Property Inspection Visits & Vacant Property Checks

Non-Technical Property Checks Across Medway and Kent
Grillo Realty Services provides appointment-based property inspection visits and vacant property checks for landlords, property managers, investors and property operators who need a reliable factual update from someone on the ground.

Each visit follows an agreed brief or checklist and can include photographs, visible observations, accessible meter readings and clear factual visit notes.
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Available by confirmed appointment, subject to location, access arrangements, diary availability and the agreed visit requirements.

Local Property Checks

When You Need a Clear Update Without Being There Yourself
A property may be vacant, between occupancies, under refurbishment or located too far away for you to inspect personally.

You may need to know whether access was obtained, what was visibly present at the time of the visit, whether a specified issue could be photographed or whether the property appeared materially different from the previous visit.

GRS provides a practical, non-technical attendance service. We visit the property, follow the agreed instructions and report visible facts without presenting the visit as a building survey, technical inspection or compliance assessment.

Agreed to Your Visit Brief

What GRS Can Observe and Record
Depending on the purpose of the appointment, a property check can include:
  • Access Confirmation: Recording whether access was obtained and whether the visit could proceed as planned.
  • Prescribed Photographs: Capturing photographs of specified rooms, areas, fixtures or visible conditions listed in the client brief.
  • Video Capture: Recording agreed video of accessible areas where this has been requested in advance.
  • Visible Property Condition: Recording visible damage, deterioration, disrepair, cleanliness issues or other exceptions without diagnosing their cause.
  • Vacant-Property Observations: Recording visible signs relevant to the agreed brief, such as whether the property appeared secure, whether post was accumulating or whether obvious internal changes were visible.
  • Accessible Meter Readings: Recording and photographing displayed meter readings where the relevant meter is accessible and can be approached safely.
  • Client-Supplied Checklists: Recording visible information against a checklist supplied by the client.
  • No-Access or Aborted-Visit Evidence: Documenting attendance where access cannot be obtained or another issue prevents the visit from being completed.
  • Key Collection and Return: Collecting, holding temporarily and returning keys where this has been agreed as part of the confirmed appointment.

Factual Visit Outcomes

A Clear Record of What Was Visible
After the visit, the client can receive an agreed combination of:
  • confirmation of the attendance date and time;
  • confirmation of whether access was obtained;
  • photographs or video captured to the agreed brief;
  • accessible meter readings where requested;
  • a no-access or aborted-visit record;
  • factual notes on visible property condition;
  • a record of visible exceptions;
  • confirmation that specified areas were attended;
  • details of any access problem;
  • confirmation of key collection or return where applicable.
The visit record reports what was visible at the time of attendance. It does not determine the cause, seriousness or technical significance of any issue observed.

The required reporting format and timeframe are agreed before the appointment is confirmed.

Who the Service is For

Practical Support for Landlords and Property Operators
Property inspection visits and vacant property checks may be useful where:
  • a landlord lives outside Medway or Kent;
  • a portfolio owner needs a factual update between personal visits;
  • a property is vacant or between occupancies;
  • an HMO operator needs prescribed photographs of communal or accessible areas;
  • a property manager needs a local visual attendance;
  • a buyer or investor needs specified factual information captured;
  • the property is undergoing refurbishment;
  • visible progress needs to be recorded against a client-supplied checklist;
  • accessible meter readings are required;
  • a suspected visible issue needs to be photographed;
  • a no-access appointment needs to be documented;
  • repeat scheduled checks are required for an unoccupied property.
GRS can support one-off and repeat visits where the brief, frequency, reporting format and pricing have been agreed.

Clearly Defined Scope

Visible Observation Without Technical Assessment
A GRS property inspection visit is a non-technical visual attendance.

This means we can:
  • observe accessible areas;
  • photograph visible conditions;
  • record factual information;
  • follow a client-supplied checklist;
  • report visible changes or exceptions;
  • confirm whether specified items appear present;
  • record whether access was achieved.
It does not mean that GRS determines:
  • why damage or deterioration has occurred;
  • whether a defect is structural;
  • whether damp, mould or cracking has a particular cause;
  • whether a property is safe;
  • whether a property complies with legislation;
  • whether repair work is necessary or adequate;
  • whether an issue requires urgent technical intervention.
Where specialist judgement is required, the client should appoint an appropriately qualified surveyor, contractor, engineer or other professional.

Important Service Limitations

A Scheduled Check Is Not Continuous Security Monitoring
A vacant-property check records visible conditions during the agreed appointment.

It does not guarantee that:
  • the property is secure at all other times;
  • no unauthorised access has occurred;
  • utilities are operating correctly;
  • hidden leaks, defects or hazards are absent;
  • alarms or security systems are functioning;
  • the property meets an insurer’s vacancy conditions;
  • an issue will not arise after the visit;
  • all areas are accessible or visible.
GRS does not provide emergency response, guarding, continuous keyholding, alarm monitoring or security patrol services.

Clients remain responsible for determining any inspection frequency required by their insurer, lender, lease, licence or internal policy.

