Tenant wants to make modifications to my property

mlz1413

Patchman if you get the work done whilst they live there then you can claim for this against any profit and it's all under your control.

If you let them do the work then I would set out in writing what they are allowed to do, what will be removed and what it will be replaced with, how the decoration will be made good etc. Do this in a point by point format and say that you must be shown the replacement before purchase and allowed to inspect after finished. Insist one job is done at any one time and that all work must be agreed.

The last thing you want is a blue suite with green walls, just because they like it, with badly tiled areas that aren't high enough to stop the shower water penatrating the plaster and then to fall out with them over the disagreement.

I'm sure if they wish to stay and do the improvements they will also want reassuring that the rent is not going to be increased and they are allowed to stay long term. Remember after each job the inventory will need updating too.

I would also say to let them live in the house for 6 months to see how they keep the place and get on with the neighbours. I'm sure these tenants must be good as they want to settle, but equally it's your asset and you don't want to find out in a years time they have stripped the house bare and turned it into a cannibas factory.

Catblue

You are the landlord and you need to be the one in control of all improvements and modifications.

You say the tenant won't be doing it himself, but he might just be getting some random mate or his dad round to do it, which could be very worrying. Could end up with the house flooded. And then there would be tiling, painting, flooring on top of that. You'd be making a leap of faith that the tenant has great taste and can manage a good finish.

And I personally wouldn't let anyone near a fireplace in my house unless I managed it very closely. You'd be hoping that the tenants know what they are doing. Emphasis on the word hoping.

This tenant seems very erm keen, so you need to rein him at the very least otherwise he'll be starting other jobs that he thinks needs doing. God only knows if he'd finish any of them.

Do you have references from his previous landlord? Might be worth giving them another call before you decide how to proceed.

I also think it is strange that the tenant paid 6 months rent up front. Why?

Geenie

You would have to make it quite clear and in writing, who is paying for what before any work commenced, as the tenant could come back at a later date claiming the expense of doing all of this out of any deposit.

Then make sure it is white and a certified plumber is used, and also check the finished work.

My instinct as a LL would be to pay for it myself. Firstly because if it needs improving then it should be on me to do so. Also, I would want control over what was going in and know the plumbers doing it, so I could be sure of a good job and no problems at a later date. As already mentioned, you can pick up bathroom suites very cheaply, and although the plumbing has to be factored in, you can put all of this work against tax for the property.

jojopo000

Just a Tenants point of view here, (sorry) but when I moved into my house nearly 2 years ago it had a awful orange carpet. I paid to replace the carpet myself as it was me who wanted the alterations. I chose a carpet and the landlord checked it and agreed. After 6 months unfortunatly is became filthy due to frontroom being very close to front door so I paid to have Laminate flooring put down. I know nothing is forever as we nearly lost our home last year but was told we would be refunded for the flooring. We have since remained in this house and have a great relationship with the landlord and he lets us do what we want, ie decorate etc as he trusts us and we understand that although the house isnt ours its still nice to live in it as though it is.
We have also agree that we at some point will pay half towards a new kitchen as it needs doing but isnt desperate and again is something we would like doing.
We pay our rent early each month and have no cause for complaint (at the moment).
Sorry to waffle but just wanted to show sometimes it can work out.

MaximumImpact

I agree..We have been renting our place for 7 years and have no intention of moving on for another 10 or so. Our landlord lets us do what we wish with regards to decorating and other improvements. So far we have, built a utility room, plumbed in a full new bathroom, built a handmade wooden kitchen, decorated from top to bottom, put in all new carpets, turned the garden from a wilderness into a 3/4 acre piece of art with decking water features, paddocks and fully stocked veg garden.

Luckily my DH is a bit of a whizz when it comes to carpentry and the landlord is happy with the standard of his work and knows it'll benefit him when he moves on.

If you have a good landlord/tenant relationship, I believe it's to everyones benefit. If you have a happy tenant then they'll stay!!!

rent_and_buy

I think its a good sign they they are happy with the house, i would let them do the modifications if thats what they want to do, obviously they want to stay there for a long time.

However if you are thinking of selling or moving back into the property shortly, i would not let them do it has it seems a bit unfair on the tenants.

They might be thinking they will stop there for the next 10 years, even if they do pay for modifications if they live there 10 years they will probaby need doing again after.

I would just make it clear you want the work to be done properly, what you could do as a incentive, is pay them so much back each month they stay to pay for the modifications as long as they agree to leave them when they leave, otherwise you will want it put back to how it was.

So if they do have the modifications done, pay them so much money each month, the longer they stay, the more money they get back for the modifications they have carried out, and you are happy having good paying tenants.

I think being a landlord it works both ways and if you have good tenants they are worth rewarding.

my_gorgeous_ellie-belle

We have done similar things in our home - none to the extent of ripping out a bathroom suite but hey if it needs doing and they are willing to pay (and you werent quite ready to pay for it for whatever reason, as you should morally if its in a state of disrepair). Why not agree a colour scheme with them? Beige and white can be nice if done right and modern. Or even all white/magnolia, etc. I wold tell them they must stick with a white suite as then you can hardly go wrong. But tbh if it is monitered and all in writing that any bad workmanship will be covered by them if needs re-doing, and its going to make the room look better then why not?

Are the fireplaces old ones? If the property was unfurnished then these things could potentially stick out like a sore thumb once a tenants furniture is in. We changed kitchen cupboards and covered the sides with that special cover stuff - all on a budget but certainly looked the part and held up nicely for what it was used for.

I assume you checked references, if they honestly came back great then i'd let them. If the references were only so-so maybe let them but moniter everything. You may end up with some nice work being done.

For example, after having DD turn 1 we needed to move to a two bed property. We had been paying £650pcm for approx 2.5yrs (very low price here) and fixed up the place and modernised it throughout and then they let it to the next tenant at £775 (asking price was higher but she had asked what we were paying so bartered). Nice big £125pcm difference for our work - but our LL and agent were very happy and gave a lovely reference (agent actually tried to keep us but we had found a place via a friend).

Good luck though!

theartfullodger

Paid 6 months up-front and now wants to make modifications?? Any cannabis plants around??

Cheers!

Artful

greenface

I have put conservatories and new windows into rented houses paid for by the tennant even council possibly thinking about it now more often than i know. No problems and no comebacks

Geenie

I wouldn't want any fire places removed! I have heard several people bemoaning the fact they did this several years ago, and then couldn't burn logs or coal when fuel prices rose last year and they wanted to turn off the gas/oil because of cost. Fire places are a good feature to a property and should not be removed in my opinion.

Also, I would add that we have tenants who have made alterations to their homes over the years, and we are fine with that and never bother them as we know they love the property .

But a new tenant is a completely different kettle of fish, and this is one who has only just moved in. So I would advise the LL to tread carefully for the first year.