Independent Bristol-based inventory and tenancy support for landlords, agents and property professionals, from preparation and compliance through to check-out.
We founded Good Landlord because we are landlords ourselves. We saw room for flexible, practical tenancy support alongside the usual letting and management options.
You'll deal directly with us from first enquiry to completed service.
* Final details and pricing confirmed before booking. Domestic Legionella Risk Assessments are for standard domestic rental properties; complex water systems may need a specialist contractor. Gas Safety, Electrical Safety and EPC services are arranged through qualified third-party assessors or contractors. Prices shown are indicative starting prices and include Good Landlord coordination where relevant.
Good Landlord can support Bristol letting and managing agents with professional inventories, check-ins, mid-tenancy visits, check-outs and practical pre-tenancy documentation when workloads spike or diaries are stretched.
Extra Capacity
Use us when move-ins, inspections or end-of-tenancy work lands at the same time and your team needs dependable local cover.
Professional Records
Clear reports, useful photographs, optional 360° tours, meter readings, key records and practical condition notes.
Flexible Support
Book one job, occasional overflow support or a regular arrangement for recurring tenancy-stage work across your managed portfolio.
How we can help your agency
We sit neatly alongside your existing team: independent, organised and used to handling the detail that makes tenancy records useful later. We can collect access instructions, attend the property, complete the agreed report or visit, and send documentation back promptly for your file, landlord or tenant communications.
Agency pricing depends on volume, property type, location, turnaround and whether you need one-off cover or ongoing support.
Need pricing or want to book a job?
Send the details and we will come back with availability, pricing and the next steps.
We're Jon and Liz, the people behind Good Landlord.
Before starting Good Landlord, we both came from teaching. That background has shaped how we work: calm, organised, observant and clear. We are used to managing detail, keeping good records, explaining things plainly and bringing order to busy, complicated situations.
We started Good Landlord because we are landlords ourselves, and we saw a gap that many landlords will recognise: sometimes you need reliable help at key points in a tenancy, without changing the whole way your property is managed.
Inventories, check-ins, mid-tenancy visits and check-outs all depend on accurate records, practical judgement and attention to detail. Small things — missing meter readings, unclear photos, vague condition notes or rushed handovers — can become problems later.
Good Landlord provides independent tenancy support across Bristol for landlords, agents and property professionals who want reliable help, transparent pricing and a professional service for specific tenancy stages.
Our aim is simple: to make managing a rental property easier, clearer and more professional, with reliable support at the points in a tenancy where good records and good judgement matter most.
Pick the service around the tenancy stage you need help with. Each can be booked on its own, or you can choose Complete Service if you want the main stages handled together.
Optional extras — 360 tours, floor plans and Domestic Legionella Risk Assessments can be added to relevant services. Legionella assessments are for standard domestic rental properties; complex water systems may need a specialist contractor. Gas Safety, Electrical Safety and EPC services are arranged through qualified third-party assessors or contractors. Prices shown are indicative starting prices and include Good Landlord coordination where relevant.
Final pricing — Final details are confirmed before booking. Larger, highly furnished or complex properties may need a tailored quote.
Professional inventory reporting with room-by-room notes, photographs, meter readings and a secure digital report.
A good inventory helps protect both landlord and tenant by recording the property's condition, cleanliness, contents and key details at the start of the tenancy.
Our inventory gives you a clear starting record that can be used as a reference point during the tenancy and at check-out.
Includes a professional digital report with room-by-room condition and cleanliness notes, photographic evidence, meter readings where accessible, key records and relevant smoke and carbon monoxide alarm information. 360 tours and floor plans can be added as optional extras.
What's Included?
Room-by-Room Report
A written record of the property's condition, cleanliness, contents, fixtures and fittings at the start of the tenancy.
Photographic Record
Photographs of rooms, fittings, furnishings and relevant details, linked to the report where appropriate.
Optional 360 Tour
360° room imagery can be added as an optional extra where a broader visual record or remote review would be useful.
Meter Readings
Utility meter readings recorded where meters are accessible, with supporting photographs where possible.
Key Records
A record of keys, fobs, access cards and relevant access arrangements present or provided at the property.
Digital Report
A professionally formatted digital report for landlord, tenant or agent records.
Looking for more than an inventory?
If you also need tenant handover, a mid-tenancy inspection or check-out documentation, use the service guide to choose the right fit.
Want to know what you actually receive? View a sample Good Landlord inventory report showing the structure, level of detail and photographic record included.
Room-by-room condition notes
Cleanliness ratings
Photo evidence
Optional 360° tour where requested
Meter information
Key records
Smoke and carbon monoxide alarm record, where applicable
Digital report format
This helps landlords and tenants understand the level of detail provided before booking.
Sample report shown for illustration only. Final reports vary depending on property size, furnishing level, access, meter availability and tenancy requirements.
A Clear Record From Day One
Inventories are often only appreciated when something goes wrong. A proper report gives landlords and tenants a shared record before the tenancy begins.
That record can help reduce misunderstandings, support deposit discussions and provide a clear comparison point at check-out.
We focus on practical, specific reporting: clear descriptions, useful photographs and a report that is easy to refer back to when needed.
How It Works
1
Book the visit
2
Property documented
3
Report prepared
4
Digital report sent
IndependentDocumentation prepared by Good Landlord, rather than relying on a landlord's own informal notes.
PracticalStructured so it can be used as a reference point during the tenancy and at check-out.
TransparentClear pricing, a clear process and a sample report available before booking.
Tenant handover at the start of the tenancy, with key details recorded clearly.
A calm, structured check-in helps the tenancy start well. We can meet the tenant, record key handover, note meter readings where relevant and capture practical move-in points.
This is useful when you already have an inventory in place but want the start of the tenancy handled professionally.
Check-in starts from £75. If you also need the inventory prepared, choose Inventory + Check-in.
What's Included?
Tenant Handover
A structured move-in appointment to support a clear start to the tenancy.
Keys and Access
Keys, fobs, access cards and practical access notes recorded where relevant.
Meter Readings
Utility meter readings recorded where meters are accessible.
Move-In Notes
Practical points from the handover captured for landlord, tenant or agent records.
Need the starting record too?
Inventory + Check-in combines the property condition report with the tenant handover.
A professional inventory report plus tenant handover for one clear starting record.
This service is designed for landlords and agents who want the property documented and the move-in handled together.
It gives everyone a practical reference point from day one: condition, cleanliness, key records, meter readings where accessible and handover notes in one joined-up process.
Inventory + Check-in starts from £195. 360 tours and floor plans remain optional extras.
What's Included?
Inventory Report
Room-by-room condition, cleanliness, contents, fixtures, fittings and relevant supporting photographs.
Check-in Appointment
Tenant handover at the start of the tenancy, handled in a structured and practical way.
Keys and Meters
Key records and meter readings recorded where available and accessible.
Digital Record
A professionally formatted report and handover record for your tenancy file.
A Stronger Start
Pairing the inventory with check-in reduces loose ends. The condition record and tenant handover are aligned from the beginning, which makes the report easier to refer back to later.
A practical visit and report during the tenancy, focused on visible condition and points for review.
Mid-tenancy inspections help landlords and agents understand how the property is being looked after without turning the visit into a heavy-handed management process.
We record visible condition, care of the property, tenant-reported issues and practical points that may need landlord attention.
Mid-Tenancy Inspection starts from £85.
What's Included?
Property Visit
A practical visit arranged around access and occupancy where possible.
Condition Notes
Visible condition, care of the property and relevant concerns recorded clearly.
Tenant-Reported Issues
Issues raised during the visit captured for landlord or agent review.
Digital Report
A concise inspection report with practical notes and supporting photographs where useful.
Useful, Not Overblown
The aim is to give you a clear mid-tenancy snapshot: enough detail to act on, without overcomplicating things.
End-of-tenancy condition reporting, comparing the property against the starting record where available.
A good check-out gives landlords, tenants and agents a clearer basis for end-of-tenancy decisions.
We record the property's condition at the end of the tenancy and compare it against the inventory or starting documentation where available.
Check-out starts from £125. The quality of the starting inventory affects how much comparison is possible.
What's Included?
End Condition Report
A structured record of the property's condition at the end of the tenancy.
Inventory Comparison
Comparison against the starting inventory or relevant tenancy documentation where available.
Photographic Evidence
Supporting photographs for relevant condition points and areas needing review.
Practical Summary
Clear notes to help with landlord, tenant or agent discussions after move-out.
A Clear Finish
Check-out reporting is about clarity. It helps separate fair wear and tear, cleaning, missing items and condition changes so decisions are easier to explain.
Inventory, check-in, mid-tenancy inspection and check-out reporting for one tenancy.
The Complete service brings the core tenancy-stage services together so landlords have a clear record from move-in through to check-out.
It is designed for landlords who want structured documentation across the main tenancy stages, with a built-in saving against booking each service separately.
What's Included?
Inventory
A full starting report documenting the property's condition, cleanliness, contents, fixtures, fittings, meter readings where accessible and key records.
Check-in
A structured move-in appointment to support key handover, meter readings where relevant and a clear start to the tenancy.
Mid-Tenancy Inspection
A practical visit during the tenancy, followed by a digital report covering visible condition, care of the property, tenant-reported issues and points for landlord review.
Check-out
A structured end-of-tenancy report comparing the property's condition against the starting record and relevant tenancy documentation.
