Discover Everything You Need to Know


The ADR system requires the Landlord or Agent to have collected evidence in order to satisfy the adjudicators that they have a justified case. The TDS is going to make it harder for the landlord to recover their disputed deposit without an independent and impartial report.

How will disputes be resolved?

The TDS ADR system uses an electronic-based dispute scheme, meaning that there will be no hearing and the adjudicator will not visit the premises. Documentary evidence will be needed to be provided electronically i.e. over the net should a dispute arise. This will require precise and exact inventories, and possibly photographic or video evidence, statements, forms to fill in etc. Before this procedure was brought in, you just used to say, for example, that the tenant had broken the chest of drawers or not cleaned the property.

Similar evidence was required under the old way if a case ever got to court but in practice very few Landlords would bother to sue as the Tenant was always looked upon favourably.  The ADR service is free but so bureaucratic that not many will opt to use it. Under the old system, if a tenant wishes to argue about what they consider was an unreasonably withheld deposit, they would have to have used the county court scheme where they would usually receive a sympathetic hearing. The county court scheme has many faults but one is not being anti-tenant, the reverse is true, the court is as a whole anti-landlord as those of us who have had used it will testify. Even under the TDS landlord and tenant is still free to use the county court if they so wish.

Nothing to Fear

Landlords have nothing to fear from using the ADR. Fortunately, the TDS has in one way proved an advantage for the landlord as it is not as anti-landlord as the county court. That there is no cost in using the ADR will encourage more tenants to use it compared to the county court is debateable.

With the TDS, the landlord will need to provide quality evidence should the tenant put up a valid claim and the matter goes to adjudication e.g. detailed inventories, photographic and/or video evidence. Also the adjudicator will expect the landlord to be more professional than the tenant in their handling of any case and in the quality of evidence provided.

The scheme initially requires the tenant to prove that the landlord has unjustly withheld the deposit. With the county court, the judges are often inclined to believe everything the tenant says and landlords have to have evidence to disprove what the tenant says.

How does the landlord reclaim the deposit?

With the custodial scheme, the tenant’s deposit is locked in until both the landlord and tenant agrees it is to be released. With the insured schemes, the rules state that any disputed deposit must be paid into the scheme. With both the custodial and the insured schemes, the expected path is that if both landlord and tenant cannot agree, then the matter will go to ADR and adjudicator will decide and the money is paid out. What both types of schemes are not clear about is what happens if the tenant abandons the property owing rent etc. or refuses to take part in the adjudication. With the insured scheme the only problem being the delay in getting the deposit back.


See what our customers have to say…

  • Called them out to do an inventory and check-in on one of my properties after a horrendous mess up with an Agent. Not only did they do it properly but it was done and emailed to me within 40 minutes of being completed. Im still waiting on one from my Agent after 4 weeks!!!. Worth the money and cheaper than agents

    Jenny Cane
  • Had a superb experience with this company. The inventory is very thorough and detailed . The best I have seen . They are very professional and reliable . Worth every penny x thanks guys

    Helen Piper
  • PiMS have been a breath of fresh air to deal with. We were impressed by the amount of detail included in their reports. The customer service has been exemplary. Many thanks

    Becci Parkin
  • Very professional .... couldn't believe how efficient .... was also pleased how they did a copy of the inventory in polish for my polish tenant ... it took away all the language barrier..... wouldn't hesitate to re use this company .

    Julia Cracknell
  • Came out same day we called, completed inventory and then checked tenant in. We had the paperwork signed and returned by the evening. Couldn't fault at all. Amazing in-depth inventory with HD photos and forensic measurements, polite and knowledgeable clerk. Best inventory we've ever had done in the uk with any of our lettings. Thanks PiMS

    Karen Trett
  • Highly professional and really prompt service. I was totally reassured that this stage of re-letting my property would be dealt with swiftly & smoothly and they didn't fail to deliver. I recommend that all that are in tenancy services make a very wise decision and use PIMS to avoid any unnecessary and costly situations that can & do often arise.

    Sadie Charles
  • Wow. Now that's what I call an inventory. Detailed, forensic and delivered the same day. In Hd. Every inch of the property covered. Lovely clerk too. Polite, knowledgeable and professional. Thanks PiMS

    Carl Simpson
  • Emma was very nice and professional. Property was checked and inspected quick and thoroughly. I am happy knowing that an independent company is backing me up with my tenancy. They really CARE. Their approach and personal treatment was spotless. 5 stars positive feedback

    Ruben Lopez Catalan
  • I needed an inventory on my 5 bed property. Ruth came out and meticulously recorded all details of my property in a 260 page report with 800 photos in HD. The report was emailed to me and also sent to my tenant. My tenant could iopen it and read it going through the prooperty and could then remotley sign it. I didnt need to come up from Surrey to do the check in or anything. Sorted out there and then in the most exceptional and professional manner.  The report is also tracked and stored securely. PiMS are the best inventory company I've seen in Lincs. Will only use PiMS from now on. Thanks ladies

    Hilary Brown Landlord
  • Fantastic result. Agent said I shouldnt bother to claim but I stuck to my guns and with the check out report Pims did for me I challenged the deposit return myself. Despite paying my agent to do that! Im pleased I did, the report was so indepth and unchallengeable that it was straight forward and the money was with me within 6 days. Now I can repair ther damage the tenants did and re-let, but not with that agent.

    Mrs Jameson

Contact us today, in Lincoln, to obtain more details about our wide-ranging property inventory services.

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