UK Landlord Forum / Life

Hello there
I put new carpets in my property in December 2014, and my first tenants moved in in January 2015.  I let the property as unfurnished.  The tenants are dropping rather large hints that the stair carpet is wearing on the edge of quite a few of the stairs.  Am I liable to replace this, as it was there when the tenants moved in, or not, as it is let unfurnished?  (I am also surprised that it is wearing so soon, as it is the same as the lounge carpet which is still fine).
Thank you
Shelly

Tenants can certainly notify you about issues, or perceived issues, like this. It doesn't, necessarily mean you need to do anything. If it was considered a hazard in any way you should. You appear to be relaying that the staircase carpets are getting worn after just over 2 years. This would be a surprise to anyone unless they were the cheapest market stall carpets you could find, maybe? It sounds like something being wear-and-tear, but it's not clear how many people live in the property.

Maybe their lifestyle means they spend little time in the lounge?

Anyway, the bigger picture is simply this - you appear to have long-term Tenants who pay their rent (you don't mention problems in this area) and who are communicating reasonably with you (hints don't equate to demands, right?)... a Landlord's wet dream. Figure out how much to have the stairway carpet replaced, balance that out against rent, and decide whether you want to jump on that. Even better, go for reasonableness x 2 and possibly see if they wish to contribute, but I'd politely make them aware the carpets are only 2 years old.

Carpets are not furnishings. Harmony is the key objective.

Hi HG
Thank you.  There are two adults in the property and I did agree to them getting a dog about 12 months ago.  The carpets were a mid-range price.
They are good tenants, approachable, and always pay the rent on time.  I was just wondering what the right thing to do would be.
Shelly

Ah, the right thing to do? As opposed to what you're obliged to do - they are so very different, you see?

That's all within your gift, I'm afraid... but here's my two pence:

The right thing to do is to keep your Tenants, your customers, happy. They won't want to move. They have a dog and it's hard to find Landlords who accept pets. Invest in a sturdy carpet and get it replaced. When you're doing it, make them aware that you'd like it to last at least X years. If they move out due to something like this (their home getting tattier and tattier) then it's just a headache for you... plus the cost of putting in a new carpet anyway (as prospective Tenants are unlikely to see it and want the place if it's as tatty as they think), plus a void, plus re-letting costs... no thanks.

So, it's not only the right thing to do... it's also the smart thing to do. You just need to do it in a way that they don't think you're a walkover and then start coming to you for every little thing.

For instance...

I am travelling to Sheffield today to replace some GU10 bulbs. The Tenants appear incapable of changing them. One of their bathrooms now has no lights - they're doing whatever they're doing in the dark! I've only just been made aware. Now, normally, I would definitely push back on this - because a) It's stupid and b) it's clearly their responsibility. However, I am willing to do this because a) they're really quiet and totally low maintenance and b) they pay their rent on time and c) these GU10s in the bathroom are actually a PITA to change - so I can sympathise somewhat.

It's about pragmatism. I'm even thinking, instead of changing the Tenants, I might change the bathroom light fittings - then the issue goes away.

Lol - spoken like a landlord of experience!  Thanks very much for your help. 

My mini-adventure today involved changing 4 x GU10 bulbs... 2 in the bathroom where they have those little clips, a glass fascia and a rubber ring - real pains. The fittings needed to come out of the ceiling void to properly get at them! Then 1 in the living room where the 2 lads sharing had managed to push the bulb up into the ceiling void, despite the holding ring being firmly in place - I was impressed by this, obviously once it gets hard they fall back to my own stance - force.

Then 1 in a bedroom... one of the 70mm GU10s - again, a real pain to get in properly... suffice to say this was the one that did me in, as the little rubber sucker tool I had would not adhere to the front of this bulb (as it wasn't completely flat) and, therefore, I found it incredibly difficult to get into its slots.

I believe GU10s were invented by The French. I don't know this for sure, I just believe it.

Good luck with your new carpet. ;-)

Thank you!

On the subject of G10 bulbs, we have replaced all in our properties with LED's. We have thus far never had to replace an LED, they are cheap enough to buy now, cheap to run and produce way less heat. Agree with Hippogriff re changing bulbs, easier to sort yourself.