Clear Digital Records
Professional documentation designed to support clear communication, fair decisions and a reliable record at each key stage.
Optional Extras
360° tours, floor plans, Domestic Legionella Risk Assessments, and Gas Safety, Electrical Safety or EPC coordination can be added where needed.
Is Complete the right fit?
See when the Complete service makes sense instead of booking individual visits.
Some landlords want more than a one-off inventory, but still prefer a focused tenancy-stage service.
The Complete service gives you professional documentation before, during and at the end of the tenancy, while you remain in control of the property, tenant relationship, rent, repairs and final decisions.
It is a practical option for landlords who want clear records, reliable processes and fewer loose ends across the main tenancy stages.
How It Works
1
Inventory completed
2
Tenant check-in
3
Mid-tenancy inspection report
4
Check-out report
Want the Complete Service?
Inventory, check-in, mid-tenancy inspection and check-out from £375.
Prices shown on the website are indicative starting prices. Final pricing, availability and timings are confirmed before a booking is accepted.
A booking is not confirmed until Good Landlord Property Ltd has accepted the job details and confirmed the appointment.
Access and Property Readiness
The client is responsible for providing safe and reasonable access, accurate address and access details, parking or entry instructions where relevant, and confirmation that the property is ready for the agreed service.
If access is not available, keys are unavailable, the property is unsafe, or the visit cannot reasonably be completed, a fee may still be payable for time and travel.
Scope of Reports
Reports are prepared as fair and practical records of visible condition, cleanliness, contents, fixtures, fittings and relevant details at the time of inspection.
Reports are not structural surveys, valuations, safety certificates, specialist inspections or guarantees of legal compliance.
Limits of Inspection
Good Landlord Property Ltd does not move heavy furniture, inspect inaccessible areas, open locked rooms, inspect hidden spaces, test appliances for safety or confirm specialist compliance unless expressly agreed.
Smoke and carbon monoxide alarms may be noted and power-tested where reasonably possible, but statutory compliance remains the responsibility of the landlord, agent or instructing principal.
Third-Party Services
Gas Safety, Electrical Safety and EPC services are arranged through qualified third-party assessors or contractors where requested. Good Landlord Property Ltd coordinates the arrangement but does not issue those certificates itself.
Domestic Legionella Risk Assessments are for standard domestic rental properties. Complex water systems may need referral to a specialist contractor.
Report Review and Amendments
Landlords, tenants and agents should review reports promptly. Where a tenant or client wishes to raise amendments, these should be provided in writing within 7 working days of receiving the report unless a different period is agreed.
If no written amendments are received within that period, the report may be treated as accepted as an accurate record, subject to fair wear and tear and any later evidence.
Changes and Cancellations
If you need to change or cancel an appointment, please give as much notice as possible. Short-notice cancellations, missed appointments or failed access may be chargeable where time has been reserved or travel has taken place.
Responsibility
Good Landlord Property Ltd will take reasonable care in providing services and preparing reports. Responsibility for property management decisions, repairs, statutory compliance, deposit decisions and tenancy outcomes remains with the landlord, tenant, agent or relevant parties.
Good Landlord provides tenancy-stage support in Bristol, including inventories, check-ins, mid-tenancy inspections, check-outs and related services. For direct enquiries and direct bookings, Good Landlord is responsible for the personal data collected through this website.
Where a letting or managing agent instructs us, the agent may be the data controller and Good Landlord may process information for the agreed service.
What We Collect
We may collect names, email addresses, phone numbers, property addresses, access details, service choices, preferred dates and times, messages, job notes, report information and relevant photographs or records needed to carry out the service.
Why We Use It
We use personal data to respond to enquiries, provide quotes, arrange bookings, prepare tenancy reports, communicate with landlords, tenants and agents, keep business records, manage complaints or disputes and meet legal or regulatory responsibilities.
Depending on the situation, we may rely on contract, legitimate interests, legal obligation or consent. Consent is used where it is appropriate, not as the basis for every part of the service.
Who We Share It With
We may share relevant information with landlords, tenants, letting or managing agents, contractors or assessors involved in the service, and trusted service providers that help us run forms, messages, hosting and business administration.
Gas Safety, Electrical Safety and EPC services are arranged through qualified third-party assessors or contractors where requested.
How Long We Keep It
Enquiry information is normally kept for up to 24 months if no booking follows. Job, report and booking records may be kept for up to 7 years after the service, unless we need to keep them longer for legal, insurance, accounting or dispute reasons.
Your Rights
You can ask to access, correct or delete your personal data, object to certain uses, or ask us to restrict how it is used. Some rights depend on the lawful basis and the circumstances.
To contact us about privacy, use the contact form or WhatsApp link on this website. You also have the right to complain to the Information Commissioner's Office if you are unhappy with how personal data is handled.
