Replacing furniture for tenants (wear & tear)

maa299

Hi - I have tenants who've recently pointed out that two of the dining table's four chairs are loosening as result of wear and tear. It looks like the whole table will have to be replaced for another one with chairs.

My tenants are due to stay till about April.

I'm not sure that this is my responsibility - is it? Our tenancy agreement specifies that I need to accept fair wear and tear, but does that oblige me to replace a worn out non-appliance as the case is here?

I was thinking of suggesting to the tenants that we go 50/50 on a new table and chairs...does this sound fair?

littlemissmoney

maa299 wrote: »

'm not sure that this is my responsibility - is it? Our tenancy agreement specifies that I need to accept fair wear and tear, but does that oblige me to replace a worn out non-appliance as the case is here?

Yes. You must maintain anything you supplied as part of the tenancy.

maa299 wrote: »

I was thinking of suggesting to the tenants that we go 50/50 on a new table and chairs...does this sound fair?

Ummm, no That's what they pay rent for. Would you be happy if they took 50% of the tables and chairs with them when they left?

littlemissmoney

Why are you double posting?

http://forums.moneysavingexpert.com/showthread.html?p=14081687#post14081687

milliebear00001

What a bizarre idea! If you are letting the property on a furnished basis then of course you need to replace any furniture that becomes worn - that's what 'accepting wear and tear' means! Why on Earth would you expect them to pay for your furniture?

sooz

Furthermore, if the chairs are 'loosening' why does this require buying 4 new ones & a table?

Tighten them!

paintpot

If you have supplied the table and chairs as part of the fully furnished package then you are responsible for maintaining them and replacing them as necessary unless you can prove that the tenant broke them in which case you could deduct an appropriate cost from the deposit based on the age, lifespan, original cost etc of the item. It doesn't sound in this case though that it is anything beyond wear and tear.

Splitting the cost 50/50 would be unwise - what will happen when they move out in April, will you get the table and the tenant the chairs? Or will you give them some of the money back? It'll be like a couple getting divorced over who gets what and is fraught with problems

So the chairs are a bit wobbly. If the tenant or a child is sitting on the chair, having reported the problem to you, and then it suddenly collapses and they smack their mouth on the table knocking their teeth out for example, they may come after you. As a landlord, you have a duty of care over everything you supply.

It may be possible to repair the chairs, they may need screwing back together, or some proper wood glue to hold them firm. I am no joiner but let's say, I have some wooden garden chairs that became wobbly and collapsed (I was sat on one at the time ) and they have been repaired but get someone who knows what they are doing to do it.

However, that all depends on the cost of the table and chairs in the first place, as if you replace you will need to replace like for like, so if they are cheap, just go and buy a new table and chairs, or buy a new set of chairs that are in keeping with the table. If not, look at getting the chairs repaired properly.

I hope this helps.

littlemissmoney

From Shelter website:

What if furniture or equipment gets damaged?
If any items in your home become dangerous or unusable through everyday wear and tear, you should report the problem to your landlord straight away. They can then decide whether to repair or replace the item. Your landlord is not allowed to charge you for this and should not keep your deposit.

http://england.shelter.org.uk/get_advice/advice_topics/repairs_and_bad_conditions/repairs_in_private_lets/furniture_and_equipment

maa299

Thanks everyone - I just didn't know and thought I'd check.

The table is getting a bit old, so I'll change the whole think for them.

Sorry I double posted (http://forums.moneysavingexpert.com/showthread.html?p=14081687)...the search engine wasn't helping!

Thanks again for all your replies.

Premier_2

Remember, the replacement chairs will be tax deductable ... unless you already take advanatage of the 10% allowance for wear & tear on fully furnished properties

jimc_2

Have you considered Freecycle? It's an excellent source for these sorts of things and would be a win-win-win for you, the tenant and the environment.

maa299

Thanks for the extra replies! Freecycle could be of use, even as a temp solution.