Tenancy Deposit

Christopherj_2

Hello,

I vacated my privately rented property on the 4th September 2009 and move to another privately rented property.

today, I received a letter from my previous Estate Agents notifying me that I owe them £239.00 due to some work need doing. A £500.00 deposit was originally paid. The total charged is £739.00.

In my opinion, they are charging me far too much!

I have a couple of questions:

1. legally, do I have to give them the money that they're asking for?
2. On the letter, they stated: "4. Replace lounge carpet with like for like carpet. Including removing of existing carpet and fitting of new carpet, we confirm we shall obtain a further quote for replacement of carpet and will let you have that in due course". What does this mean?

simpywimpy

do you acknowledge that the carpet was damaged beyond normal wear and tear by yourself?

Looks like they are getting two quotes for the replacement and I guess if its any less they will let you know

Ulfar

There are things they have to take into account.

If it really like for like £700+ for one carpet sounds quite a lot.

Age of the original carpet, depreciation has to be factored in.

Was the damage just wear and tear, cheap carpets wear really fast.

Christopherj_2

simpywimpy wrote: »

do you acknowledge that the carpet was damaged beyond normal wear and tear by yourself?

The carpet had an iron burn stain, which was caused by myself.

simpywimpy wrote: »

Looks like they are getting two quotes for the replacement and I guess if its any less they will let you know

So, am I right in saying that I won't be expecting any further charges?

Christopherj_2

Ulfar wrote: »

There are things they have to take into account.

If it really like for like £700+ for one carpet sounds quite a lot.

The charges aren't just for the carpet, but I think the charge for the carpet is a ridiculous price.

clutton_2

if a carpet is burned it needs to be entirely replaced. A LL is entitled to replace the carpet with the same quality carpet as was down there before - less an amount for the years of ownership/wear and tear.

we do not know if £700 is ridiculous or not as we dont know the size of the room nor the quality of the carpet

BitterAndTwisted

In your place I would have notified the LA/LL of the damage when it was caused. Then, you could have looked into replacing the carpet yourself once you knew the manufacturer and shade etcetera and you could have deducted a fair and agreed amount from your last rent-payment for fair-wear-and-tear since it was first fitted.

I think you need to speak to the LA and find out what they're going to replace it with and see if the cost of the carpet excluding removing the damged one and the fitting of the new one is reasonable. Bear in mind that until the new carpet is laid the LL may be suffering loss of rent until new tenants are found.

tizhimi

Bitter and twisted is right.... hope you told them at the time.

Christopherj_2

Can anybody tell me if I legally have to pay the extra charges that the Estate Agents are asking for. When I say extra charges, I mean ex the deposit.

tizhimi

Not sure. Thats why some people now ask for a larger deposit (than a month) to cover potential expenses.

They could take you to the small claims court HOWEVER if you think they are over charging you I'd kick up a fuss.

Hope you've bought an ironing board now, my house mate at uni did that and she lost her deposit, they tried to charge her but didn't have a forwarding address so bugged me until I told them I'd sue them for harrassment if they kept calling me.

clutton_2

a deposit is for "breaches of tenancy" which will include - but not limited to - unpaid rent and damages

OP - you admit you damaged the carpet and the costs of replacing this carpet will include removal, disposal, and replacement of the current carpet - less an agreed amount for wear and tear.

in an earlier post you quote your agent as saying

"" we confirm we shall obtain a further quote for replacement of carpet and will let you have that in due course".

i interpret this as meaning that your agent is doing things by the book - ie he has had one quote (which figure you have been given) and is now preparing to get another quote - and if it is different he will let you know the new figure.

i am not sure what your complaint is - you admit to burning the carpet ... what is the bottom line of your grievance ?