1. InventoryBase
Best for: large, multi-branch operators who need deep compliance and franchise tools and don't mind per-user pricing.
InventoryBase has been serving the UK inventory market since 2012 and is one of the most feature-complete platforms on this list. It offers client-level control, custom pricelists and automated invoicing, an extensive open API, and a Pro tier built for larger operations, including white-label branding and franchise management.
Key features: client logins and portals, custom pricelists and invoicing, an extensive open API, a network for outsourcing inspections ("Workstreams"), and add-ons covering audio transcription, document import, SMS reminders and card payments.
Pricing: Solo £35/month (1 user, 100 properties), Duo £45/month (2 users), Team £75/month (5 users, 500 properties), Pro £349/month (10 users, 1,000 properties, full feature set). Additional users cost £5 each on Team and Pro; additional properties are 20p each across plans.
Pros: deep feature set for large operations, extensive API for custom integrations, established brand with a long track record, outsourcing network available through Workstreams.
Cons: per-user pricing scales quickly as a team grows, several commonly needed features sit behind paid add-ons or higher tiers, and independent review scores vary widely, from strong Capterra feedback on features to Trustpilot comments citing a confusing interface and inconsistent support.
2. Inventory Hive
Best for: landlords and smaller agencies who want simple, affordable, unlimited-user pricing.
Founded in 2015 and based in Staffordshire, Inventory Hive positions itself as the straightforward option, and it largely delivers on that. It's listed as an NRLA and Propertymark industry supplier, and its pricing structure is genuinely simple: one flat rate per property tier, with unlimited users, reports, branches and storage included.
Key features: paperless approval cycles for tenant sign-off, side-by-side before-and-after comparison at interim and check-out, fully customisable branding with no reference to Inventory Hive on the finished report, and an optional 360-degree virtual tour add-on.
Pricing: £30/month (or £300/year, a £60 annual saving) for up to 50 properties, unlimited users, unlimited reports. Larger portfolios scale up from there. A 30-day free trial is available with no card required.
Pros: transparent, predictable pricing with no per-user charges, straightforward to learn, well regarded for customer support.
Cons: fewer built-in AI features than newer entrants, and its compliance tooling is lighter than platforms built specifically for large, multi-site portfolios.
3. Kaptur (No Letting Go)
Best for: agencies that want the option to outsource inspections to a nationwide network rather than only using in-house staff.
Kaptur is the software platform behind No Letting Go, one of the UK's largest inventory service providers, and its biggest point of difference is Konnect, a network of more than 400 approved clerks that agencies can tap into on demand for overflow work, holiday cover, or rapid growth.
Key features: more than 100 audit-ready templates, structured evidence-first reporting with time-stamped photos and digital signatures, direct ordering of Safe2 safety certificates within the platform, and on-demand access to the Konnect clerk network.
Pricing: not published as self-serve tiers; third-party comparisons describe it as pay-per-report or subscription with volume discounts. Contact Kaptur directly for a current quote.
Pros: strong compliance-first design, a genuinely useful safety net for agencies that need to scale inspection capacity quickly without hiring.
Cons: pricing isn't transparent online, which makes it harder to compare like-for-like without contacting sales, and the tool is closely tied to the No Letting Go ecosystem.
4. TouchRight
Best for: letting agents, property managers and inventory clerks who want unlimited users included as standard, AI-assisted report writing, and predictable pricing based on portfolio size.
TouchRight is an owner-led UK platform used by more than 600 property businesses to complete over 1.3 million inspection reports to date. Its main structural difference from most competitors on this list is that pricing scales with the number of properties you manage rather than the number of people using the software, so every plan includes unlimited users and devices.
Key features: Report Assist AI for drafting photo descriptions and condition wording during an inspection, 20-plus ready-made templates plus a full custom template design service, offline mobile capture with voice dictation and auto-sync, linked reports for instant check-in-to-check-out comparison, lone worker safety alerts, and a formal partnership with the AIIC.
Pricing: All Inclusive from £25/month, scaling with portfolio size, unlimited users and unlimited reports on every plan. A Monthly Lite plan is available from £10/month for lower-volume users, including four reports a month with additional reports at £2.50 each. A 30-day free trial covers up to five properties with no card required.
Pros: no per-user costs, AI-assisted drafting built into the core product rather than sold as an add-on, hands-on UK-based support, integrates with most major UK lettings CRMs.
Cons: its Pro-level tools for very large, multi-brand or franchise operations, contractor payment processing and white-label franchise management, are less built out than InventoryBase's equivalent tier, and its AI is inline drafting assistance during a manual inspection rather than a fully automated video-to-report pipeline.
5. Property Inspect
Best for: larger property or facilities teams that need enterprise-grade compliance and audit tooling beyond standard lettings inventories.
Property Inspect, founded in 2015, has grown into more of a compliance and facilities platform than a pure lettings inventory tool, operating in more than 40 countries and covering risk assessments, HHSRS and building inspections alongside standard reports.
Key features: custom form building with conditional logic, an SLA tracking and escalation system, a vendor and contractor portal, full audit trails, and integrations with major property and facilities systems including MRI and Yardi.
Pricing: Solo £45/month (1 user, 100 properties), Standard £75/month (2 users, 250 properties), Pro £245/month (10 users, 500 properties, CRM integrations included). An Enterprise tier is available on request.
Pros: strong fit for larger, compliance-heavy portfolios and facilities management, robust audit trail and escalation tooling.
Cons: priced and positioned for larger operations, likely more platform than a solo landlord, small agency, or independent clerk needs.
6. The Property AI
Best for: teams who want an AI-first workflow that turns a photo set directly into a drafted report with minimal manual writing.
The Property AI is a newer entrant built specifically around AI photo analysis, automatically generating room descriptions from uploaded images rather than requiring manual condition notes throughout the inspection.
Key features: AI photo analysis and automatic description generation, branded PDF reports, deposit dispute evidence packs formatted for TDS, DPS and mydeposits, and API access on higher tiers.
Pricing: Starter £49/month (around 50 AI analyses a month, unlimited properties, 5 team members), Professional £129/month (around 129 analyses, 10 team members), or pay-as-you-go from £5 per inspection with no monthly commitment.
Pros: genuinely AI-native workflow that can meaningfully cut report-writing time, flexible pay-as-you-go option for occasional users.
Cons: as a newer product, it has a shorter track record and smaller review base than the more established platforms on this list, and its usage-based pricing (a capped number of "analyses" per month) needs checking carefully against your actual inspection volume.
7. miProgram
Best for: landlords and very small agencies on a tight budget who mainly need straightforward inventory and check-in/out reports.
miProgram is positioned as the budget option in this list, with tiered pricing that starts low and scales predictably as a portfolio grows, without per-report charges.
Key features: inventory, check-in, check-out, mid-term and block management reports, unlimited reports and storage on every tier, custom branding available as an add-on.
Pricing: from £10/month for up to 10 properties, rising through clearly published tiers, for example £30/month for up to 50 properties, £75/month for up to 500. Extra users cost £5/month each and custom branding is £20/month. Plans carry a 12-month minimum term, and a one-off £225 onboarding and training fee applies.
Pros: lowest headline price on this list, transparent published pricing table for every portfolio size.
Cons: the 12-month minimum term is longer than most competitors' rolling, cancel-anytime contracts, and the feature set is lighter than the more established platforms.
