Tenants leaving soon

david29dpo

My partner and I have a house rented and the tenants have just given there 1 months notice to vacate. The last time I went round (2 months ago) to change some light bulbs the place was a tip. Even looking through the mess, the damage done to things like the kitchen work-top etc made me cry! The house was totally renovated 10 months ago with everything brand new (house was on the market for 8 months with no sale) What i would like to know is when we do the final inspection, is this on the day they move out and give the keys back? The reason i ask is if the tenant asks when the deposit will be returned (its in the protection scheme) and i say no chance, whats stopping the tenant trashing the place? Or is it best to say nothing (which i would prefer) and let the scheme deal with it?

silvercar

Do the inspection when the tenants have cleared out their property.

I owuld say you have to write up a report, if you can't face telling them face to face what the problems are.

Remember to distinguish between wear and tear and damage.

McKneff

dont know much about this sort of stuff but couldnt you ask the letting agent to do the inspection (that is if you have used one) if not just do what silvercar suggests and tell them you have to do a report and they will hear from you soon.

tbs624

david29dpo wrote: »

My partner and I have a house rented and the tenants have just given there 1 months notice to vacate. The last time I went round (2 months ago) to change some light bulbs the place was a tip.

Why are *you* changing the light bulbs for the T's?

david29dpo wrote: »

Even looking through the mess, the damage done to things like the kitchen work-top etc made me cry! The house was totally renovated 10 months ago with everything brand new (house was on the market for 8 months with no sale)..

Do you have a signed inventory from the start of the tenancy?

david29dpo wrote: »

What i would like to know is when we do the final inspection, is this on the day they move out and give the keys back? The reason i ask is if the tenant asks when the deposit will be returned (its in the protection scheme) and i say no chance, whats stopping the tenant trashing the place? Or is it best to say nothing (which i would prefer) and let the scheme deal with it?

Why not meet with the Ts ten days before they are due to move out and ask them to deal with some of the issues?

It's really not a case of you just saying "no chance" over their deposit, or of "saying nothing & letting the scheme deal with it" - it doesn't work like that.

Within 10 days of the end of the tenancy you have to have notified the tenant (in writing) of any deductions that you want to make and be able to fully justify them. You do have to allow for FW&T but this does not include dirt or damage. If the T deos not agree then you proceed down the dispute route. It's always more difficult if somewhere has been your home, dressed ready for sale and then you end up having to let it but you can't just make a decision to say "no chance" on the issue of any return of the deposit.

david29dpo

tbs624 wrote: »

Why are *you* changing the light bulbs for the T's? Because the bulbs are g10 spot lights, not easy to change, plus tenants dim (pardon the pun!)

Do you have a signed inventory from the start of the tenancy? Yes

Why not meet with the Ts ten days before they are due to move out and ask them to deal with some of the issues? This is my main concern, whats stopping them trashing the place? plus they cant even change a light bulb!

It's really not a case of you just saying "no chance" over their deposit, or of "saying nothing & letting the scheme deal with it" - it doesn't work like that. How does it work then?

Within 10 days of the end of the tenancy you have to have notified the tenant (in writing) of any deductions that you want to make and be able to fully justify them. You do have to allow for FW&T but this does not include dirt or damage. If the T deos not agree then you proceed down the dispute route. It's always more difficult if somewhere has been your home, dressed ready for sale and then you end up having to let it but you can't just make a decision to say "no chance" on the issue of any return of the deposit.

Gives them plenty of time to trash the place then!

Simbacat

I would always do a pre-termination inspection at least 2 weeks before the tenants are due to move out. With the tenant present you can highlight any repairs etc that need to be done prior to the tenancy end date. You should get them to sign the inspection form agreeing to carry out these repairs and then send them a letter again confirming the works needed. I would also send a copy of their tenancy agreement hightlighting the sections detailing tenant responsibilities at termination.

Once the tenants have emptied the property and returned the keys I would do an immediate inspection (taking a camera with me) and then let the tenants know the works that would be needed to bring the property up to a re-lettable standard - taking into account general wear and tear. The cost of these should then be taken from the deposit. If of course the cost of repairs is more than the deposit then the tenants should be recharged for these works.

Hope this is helpful!

david29dpo

Thanks for that. The tenants are incapable of doing anything (2 dizzy young girls)

anotherpaul_2

david29dpo wrote: »

Gives them plenty of time to trash the place then!

If you give it to them within 10 days AFTER the end of the tenancy, which I believe is what tbs meant, you don't give them any extra time to trash the place. Unless they're planning breaking and entering, of course.

anotherpaul_2

tbs, you seem to know these things. If they're done damage over and above that which is covered by the deposit, is it possible to sue them for the shortfall? Is it worth the hassle?

tbs624

anotherpaul wrote: »

tbs, you seem to know these things. If they're done damage over and above that which is covered by the deposit, is it possible to sue them for the shortfall? Is it worth the hassle?

Yes, it is possible. Whether it's worth the hassle depends on the amount of money involved and how much time & energy you have, because obviously its not just about getting judgement, you then have to seek enforcement.

GrammarGirl

david29dpo wrote: »

Thanks for that. The tenants are incapable of doing anything (2 dizzy young girls)

If they are incapable of changing a lightbulb they really shouldn't be living independently!