UK Landlord Forum / Life

Hi, i'm a new landlord and i've recently taken in 4 lodgers into my quite large house. I'd be very grateful for any advice on what's reasonable to deduct from a deposit if there's damage to the house.

I have been away from the house for a few weeks because my father is elderly and unwell, and I've just seen today that there's a leak coming from the upstairs bathroom through to the downstairs ceiling in the hallway... it's ruined a patch of paper on the ceiling and wall. It could be a piping problem and I'll get a plumber to visit, but to my untrained eye it looks like some of the grouting has come off around the tiles/bath tub in the last few weeks, though it looked fine before that.

One of my lodgers told me today that he noticed the wet patch on the ceiling a week ago, but never told me. The other lodgers deny noticing anything, though it's a large patch and really quite obvious.

My question is: Obviously if there's a problem with the grouting or piping, then I'd take full responsibility for that. But should the lodgers take any responsibility for the fact that there's been a wet patch on the downstairs ceiling since one week under the bathroom, and nobody informed me, and the patch has obviously got worse and potentially the ceiling more damaged during that time? Also, if the lodgers do take responsibility, how much would it be reasonable for me to deduct from their deposits, and should I deduct only from the lodger who admits he noticed it and didn't tell me, or should I share the deduction equally amongst all 4 lodgers?

Very grateful for your advice. I'm not out to take advantage of lodgers and I want to be fair, but at the same time I don't want to be taken advantage of myself.

Many thanks.

Nothing you describe here can be attributed to your Lodgers, sorry.

You are responsible for these aspects of your house. You are also responsible for having insurance to cover eventualities like this. While it would be very nice for Tenants and Lodgers to make the Landlord aware of any issue as soon as it arises it would be unrealistic to think everything would be caught.

What you are describing here is not damage that has been caused by a Tenant or Lodger, you see? In effect, the damage has been caused by you (well, through your inaction in relation to preventative maintenance, your absence at the time of the issue and, therefore, your lack of awareness of the situation).

Like dogs, some people hardly ever look up.

http://terriblyterrier.com/myths-about-dogs/

If your Lodgers allow you to deduct anything I would be amazed... but, then, you're thinking along these lines so you could be a very persuasive person.

Hi Hippogriffith,

There's a difference: Two of the lodgers told me they saw the damp patch on the ceiling a week ago, and thought it was coming from the bathroom, but didn't tell me.

Is that not negligent?

Thanks again for taking the time to reply, much appreciated.

PS You mentioned insurance. Is there any insurance which covers water leaking from a bath through to the ceiling?

Landlord's insurance?

Thank you, sorry if I seem daft, I'm really very new to all this. I only started taking in lodgers a few months ago, and this is the first time any damage has happened to the property so I'm learning.

May I ask another question which probably seems daft to you?

I've now come back to the house, and I've noticed the bolt on the bathroom's latch has disappeared, ie the latch is still there, but there's no bolt to push it shut and open it. This means you can't lock the bathroom anymore. The lodgers say they have no idea where it went, it just disappeared. Is this normal wear and tear, or should I be charging them for replacing the latch, including getting somebody to fit it?

Hopefully my last daft question. 

Is the door damaged where the latch was fitted. If not this seems like wear and tear.  Just change it and try not to penny pinch.

If you are forever chasing the small amounts of damage it may dilute your case when you really have something to fight for,

Daft questions are fine.

Penny-pinching, as described, is not really cool. Be prepared for these small things... you're likely to become more 'handy' over time as well, which is always good.

I re-strung (not even sure that's the right term) some roman blinds the other week... look at me now!

Thanks guys. Much appreciated.