What the Service Does Not Include

Property Attendance—Not Surveying or Certification
GRS does not provide:
  • building surveys;
  • structural inspections;
  • homebuyer reports;
  • technical property inspections;
  • formal inventories or schedules of condition;
  • check-in or check-out inventory reports;
  • damp or mould diagnosis;
  • defect diagnosis;
  • invasive investigation;
  • fire-risk assessments;
  • electrical, gas or other safety inspections;
  • statutory compliance assessments;
  • confirmation that a property is safe or compliant;
  • repair specifications or technical recommendations;
  • approval or certification of workmanship;
  • clerk-of-works services;
  • tenancy management;
  • tenant enforcement;
  • welfare or safeguarding visits;
  • legal, insurance or investment advice.
GRS records visible facts against the agreed brief. Decisions about safety, repairs, compliance, value or further professional investigation remain the client’s responsibility.

A Straightforward Booking Process

How to Arrange a Property Check
  • 1. Send the appointment details
    Provide the property postcode, preferred date, property status and reason for the visit.
  • 2. Confirm the viewing brief
    Tell us which areas, items, readings or visible conditions should be photographed, observed or recorded.
  • 3. Agree access arrangements
    Explain how access will be provided and whether keys need to be collected or returned.
  • 4. Receive confirmation and pricing
    GRS reviews the location, duration, access requirements, reporting needs and diary availability before confirming the service and price.
  • 5. GRS attends and reports
    We complete the agreed visit brief and provide the factual record in the agreed format.
Booking notice:

Submitting an enquiry does not confirm an appointment. The booking is accepted only after Grillo Realty Services has confirmed the scope, timing, price and access arrangements.

Local Service Area

Operating Across Medway and Kent
Core coverage includes:
  • Chatham
  • Gillingham
  • Rainham
  • Rochester
  • Strood
  • Hoo and the wider Medway area
Appointments may also be available in:
  • Gravesend
  • Maidstone
  • Sittingbourne
  • Dartford
  • Aylesford
  • Snodland
  • West Malling
  • Tonbridge
  • other parts of Kent
Wider South East appointments may be considered subject to travel, duration, diary availability and the service required.
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Pricing

Clear Pricing Before the Visit Is Confirmed
Property inspection visits and vacant property checks are priced according to:
  • property location;
  • appointment duration;
  • access arrangements;
  • key collection and return;
  • the number of areas to be checked;
  • photographs or video required;
  • checklist and reporting requirements;
  • accessible meter readings;
  • repeat-visit frequency;
  • urgency or out-of-hours attendance;
  • travel outside the core service area.
Repeat vacant-property checks may be priced as an agreed programme where the location, frequency and visit brief remain consistent.

You will receive the full price and applicable booking terms before the appointment is accepted.

No appointment is confirmed until Grillo Realty Services has agreed the scope, timing, access arrangements and price.
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Frequently Asked Questions

Is this a building survey?
No. GRS provides non-technical property attendance, visible observation, photography and factual visit notes. We do not inspect structural elements, investigate defects or provide a professional survey opinion.
Can GRS identify damp or mould?
GRS can photograph visible staining, condensation, mould-like growth or other specified visible conditions. We do not diagnose the cause, determine the seriousness or recommend technical remedial work.
Can you confirm that a vacant property is secure?
GRS can record whether accessible doors or windows appeared visibly open, closed or damaged during the visit where this is included in the brief. We cannot certify security or guarantee the property’s condition before or after attendance.
Can you carry out regular vacant-property checks?
Yes. Repeat visits can be arranged where the property location, frequency, visit checklist, access arrangements, reporting format and pricing have been agreed.
Can you inspect an occupied property?
Yes, where the client has appropriate authority and lawful access arrangements have been confirmed. GRS does not determine whether notice, consent or tenancy-access requirements have been satisfied.
Do you provide formal landlord inspection reports?
GRS provides factual visit notes and agreed photographs. We do not provide a technical landlord inspection, formal inventory report, schedule of condition or compliance certificate.
Can you record meter readings?
Yes, where the meter is accessible and can be approached safely. We record the displayed reading only and do not test or certify the meter or utility installation.
Can you confirm that refurbishment work has been completed?
GRS can photograph visible work and record whether items listed on a client-supplied checklist appear present or complete. We do not approve workmanship or confirm that works meet specifications, contracts, regulations or professional standards.
What happens if access cannot be obtained?
GRS can record the attendance time, visible circumstances and agreed contact attempts, with supporting photographs where appropriate. The visit may remain chargeable under the confirmed booking terms.
Do you offer Saturday appointments?
Yes. Saturday appointments may be available subject to location, access arrangements and diary availability. GRS does not currently provide routine Sunday appointments.
How quickly will I receive the visit record?
The reporting timeframe is agreed before booking and depends on the visit requirements. Where access fails or another material issue prevents the appointment proceeding, GRS will notify the nominated contact as soon as reasonably practical.
Will the visit satisfy my insurer’s vacant-property requirements?
GRS can follow an agreed visit brief, but the client is responsible for confirming the frequency, content and evidence required by the insurer. GRS does not guarantee that its visit record will satisfy any particular insurance policy or claim requirement.

Request a Property Check

Need a Reliable Factual Update From the Property?
Send us the property postcode, preferred date and time, expected duration and access arrangements.

We will review the appointment and confirm availability, scope and price before the booking is accepted.
Request a Property Check
Send Details by WhatsApp
Non-technical property inspection visits and vacant property checks across Medway and Kent, with wider locations considered subject to availability.