How can I claim for damaged furniture - arrrggghhh!

Randy_Trouserman

Hi all,

bit of advise needed if possible.

A tenant has moved out of my managed property after 8 months. She's done a runner without paying 3 months rent, and has damaged the furniture inside.

Whilst the estate agent I rented out through is claiming via their insurance policy for the missing rent, I don't know what to do about replacing/cleaning the furniture. And I'm having to use the tenants deposit towards the cleaning/repairing of other items in the house.

I thought I had a policy that covered that, but having spoken to them it only cover damage to the property as acts of nature and if the tenant has accidentally damaged something. Not for her living like a pig and spilling wax/oil/make-up on the beds, settee and tables.

Can anyone offer a glimmer of hope?

Thanks

RT

Cannon_Fodder

The policy that covers "accidental damage" should apply - a spillage IS accidental...

Get cheaper cleaners and repairers...that will leave some deposit towards the furniture...

The EA presumably did reference checks...perhaps some legal experts can comment on how you go about attaching earnings via her employer...

Randy_Trouserman

Thanks Cannon Fodder,

I am the cleaner, so it can't get much cheaper than that.

When I spoke to the insurance people, they did say that her living in the way that she did, doesn't count towards accidental damage it's more messing living and not respecting property.

Might have another go at them.

If anyone else can help, i'd appreciate it.

RT

clutton_2

welcome to the world of landlording .....

Fire_Fox

You should be able to get most wax/ oil/ make-up out of fabrics with the right cleaning. You would be best posting on the Old Style board but a few ideas:
Wax: cool (freeze the entire item or rub ice pack over) and scrape off the excess, then cover with kitchen roll and run a hot iron over to melt the wax into the tissue.
Oil: neat application of a decent washing up liquid, sugar soap or Stardrops.
Make up: should scrub off fine with detergent unless lipstick - treat lippy as wax.

Any you can't get out claim on the insurance under accidental damage.

Layton_Brayden

After 2 months, you would be lucky to prove that the worms came with the wood. Call the supplier, and you might get a replacement shipment. You also might sell it to someone that used worm wood. That is extremely expensive and desirable.

theartfullodger

Couple of points....
a)

I am the cleaner, so it can't get much cheaper than that.

- err... maybe not because you can't claim, AFAIK, under HMRC for your own time in your tax return... and......... when it comes to court it is usually safer to have a standard receipt from a legit cleaning company to request funds from the thieving little g**t...

b) I suggest you take small-claims court action against the ex-tenant. What, not worth the effort?? Well 1stly she'll be telling all & sundry about how she got away with so much from you & a wee court case might shut her up... it always helps to be known as a Landlord who treats everyone fairly including crooks.. and takes action and 2ndly you might just get your money back. However it takes time (lots), money (some) and great patience & diligence...

Cheers!

Lodger (Done all the above, over £4k recovered so far... .. )