UK Landlord Forum / Life

Hi , only been in 3 months but seem very keen to stay . they want to install  a new kitchen . house doesn't really need a new kitchen, its been in about 12 years but still in good condition and quite modern looking - in fact I put new doors on it 3 years ago. . I don't want to pay anything towards it as I don't think its required.  what would you advise?

Short answer - no.  Long answer Noooooooooooooooooooooooooooooo.

A kitchen is a massive fixture and fitting of your property and an expensive one at that.  What happens when they move etc etc.  Decline.  They took the property as it is. 

Quote from: gdm62 on January 17, 2018, 08:27:17 PMHi , only been in 3 months but seem very keen to stay . they want to install  a new kitchen . house doesn't really need a new kitchen, its been in about 12 years but still in good condition and quite modern looking - in fact I put new doors on it 3 years ago. . I don't want to pay anything towards it as I don't think its required.  what would you advise?

I have Tenants who wanted a new bathroom. The existing one was perfectly functional. It was peach. It was from the 90s (came with the house). There is a tax position to be aware of between replacing like-for-like and betterment with stuff like this. The formal, somewhat hard, position would be "no, you took on the property as you saw it". I think a bit of pragmatism does you good, though. I decided to go for it. It was a £3,000 outlay. For that I receive a £25 per month increase in the rent (which will take years to break even, of course). However, updating the bathroom has probably added >£5,000 to the value of my property, my asset. And I do have incredibly happy Tenants (for a while).

At first I wasn't especially happy doing this, but in the end I became enlightened and now see it as a win-win. The Tenants had 'put up with' the existing bathroom for close to 5 years. The thing I did was I gave them a budget and let them run the project - so they invited Bathroom Fitters around, they chose the tiles, they chose the fittings. I did very little except pay. I have seen pictures and I have been to inspect. I did actually choose the shower to be installed and the extractor fan model. As an exercise it was interesting, not without issues, but I realised that I don't care about what is in there... it's never going to be my bathroom ever again.

thanks for replies guys - in this case, the husband tells me he is competent in fitting kitchens (used to be a joiner and still does this type of work occasionally) and for reasons I dont want to discuss here - they have the chance of a brand new kitchen at a very low cost to themselves.  I want them to be happy, and I imagine they cannot see why I wouldnt snap their hands off.  I can see their point of view.  what about if I put in writing that I am ok with them going ahead  but kitchen must be done to a good standard (be at least as good as one already there)  and they agree that the kitchen is a fixture of the house and whenever they decide to move on the kitchen will remain. also state that I am unable to contribute to the cost as the current kitchen is perfectly fine? and ask them to sign it?  I realise that I am taking a risk still - but a long term happy tenant who wants to take care of your property is a rare find and one I am keen to hang on to

There is a big difference between tenants like those mentioned by Hippogriff,and someone moved in just 3 months ago. I would not even begin to consider the request until they have been there at least another year.How have they come by this kitchen-you must be very careful if it is a bit dodgy.I refused to let some tenants wallpaper a newly painted neutral colour flat.They rang the night they moved in.They were quite put out,her Dad was a painter/decorator she claimed,and would restore to original state if they left.They split up before the first 6 months was over,leaving the place like a tip,paint filthy.Suppose he ripped your kitchen out,then something happened (slipped disc,new job whatever) and they could not/would not complete the work.I think they've got a bit of a brass neck to even ask. 

Quote from: gdm62 on January 18, 2018, 11:27:32 AM...and for reasons I dont want to discuss here - they have the chance of a brand new kitchen at a very low cost to themselves.

This is kinda important, though. I always feel like there's a bit of a difference between someone who plans for something and someone who takes advantage of an opportunity, possibly on a whim. The latter people are those that might not see a project through... they can be people things happen to.

I think you are seeing the benefit to yourself of this brand new kitchen. Am I right?  You've asked for some input here, but the decision will be yours in the end, and I can predict what it will be.

Interesting Hippogriff !   In fact I  do not see any advantage to me,  it actually could be a disadvantage as they want to rejig the layout - and I prefer it how it is. But should I care as I never want to live in it myself?    I find it difficult to say no to someone who cannot understand why I would say that. my gut says no, but they won't like it.

Quote from: gdm62 on January 19, 2018, 11:39:35 AM
Interesting Hippogriff !   In fact I  do not see any advantage to me,  it actually could be a disadvantage as they want to rejig the layout - and I prefer it how it is. But should I care as I never want to live in it myself?    I find it difficult to say no to someone who cannot understand why I would say that. my gut says no, but they won't like it.

Guts are wonderful devices for protecting yourself.  You could tell them that they'd be able to chnage the layout of the kitchen in their next house.  This will be the thin end of a very thick wedge.

Quote from: gdm62 on January 19, 2018, 11:39:35 AMBut should I care as I never want to live in it myself?

Only as an asset. If you wanted a new kitchen and employed a Kitchen Fitter to do it, then you'd be pretty damn sure that the outcome would be a kitchen you'd specified and were happy with the finish of. Otherwise, you'd probably withhold payment until it was, right?

Simply put - in this scenario you lose that ability for proper (really any, I suppose) quality control.

Of course it could go well and, hey, free kitchen! It could go tits-up too.

I would not allow it for several reasons:
1. very new tenants asking for such a major change - who knows what they will be like further down the line and what else they could request
2. personal liability - what if someone was injured in the process or caused major damage to your property accidentally
3. as an asset, even though you would personally not live there again ever, the new kitchen should be fairly neutral because obviously for the sake of attracting future tenants - so another difficult limitation/question on aesthetics and function of the kitchen
4. even if all went well, it's possible the tenants could feel they have 'leverage' over you in future
5. it's usually best to start as you mean to go on so perhaps telling them no now could save worse in future