When Does This Apply?

This guide applies whenever a tenant leaves belongings behind after a tenancy ends, including:

• After a voluntary surrender or agreed end of tenancy
• After eviction by County Court bailiff following a possession order
• After a tenant abandons the property mid-tenancy

Step 1 — Photograph and Inventory Everything

As soon as you take possession of the property, photograph all belongings left behind. Create a written inventory listing every item. This protects you if the former tenant later claims items were lost, damaged or disposed of without notice.

• Photograph each room before touching anything
• List items by room: furniture, clothing, personal documents, electronics, food, etc.
• Note the condition of each item
• Date and sign the inventory

Step 2 — Assess the Value of the Belongings

The procedure you must follow depends in part on the value of the goods. The Torts (Interference with Goods) Act 1977 requires you to give notice before disposing of goods, but the notice period and procedure should be proportionate to the value involved.

• Low-value items (perishable food, broken or worthless items): You can dispose of these promptly after taking possession. Document what you disposed of and why.
• Items of apparent value (furniture, electronics, clothing, personal documents, vehicles): You must follow the notice procedure below before disposing of these.
• Personal documents (passports, driving licences, financial documents): Handle with particular care. These may need to be forwarded to the former tenant or held securely.

Step 3 — Contact the Former Tenant

Write to the former tenant at their last known address (which may be the property they have just vacated, a forwarding address if known, or a contact address from the tenancy agreement). Also try any email address or phone number you hold.

Your notice should state:

• That you have taken possession of the property
• That they have left belongings behind
• A description or list of the items
• That they must collect the items (or arrange collection) by a specified date
• That if they do not collect by that date, you intend to dispose of the items
• Your contact details for arranging collection

Give a reasonable period to respond and collect — typically 14 days for most items, longer for items of significant value. Send the notice using a permitted method and retain clear evidence of service (for example, proof of posting, email confirmation, or signed receipt).

Step 4 — Storage

While you are waiting for the notice period to expire, you must take reasonable care of the goods. This means storing them safely — you do not need to rent a storage unit, but you should not leave valuable items exposed to damage or theft.

If the volume of belongings is very large or the items are of significant value, consider whether professional storage is appropriate. You may be able to recover reasonable storage costs from the former tenant or from the deposit (subject to the deposit scheme rules).

Step 5 — If the Tenant Does Not Collect

If the former tenant does not collect the items by the date specified in your notice, you may dispose of them. However, you should:

• Keep a record of what was disposed of, how and when
• For items of value, consider selling rather than disposing — you can offset any reasonable costs (storage, sale costs) and must account to the former tenant for any net proceeds
• For items that cannot be sold, dispose of them responsibly (charity, recycling, licensed waste disposal)
• Do not simply dump items — fly-tipping is a criminal offence

Step 6 — Accounting for Proceeds

If you sell any of the former tenant's belongings, you must account to them for the net proceeds (sale price less reasonable costs). Write to the former tenant at their last known address with a statement of account. If you cannot locate them, keep the proceeds for a reasonable period in case they make a claim.

Vehicles

If a vehicle is left on the property, the position is more complex. You cannot simply remove or dispose of a vehicle. Contact the DVLA to identify the registered keeper. If the vehicle is on private land (your property), you may be able to arrange removal through a licensed vehicle recovery operator, but take legal advice before doing so.

Personal Documents and Sensitive Items

Passports, driving licences, bank cards, medical records and similar documents should be handled with care. Do not destroy these. If you can contact the former tenant, return them. If you cannot, consider handing them to the police or relevant authority (e.g. the Passport Office for passports).

Template Notice to Former Tenant

Use this template as the basis for your written notice:

Related Resources

• Warrant of Possession Guide — the step before taking possession after eviction
• Tenant Moving Out Acknowledgement — record the condition at handover
• Deposit Deduction Schedule — financial close-out after possession