Tenants Damaged Work Surface!

Lavendyr

Re new build quality, sadly, very true. I rented in a new build house as a houseshare a couple of years back. The house was brand new when I moved in. I left 10 months later and the skirting boards were coming away from the walls, floorboards creaked dreadfully everywhere, the kitchen surfaces scratched way too easily and paint was flaking off the doors.

New build houses, OP, != good quality.

linda4767

why should he have to get the cheepest quote ? he could end up with a poor tradesman and the kitchen could look worse than it does now. Go for a middle of the range quote

Imp

The OP doesn't have to use the cheapest quote. If they want something more expensive than best market value, they can pay it. They just can't charge their tenant for it. They are obliged to mitigate their losses - essentially they have to use the cheapest method to put right the damages.

You wouldn't like it if the next time you hire a car, and get charged a huge excess for a tiny scratch on the bumper, they get the whole car re-painted and charge you for it. The OP is not permitted to make improvements to her house and charge the tenants for it. They have to replace a work surface with a similar one, including one of a similar age, or at least reduce the amount they charge the tenants to allow for depreciation.

mrstinchcombe

COWBOY LANDLORD ALERT!

Sounds like the surface is still fully functionable with this wear and tear damage, its just a cosmetic blemish.

Isn't it enough that other people are paying of your mortgage without screwing them on the minor stuff?

Gangstabird

Sorry Jammy but it sounds like they put a boiling pan on a cheap work surface. I would get them replaced with 'pukka' ones to be honest. I did this at my friends house and she has never let me forget it.

Yes, if your letting agent was supposed to maintain the outside of the property in your agreement or were supposed to check it then rant as much as you like at them.

Imp

http://www.plastic-surgeon.co.uk

Just found this company - they may be able to help you without the cost of a new work surface and without ripping off your tenants. Only took 5 minutes on the internet.

ruggedtoast

You seriously cant deduct £550 for a few dings in a cheapo work surface. What kind of landlord are you?

You would prolly get away with £50 - £100 depending on how the tenants felt about it but more than that and the TDS tribunal will clobber you.

You have put the deposit in a scheme, havent you.

Bungarm2001

Just to put things into a bit more perspective...we put in a complete new kitchen recently in one of our rentals for less than you are estimating your 'repair' to be. Looks good too, AND we didn't skrimp on the quality.

If the kitchen you are referring to was put in by a builder, please believe me, they would have spent even less and cut corners on quality unless it was bespoke. If the worktop burnt that easily, it was/is a cheapo.

Next time, if there is a next time, leave your tenants a few pot stands with a polite request to use them.

Buttercup.x

wow that much to replace ONE kitchen surface? what the heck is it made from!? GOLD?

linda4767

Imp wrote: »

The OP doesn't have to use the cheapest quote. If they want something more expensive than best market value, they can pay it. They just can't charge their tenant for it. They are obliged to mitigate their losses - essentially they have to use the cheapest method to put right the damages.

You wouldn't like it if the next time you hire a car, and get charged a huge excess for a tiny scratch on the bumper, they get the whole car re-painted and charge you for it. The OP is not permitted to make improvements to her house and charge the tenants for it. They have to replace a work surface with a similar one, including one of a similar age, or at least reduce the amount they charge the tenants to allow for depreciation.

I am not talking about the cost of the materials! its pretty obvious you cant expect a tenant to pay for granite when ordinary work top was taken out. I am saying dont use the cheepest labour quote to complete the works carried out. It can be a costly job taking out a work top, especially if a hob or sink has to be cut out. A plumber may have to be called out and tiling may have to be re done. You dont want your kitchen being toshed by some cowboy and his cheap qoute :rolleyes: