UK Landlord Forum / Life

Hi!
I did my 6 months review of the property and it's in a bit of a state. They have been in there for just over 6 months. I have been pretty attentive (changed the fridge when asked, got British Gas to power flush the system because they were complaining etc). They look like they are re -decorating but obvs doing it DIY so the paint job is messy. And there  are damages (doors, glass window pane and dishwasher handle). What am I within my rights to say?

They also got in touch with me about a hole in the parquet floor as if it was my fault (his words were "this floorboard just broke under my foot") but is it my fault? It was fine when I gave them the house...isnt it their responsibility as they made the hole?

We have an AST for 2 years and I am a private landlord (no agents). Would really appreciate any advice you can give me.

Many thanks
Tamsin

Quote from: Popelei on March 26, 2019, 08:23:29 PM
I did my 6 months review of the property and it's in a bit of a state. ..... What am I within my rights to say?

So long as we're not talking extremes here, so not unsafe or unhealthy etc., nothing. They have to return the property to you in the same state less reasonable wear & tear. How they live their lives in the mean time is really not of your business.

The DIY may well be a breach of your tenancy agreement if you have a clause saying no redecorating without permission (such permission not to be unreasonably withheld etc.), you could point it out and ask them to stop. But if they don't, there's not really a lot you can do other than wait and charge them to restore property back to orginal condition less wear & tear at end of tenancy.

Thanks for answering so quickly. And for the info.
What about the floor? Its beyond fair wear and tear...Can I tell them that they should fix it or that if I do it, it will come out of the deposit at the end?
Cheers

If you (or even they can make a good case) that it's a safety issue then you'd be best to get it resolved as quickly as possible... you can record the cost and try your absolute best to take it from the Deposit (what is left to take at the end of 2 years with Tenants like this) at the end... hopefully you have a good Inventory, with nice photographs and signed-off, yes?

Some Tenants think that because they're renting a property it's akin to a kind of bubble of immunity, and anything and everything that goes wrong is down to the Landlord to repair. Sometimes you need to disabuse Tenants of this notion early on, so the pain doesn't get worse in the long-run... however, it looks like you have a long run ahead of you, having signed a 2 year AST - why did you do that? Someone who asks for that at the outset is suspicious in my mind - it's not a benefit to you, as Landlord, you see? It's a millstone. If you do a 6 month fixed term in the future then let it go to SPT, that should satisfy anyone - they can stay as long as they want, but both sides maintain a level of flexibility too.

I recently attended a property to re-affix some staircase carpet that "had just come loose and was a trip hazard"... now, they and both know that the carpet was new and it was laid professionally, and that her 3 kids are probably more than likely something to do with it... but the fact is, it was a trip hazard... so rather than argue the toss about it, I was round to the property and I put it all back as it should be.

Redecorating is one I often allow. And things like hanging pictures. What I do is ensure I know what paint has gone up on the walls... this helps with patching-up. If you can't patch you can do the whole wall easily enough. I prepare myself to fill in various holes and dents at the end of tenancies... I don't try to do a blanket ban on hanging things or painting - I don't consider them student digs... they're people's homes at the end of the day. What has been said before - the Tenant is simply under an obligation to return the property in the same state (less fair wear and tear) as it was at the start of the tenancy... again, you need to have a good Inventory, really, to get anywhere with this. No Inventory - tough ask. I'd also feel for the Tenants if they have no idea of what paint was on the walls before... hard to match otherwise, therefore you'll end up in a situation where you're asking for a badly painted wall to be badly repainted... just in a different colour... thinking it's a done-deal to insist on professional redecoration is a bit of a pipe-dream.

Knowing how quickly some people are to claim compensation for accidents,I would get the floor sorted asap,regardless of how it happened.I used to have an agent who, when doing regular checks,reminded tenants that their lifestyle was their business,but  they would lose their deposit if they did not rectify all damage and dirtiness when leaving.She said it stopped them moaning later.

Thanks everyone - really appreciate the feedback. Have fixed the hole but sadly not sure it will last long.
You make a good point for the 6 month AST - I should have known better but was so eager to get people in for longterm (I work abroad a lot and couldn't face another change over in the next couple of years) but theres nothing worse than shit tenants. Anyhoooo...we live (rent), we learn. Cheers people!