Landord replacing carpets when tennants don't want to... advice please

fimonkey

Hi All,

I am on an asured shorthold tennancy agreement which is 'rolling over' (i.e. the 6 month fixed period is up and we're on the kind of tennancy where we give 1 months notice to leave and the landlord gives us 2).

I share with two other guys, and we are not responsible for each other's rent (i.e we have individual contracts).

Our flat is a bit grotty and our landlord is re-mortgaging in October and wants to use the extra money to give us a new kitchen, bathroom and replace the carpets. Originally she said she wanted to replace the carpets in the common parts only and we asked her not to as we're happy with them as they are and we don't want the responsibility of keeping them pristine clean. However she said she's sick of how old and tatty they look and it doesn't help her in finding new tennants should one of us want to leave, so seems we have no choice with this. Will she also have a duty to provide 'runners' (the clear plastic covers etc that keep carpets clean)?

Also, she's now said she wants to replace the ones in our room too, do we have to comply with this? I have NO time at all in Oct when she wants to do this to move my stuff out of my room for them to fit the carpet (I am rushing to finish my PhD so this kind of upset is the last thing I need).

Finally, will she then be able to increase our rent to reflect this 'upgrade'? IF so, by how much and how much notice would she need to give us?

My 'Ace' card is that our deposits aren't in a protected scheme, however we're still on friendly terms with her and would like to keep it this way.

Thanks for your advice.

poppysarah

How bizarre. Forcing upgrades on you.

Would you rather move than having carpet replaced?

I am not sure how it affects her really - and she would be better replacing them as you were leaving if she wants to impress new tenants. She not selling up?

Sounds like a time to negotiate with her, but point out you would rather move as it's the same amount of disruption.

BitterAndTwisted

Those plastic runners are pretty cheap, so if you're that concerned about keeping the carpets in the common parts clean, I'd buy them myself.

This is the first time I've ever heard of tenants not wanting the landlord to make an improvement but if you're utterly intent on not having the new kitchen, bathroom and carpets you need to negotiate with the LL and suggest that that all takes place during your notice period, so the LL can re-let when the time comes.

fimonkey

Lol, it's more a case of we're all sporty and muddy (rugby, horse riding, football, cycling,) so replacing the carpets would make our life more difficult in trying to keep them clean when we come home covered in filth and need to head straight to the bathroom.... and we're happy as they are.

None of us really want to move out over it, and unsurprisingly we don't want a rent increase either! We'd prefer a scruffier property with a lower rent, but it seems we have no choice???

Also worried about LL then keeping any deposit money for the tiniest little stain on the carpet (seeing as she's said she's getting beige carpets).

We're not renting 'together' so any one of us could move out without the other, and I see her point about it being better to let to new tennants etc, but don;t see why that means I need to sort out my room for a new carpet when i have no intention of moving out.

Could she FORCE me to have a new carpet in my room (other than give me notice which would be daft seeing as I look after her cats for her when she's away etc and have always paid my rent on time).

silvercar

You need to explain your concerns to the landlord.

Although her point about new tenants appreciating a clean looking place is valid, once they moved in and were faced with sharing with muddy rugby players and sweaty cyclists they may not be happy. Or maybe they would

clutton_2

talk to her - all three of you - explain what you have explained here - it sounds very reasonable to me as a LL -

Fire_Fox

I would write to your landlady and explain your reasons for not wanting new carpets, both the muck issue and the fact that you are completing your PhD. You are entitled to 'quiet enjoyment' so I would assume that means you can refuse the upgrades. I would also put in what you are able to acommodate and when, agree that you are happy to have works done when you have finished writing up and/ or when the next tenant vacates. I'd also ask nicely for your deposits to be lodged: send the letter recorded delivery and keep a copy.

theartfullodger

Firefox absolutely right...

Alternatively tell her you will permit no visits by her/her tradesmen without your prior written agreement which you are minded not to give.... She might get the message...

Cheers!

Lodger

fimonkey

Thanks for all your replies. We tried to put this across to her tonight but she is adamant its going ahead. I've told her that in no way can I move any furniture, it will have to be down to the carpet fitters to do that. Funnily enough she still thinsk she's doing us a favour! I've also asked for as much notice as possible so I can decamp to the library to work for the weekend,.....

Finally, I kinda think it might be in our interests to keep quiet about the deposits as she clearly hasn;t done it maliciously its more that she doesn;t realise (this is her only property she lets out, was inherited). By not saying anything, should she try and keep money back for damage to carpets we can counter claim for it not being in a deposit protection scheme,..... sneaky I know... but am I right do you think?

Thanks once again for advice.

barnaby-bear

fimonkey wrote: »

Hi All,

I am on an asured shorthold tennancy agreement which is 'rolling over' (i.e. the 6 month fixed period is up and we're on the kind of tennancy where we give 1 months notice to leave and the landlord gives us 2).

I share with two other guys, and we are not responsible for each other's rent (i.e we have individual contracts).

Our flat is a bit grotty and our landlord is re-mortgaging in October and wants to use the extra money to give us a new kitchen, bathroom and replace the carpets. Originally she said she wanted to replace the carpets in the common parts only and we asked her not to as we're happy with them as they are and we don't want the responsibility of keeping them pristine clean. However she said she's sick of how old and tatty they look and it doesn't help her in finding new tennants should one of us want to leave, so seems we have no choice with this. Will she also have a duty to provide 'runners' (the clear plastic covers etc that keep carpets clean)?

Also, she's now said she wants to replace the ones in our room too, do we have to comply with this? I have NO time at all in Oct when she wants to do this to move my stuff out of my room for them to fit the carpet (I am rushing to finish my PhD so this kind of upset is the last thing I need).

Finally, will she then be able to increase our rent to reflect this 'upgrade'? IF so, by how much and how much notice would she need to give us?

My 'Ace' card is that our deposits aren't in a protected scheme, however we're still on friendly terms with her and would like to keep it this way.

Thanks for your advice.

Your "joker" card may well be if the inventory details tired, stained and worn carpets.... how are the carpets described and can you be bothered to sign a new inventory if it was sent?

clutton_2

if you have a lot of time left on your agreement ,then i would just tell her "no sorry this is not convenient until I have finished my exams"

You are entitled to "quiet enjoyment" - if necessary get the University or the Council Private Sector housing officer to write to her

she is an amateur landlord who does not understand LL& legislation

she also does not understand carpet fitters - NEVER in 10 years have i come across a carpet fitter who will move all the furniture himselt

if you have not got a lot of time left on your agreement and you risk her evicting you - it may be the lesser of two evils to allow the carpet to be put down at a time to suit you - Half term ?

3xdeposit is an entirely separate issue