Tenants broke nearly new glass ceramic hob

B00mer

My tenants have just finished their 6 month contract and left the property. On investigation I found the glass ceramic hob with a crack accross the touch control panel.
I bought the house from new in October 2005, the hob was fitted as part of my spec whilst being built for about £550.
The agents who manage the property for me say that the DPS (Deposit Protection Scheme) who hold the tenants deposit, will probably only release a reduced amount of the total cost of a replacement item, some £250.

This seems grossly unfair as the hob was only 3.5 years old. I feel I am being ripped off by the DPS.

Has anyone else had a similar experience, and what was your outcome? Or does anyone know about the legal side of this? Or does anyone have any constructive suggestions?

robpw2

how did it get broken . ?

Geenie

You can get a new ceramic hob for £250 or much less, and if a rental property, I wouldn't spend more then that anyway. I'm afraid being a LL comes with these sort of problems at times, and these type of hobs are very easy to crack if something heavy is dropped on it. Do you have insurance?

B00mer

Thanks for quick replies. Not sure how it got broken, they didn't own up to it and the agents inspection didn't pick it up !
I understand that a LL lot may not be an easy one, it just grinds on me. Yes I shall be replacing the unit with a much much cheaper one!!

Geenie

B00mer wrote: »

Thanks for quick replies. Not sure how it got broken, they didn't own up to it and the agents inspection didn't pick it up !
I understand that a LL lot may not be an easy one, it just grinds on me. Yes I shall be replacing the unit with a much much cheaper one!!

I would make a strong complaint to your agent. What are you paying them for this rubbish service?

theartfullodger

Dear Bommer: You've 3.5 years use from the hob: You have tenants: Get real, pay the bill & understand you've had a lesson in how to be a Landlord.

How does the cost compare to other training you've had as a Landlord??

Cheers!

Lodger

missile

You paid £550 and after 3.5 years use you get £250. That sounds very fair to me

kunekune

I agree that this sounds fair to me: there has to be some allowance for depreciation. It was not brand new. Otherwise, LLs could ask us tenants to replace all the stuff in the house with new stuff at the end of each tenancy. Oh ... a lot of them do, don't they! It's a pity that the tenants did not tell you when it happened, or that the LA didn't spot it, but the outcome would probably not have been any different.

tbs624

BOOmer - you can't expect a T to pay the full costs of replacement as that would be classed as "betterment". The age of all items has to be taken into account.

I would say, however, that (a) your Ts should have reported the item as broken and (b) you ought to change your LA.

Did you check whether you are covered under any of your LL insurance policies for this damage?

confused31_2

personally the amount you are getting is a fair amount, but the thing that would upset me is the letting agent you are paying did not pick this up, i would have a right go at them and to be honest i would sack them, why are you paying a agent when they are obviously not doing their job??