Landlord keeping whole of our deposit

prudryden

tbs624 wrote: »

??? You can generally wash emulsioned walls with a soft cloth and clean soapy water without necessarily having to repaint - there are specific washable emulsion paints with a higher "scrub resistance" too.

After a 3 year tenancy I would say that most rental properties would be ready for repainting anyway, at the LL's expense. As Lynz says, even if there were some marks caused by a tenant, it does sound like betterment if the LL/LA is suggesting that the whole house should be redone at the tenant's expense.

I did suggest that he get expert opinion on the washing of the walls. Everytime I have seen someone attempt to wash painted walls, he has left the walls looking like a checkerboard - large clean swirls surrounded by the normal colour of the walls. You would need to wash every inch of the wall with the same pressure. That is generally unaceptable to new potential tenants looking over the property. (But then I guess that depends on the person). I do admit that I have seen professional cleaning companies manage to get the walls fairly decent, but it was fairly time consuming.

These discolourations show up quite readily on digital film. Most properties only need refreshing with a coat of paint every 6 to 7 years. Just look at your own home or your relatives. My walls look the same after 8 years except for dampness that seeped in from a broken downpipe. But, it is time for a new coat of paint just to liven them up a bit.

pinkkaz

Hi mbaz, I recommend this thread for a helpful read!

http://forums.moneysavingexpert.com/showthread.html?t=227606

mbaz

pinkkaz wrote: »

Hi mbaz, I recommend this thread for a helpful read!

http://forums.moneysavingexpert.com/showthread.html?t=227606

Wow that's one hell of a thread!!! Good result though makes me feel positive about this! :T

mbaz

prudryden wrote: »

I did suggest that he get expert opinion on the washing of the walls. Everytime I have seen someone attempt to wash painted walls, he has left the walls looking like a checkerboard - large clean swirls surrounded by the normal colour of the walls. You would need to wash every inch of the wall with the same pressure. That is generally unaceptable to new potential tenants looking over the property. (But then I guess that depends on the person). I do admit that I have seen professional cleaning companies manage to get the walls fairly decent, but it was fairly time consuming.

These discolourations show up quite readily on digital film. Most properties only need refreshing with a coat of paint every 6 to 7 years. Just look at your own home or your relatives. My walls look the same after 8 years except for dampness that seeped in from a broken downpipe. But, it is time for a new coat of paint just to liven them up a bit.

We washed the walls and the cream ones came but fine. There were 3 pink walls that left "swirly" marks where we had washed I have to admit.

I dont think the whole house does need redecorating - just touching up here and there but she is choosing to redecorate and keeping our deposit to fund it. :mad:

prudryden

The problem is that you can't just touch up the swirly bits. You have to paint the entire wall and then you have to paint the other walls to match. In my properties, I tend to split the cost with the tenants.

If the walls were just dirty, then the LA should never have advised you to wash them and I would use that letter as part of my defence. Also, the fact that you were not invited to attend the checkout. Quite often, many things can be settled there and then.

Do you know if the checkout inventory/condition report was done by a professional INDEPENDENT company?

ncooper1974

prudryden wrote: »

The rate for painting one room in London (two coats) to include ceiling is about £450. Some foreigners would do it cheaper (about £300)

I had a 2 bed flat completely re-painted - walls and ceiling. Also had the carpets ripped up in the bathroom and replaced with stone tiles. Bloke i used only charged me £450 and he was there about 4 days.

So for the LL to say to redecorate a 3 bed house for £3k is obsurd!

Idiophreak

turts2008 wrote: »

hmm just left our uni house. £320 deposit each for all 9 of us (9 bedroom house) each of us recieving £75 back!! landlords charge heavily for the labouring of their workers therefore the cost is generally doubled. From our nine month contract, he had recieved the best part of £20,000 from the nine of us. Bit of a joke he decided to take a further £700 from us all in total considering the house had nowhere near that much damage!!

Surely if they've taken 320-75(245) from 9 of you, they're actually taking an extra 2200?

Anyway, as to the OP, I guess everyone has different standards as to what F W+T actually is, but it sounds (if you're good to your word and there really wasn't much damage to the property) like the property was in need of some work and they're trying to get you to finance a bit of it from your deposit...I'd suggest starting by writing to the LL (as above)...

shamac

Don't give up-we had an almost identical sounding house-cream painted walls and cream carpets everywhere. LL is having a laugh you have the right to live in your house and she can't expect it to be perfect -take her to small claims she wouldn't have a leg to stand on. We got back our £750 deposit through SC landlord bailed at the last minute as his solicitor said judge would find in our favour. I spent 5 full days cleaning walls and carpets-LL needs a wake up call! Check out website for shelter-very helpful.

Best of luck !:T

maypole

mbaz wrote: »

ps. I have videod the condition we left the house in...just dont know where to go to dispute it. Thanks

Good thinking.

Seems she is being very unfair, I am sure you will be able to do something about it. I think she seems to be trying it on, maybe an official letter might put her off if she is trying to diddle you. Are you just young? I hate to see young people being take advantage of. Good luck.

mbaz

I'm 28 so dont think I can be classed as young anymore! Not sure when the transition is...probably around 25!

Anyway I'm overwhelmed by your support and it's spurring me on to take this further. Willwait for solicitors response now. Hopefully if they send her a lette ron her bahelf saying we will pay for cleaning and her luxurious towel rail she will settle....or would that be too easy?!!