What to charge tenant for damage???

nb126_2

I rented my property with a management company. Ihave a contract and an inventory.
I expect my property to be given back to me in the state it was given to them, which it states in the contract!
The property was given to them clean and surely I am not asking much to expect it given back to me clean? It also states in the contract that nothing should be put on the Walls without permission, which wad not sought from me.
Being a landlord is not a business for me and I do not make any profit from it. I understand about wear and tear which is why I am not charging for some marks on the carpet and other minor issues!

may_fair

nb126 wrote: »

I rented my property with a management company. Ihave a contract and an inventory.
I expect my property to be given back to me in the state it was given to them, which it states in the contract!
The property was given to them clean and surely I am not asking much to expect it given back to me clean? It also states in the contract that nothing should be put on the Walls without permission, which wad not sought from me.

Then you have a valid case to demand the full cost of cleaning and at least a portion of the cost of repairing the walls (not the full amount because you must allow for wear and tear to the decor).

nb126 wrote: »

1. There is damage on four Walls where they have tried to patch up holes from hanging things on the wall. These Walls now needs re plastering and re painting in places!
2. 4 hours worth of cleaning including cleaning the oven. The tenant left food stuck to the hob and in the oven

Get written quotes for both (I know you've already done the cleaning, but call a couple of professional cleaning companies and ask them to supply a written quote for 4 hours cleaning - an email is sufficient. In fact, it would also be possible simply to charge for your time plus materials such as a can of Mr Muscle - £9.25 per hour is the standard court rate for a litigant-in person's time so that would be a reasonable rate to charge).

Charge the full cost of the cleaning. As for decor, it will depend on the age and condition at the start of the tenancy. For example, if the walls were newly painted at the start, and you'd expect the decor to last at least 5 years before requiring redecoration, and the tenancy lasted 2 years, then your loss is 3 years' worth of use (i.e. 60%), and you'd be entitled to approx. 60% of the cost of making good.

Note that it's unlikely that the walls need to be completely replastered, and you must choose the cheapest repair option - likely to be filling the holes then painting.

FATBALLZ

may_fair wrote: »

Get written quotes for both (I know you've already done the cleaning, but call a couple of professional cleaning companies and ask them to supply a written quote for 4 hours cleaning - an email is sufficient. In fact, it would also be possible simply to charge for your time plus materials such as a can of Mr Muscle - £9.25 per hour is the standard court rate for a litigant-in person's time so that would be a reasonable rate to charge).

Charge the full cost of the cleaning. As for decor, it will depend on the age and condition at the start of the tenancy. For example, if the walls were newly painted at the start, and you'd expect the decor to last at least 5 years before requiring redecoration, and the tenancy lasted 2 years, then your loss is 3 years' worth of use (i.e. 60%), and you'd be entitled to approx. 60% of the cost of making good.

The tenant would be within their rights to challenge that and most likely get a reduction in the bill, as in the link I posted before. A landlord is not a professional cleaner, therefore it cannot be assumed that because a landlord takes 4 hours to do some cleaning, a professional wouldn't be able to do the job faster.

dizziblonde

We always had either a clause to leave picture hooks in-situ, or to make good the walls if we hung pictures... bit of filler, sanding and touched up paint and was job done. What on earth were they hanging that makes you think a replaster is justifiable? The Mona Lisa?!

PasturesNew

Cleaning with a professional bunch £50 tops
Oven cleaning professional who specialises £25
Wall - surely no wall could possibly require a replaster because of a few holes. £50 for a handyman.

may_fair

FATBALLZ wrote: »

The tenant would be within their rights to challenge that and most likely get a reduction in the bill, as in the link I posted before. A landlord is not a professional cleaner, therefore it cannot be assumed that because a landlord takes 4 hours to do some cleaning, a professional wouldn't be able to do the job faster.

Decisions in a county court are not necessarily indicative of the true position.

As I said before in post #18, all LL must prove is that he has suffered a loss and that T is liable for the loss.

Let's say LL did not do the cleaning, and pursued a county court claim for the loss, submitting a cleaning quote as evidence. If LL were to be awarded the cost of a professional cleaner by a court, then LL would be entitled to pocket the money and do the work himself, or not do it at all.

Graham_Devon

We so need some proper tenancy laws in this country.

We charge some of the highest rents for the privilege of "living" in a house. Look what happens if you do "live" in it. It's a bit of inconvinience and a bottle of Oven cleaner. Sure, it would be nice if tenants left it exactly was it was when they moved in, but thats business. Business throws these inconviniences at you. I can spend entire days with clients, only to not get the job. Thats business, I lost out that time. It's an inconvinience.

The walls, I just cannot believe need entire areas replastering after hanging a picture.

Others will see it different, of course. Different strokes for different folks. But I seriously could not be bothered claiming and chasing money, spending longer on doing that, than I did just cleaning the oven. Madness.

ladymarmalade1970

They could have hung a plasma TV on the wall and left massive holes or it could just be unsightly as the wall was wall papered, rendered etc before.

yellowmonkey

Thank god I am not at the mercy of private landords anymore and rent a council house

Eton_Rifle

If it goes to the TDS, be aware that it can take a long time for the judgement and that might make your tenant reconsider and pay something towards the damages.

I put in a claim against a tenant's deposit for replastering and redecoration and it took five months for them to decide my case (they awarded me £490 of the £540 I asked for.)
That was a long time for the tenant to be waiting but I guess they were gambling on winning and getting a full refund.