The Value of Mid-Term Inspections

What Is a Mid-Term Inspection?

• A mid-term inspection, or property inspection, is a routine check carried out during a tenancy to assess the condition of the property
• These inspections are crucial as they highlight any developing maintenance issues, health and safety concerns, or potential legal risks – giving landlords the chance to act before problems escalate

Who Are Mid-Term Inspections For?

🔍 Busy landlords or agents who haven’t recently visited the property

🏠 Landlords with concerns about how their property is being treated

📅 Properties with long-term tenants (where access may be infrequent)

When Should a Mid-Term Inspection Be Completed?

• Anytime is better than never, but intervals of either 3 or 6 month slots throughout the tenancy are recommended
• A 6-month interval is typically sufficient for maintaining oversight without disrupting tenants unnecessarily

How Long Does the Inspection Take?

• The length of the inspection depends on the size and condition of the property
• Larger or more complex properties may take a little longer, but it is worth it in the long run!

What Does a Landlord Mid-Term Inspection Include?

The clerk will assess the overall condition of the property and flag any issues that may require attention.

This includes checking for:

✅ Health and safety hazards (e.g. loose carpets, blocked exits)

✅ Signs of gas leaks or unusual odours

✅ Electrical issues such as exposed wiring or faulty sockets

✅ Visible structural problems, including cracks or instability

✅ Evidence of leaks, mould or damp

✅ Significant damage to fixtures, fittings or furnishings

✅ General cleanliness and signs of misuse or neglect

✅ Any signs of possible tenancy agreement breaches (e.g. smoking, pets)

What to Expect From a Mid-Term Inspection Report

Here’s what you can typically expect from a mid-term inspection report:

• Condition Overview – a summary of the property’s general condition, highlighting any areas of concern
• Changes or Damage – identification of any changes since the tenancy began, including damage or maintenance issues
• Photographic Evidence – visual documentation of each room and any noted concerns
• Cleanliness and Maintenance – notes on any significant cleaning issues, signs of neglect, or issues such as leaks or pest activity
• Mould and Damp – a record of the development of mould and damp issues in the property
• Compliance Hazards – observations on any potential health and safety risks (e.g. blocked fire exits, missing smoke alarms)
• Tenant Care – general impressions of how the tenant is treating the property and whether further action is needed
• Follow-Up Recommendations – practical guidance on next steps, including repairs, further inspections, or discussions with the tenant

💡  Top Tip! While mid-term inspections aren’t a legal requirement, they are strongly recommended as a best practice. Partnering with a trusted inventory service, such as Eclipse Inventories, ensures professional, unbiased reporting that can help prevent disputes and support legal compliance.

How to Arrange a Mid-Term Inspection

Mid-term inspections are a key part of effective property management, but they must be handled in line with the law and best practice. Here’s what landlords need to know:

• Give Sufficient Notice – under the Housing Act 1988, landlords must provide tenants with at least 24 hours’ written notice before entering the property for an inspection
• Entering in an Emergency – in situations where there is an immediate risk to life or property — such as a suspected gas leak or fire — landlords can enter without notice
• If a Tenant Refuses Entry – if access is denied, it’s important to document your attempts to arrange the inspection and try to resolve the issue amicably. Persistent refusal may require legal advice, especially if property safety or compliance is at stake

Case Study: How a Mid-Term Inspection Could Have Saved Thousands

One landlord shared how what started as a smooth tenancy turned into a costly lesson. After five years of renting to reliable tenants who always paid on time, she was shocked by the property’s condition at check-out. A minor shower leak had caused serious floor damage, taps were ruined by limescale, leaks had gone unreported, and furniture was beyond repair – all adding up to several thousand pounds in damage and delayed re-letting. There was also a serious, unreported damp issue in the property, for which the landlord could be held legally accountable if the tenants’ health had been impacted.

Looking back, she admitted that skipping regular inspections led to complacency. Had she arranged periodic mid-term checks, many of these issues could have been spotted and resolved early.

The lesson? Regular mid-term inspections are key to maintaining your investment – and if distance or time is a barrier, using a professional service can offer peace of mind and protect your property throughout the tenancy.

Frequently Asked Questions

“I had an inventory done so why do I also need this now?”

• Properties deteriorate and landlords have legal responsibilities to uphold as owner of a tenanted dwelling
• This report will flag any hazards that are spotted, safety issues or misuse
• Although the tenant is responsible for many minor issues during the tenancy the landlord still is legally obligated to keep that property safe and free from hazards

“My tenants have been in the property for 2 years, what is the point now?”

• It is never too late to carry this out and to stop potentially very expensive issues getting worse!

“I have good tenants and they always communicate issues, should I bother with a mid-term inspection?”

• Definitely, even the nicest tenants may not treat the property as you would wish
• If you look at things from a tenant’s perspective, you might consider that most, although perfectly good honest people, won’t always take the time to report back to you on minor issues that arise
• To renters, these are not always seen as worthy of contacting the landlord or managing agent about, so that small leak from the shower seal, the loose carpet on the stairs, the window that won’t close properly or the mildew forming in the back of the cupboard will go unreported

“A landlord has too many costs and this is just one more, how much are they?”

• Starting from as little as £80, this is a minor investment for the potential long term saving for unreported issues in the property

How To Book a Mid-Term Inspection

Booking a mid-term inspection with us is quick, simple, and ensures your rental property is professionally assessed. Whether you’re a landlord or letting agent, get in touch via our website, email or phone to schedule your preferred date and time. Our experienced clerks will carry out a detailed inspection, providing a clear, photographic report that highlights any issues, helping you stay compliant and protect your investment. Let us take care of the detail – so you don’t have to.