant moves in.
- Check-in — confirming the property's condition with the incoming tenant, often including meter readings and keys.
- Check-out — comparing condition at the end of the tenancy against the original inventory, which underpins any deposit deductions.
These reports protect both landlords and tenants, and they're central to resolving deposit disputes fairly. That's why demand is steady and clients value accuracy and clear photographic evidence above all.
Skills & who it suits
You don't need a construction background — you need to be thorough, observant and consistent. It suits people who want flexible, local work with low overheads: parents returning to work, people leaving employment, or anyone in property looking for an independent income stream.
Useful strengths: attention to detail, clear written descriptions, good photography, punctuality, and diplomacy (you're often the neutral party between landlord and tenant). Training and accreditation — for example through the Association of Independent Inventory Clerks (AIIC) or a recognised course — isn't legally required, but it builds client trust.
Step 1 — Register your business
Keep it simple to begin with:
- Choose a structure — most clerks start as a sole trader, which is quick and cheap to set up. You can incorporate a limited company later as you grow.
- Register with HMRC for Self Assessment so you can declare your income.
- Consider insurance — professional indemnity and public liability cover are inexpensive and reassure clients.
- Set up basic admin — a business email, simple invoicing, and a way to keep records. (You won't need VAT registration until your turnover approaches the UK threshold.)
Step 2 — Your tools & software
This is where costs used to be high. Traditional desktop inventory software often starts around £35/month and ties you to a laptop. You don't need that to begin.
To start, all you really need is:
- A modern smartphone with a good camera.
- A dedicated inventory app to capture photos, write the report and produce a professional PDF.
- Optional extras: a portable charger, a torch, and a tape measure.
Step 3 — Price your reports
Most clerks price per report, scaled by property size. As a rough UK guide:
- Inventory & check-in: often ~£90–£190+ depending on bedrooms and detail.
- Check-out: typically a little less than the inventory.
- Bundles: many clerks offer a discounted check-in + check-out package to win the whole tenancy.
Check what local clerks and agents charge, then position yourself on quality and turnaround rather than being the cheapest. Because your software costs are tiny with an app-based workflow, healthy margins are achievable from your very first jobs.
Step 4 — Find clients
Your best early clients are local letting agents (who need reliable clerks for their managed properties) and self-managing landlords. To win them:
- Introduce yourself to agents in your area with a short, professional pitch and a sample branded report.
- List your services online and on local directories, and ask happy clients for referrals.
- Be dependable — fast turnaround and consistent quality are what earn repeat instructions.
Step 5 — Deliver reports that win repeat work
Your report is your product. What keeps clients coming back:
- Clear, well-lit photos and precise, consistent descriptions.
- Professional branding — your logo and details on every page tell clients you're the real thing.
- Signatures — signed check-in and check-out records reduce disputes; with Saroxai Clerk each signer just needs an email and signs from a link.
- Fast delivery — generate and send the PDF the same day, straight from your phone.
What it costs to start
One of the biggest attractions of this business is how little you need up front:
- Software: from £15/month with an app-based tool (free 14-day trial to test it).
- Insurance: modest annual premiums for indemnity/liability cover.
- Equipment: a smartphone you likely already own, plus a few cheap extras.
Compared with buying desktop software and a laptop, an app-first setup means you can be earning before you've spent much at all.
Ready to start? All you need is your iPhone.
Saroxai Clerk gives you unlimited branded reports, e-signatures and your data in your own iCloud — from £15/month, with a 14-day free trial.