Tenants Moved out, deposit deductions

Accountant_Kerry

Hi All,

I am a good landlord, i am considerate and get things fixed as soon I am advised.

My tenants have just moved out, they caused condensation issues with mould and wallpaper and pain peeling, I know they caused it, as I got a specialist in to do a paid for assessment. I had already given them a dehumidifer and installed an extractor fan to help them.

So the wallpaper is peeling in a lot of places, so I need to redecorate 3 rooms. They also have made holes in the nets (via there cat who I allowed with an additional 2 wks deposit), the curtains need dry cleaning due cat hair etc, and generally the place is dirty, oven needs a professional clean (it was new 11 months ago) the flat needs a clean, kitchen light has been broken.

I have worked it out fairly factoring in betterment and things that I was going to do anyway (like replace a carpet as I didn't like it and it was coming to end of life) and not charged them for this, but it still comes to £400.

Do you thing this seems a lot?

BitterAndTwisted

Seems very reasonable to me. Do you have quotes for all of the work that needs to be done? If they dispute the deductions you will need to pass copies of them over to the arbitrators.

Accountant_Kerry

Thanks, I have some quotes, oven cleaning £50 already booked. Dry cleaning £40 approx but I will get an exact price tomorrow when I take the curtains down, a deep clean from professional cleaners £130 quote, £150 decorating expenses, this is about 50% of what it will cost for materials and 25% Of labour from a handy man ( i will do some myself but need some help) It was redecorated before they moved in 12 months ago. £8 towards 2 sets of new nets, £10 for a new light fitting. I oriignally quoted £65 for the oven, but have managed to get it for £50 so will reduce the charge appropriately.

McKneff

It all seems pretty reasonable to me to be honest,

Your being extremely nice to people who have not respected your home.

You know what to do if another landlord asks for a reference in the future.

Lazy, thoughtless gits.

Werdnal

Just one extra point - did you have a full and thorough inventory at the start of the tenancy? You will need this to prove the difference in condition should they contest the deductions. I am sure you have one, and have protected the deposit as required, but make sure you note down all the damage/losses as a comparison to support your case.

Accountant_Kerry

I have a good inventory that includes pics, and the deposit was protected at first the original months deposit and then the additional 2 wks once they moved their cat in and paid this extra sum.

They were nice tenants but very young and naive i think, i did keep telling them how to manage the condensation and did all i feel I could have, every time I went round they had all the wondows open, the telling sign was that all the airvents were closed / blocked, not that I went round unless they asked me to before I get jumped on for harassment lol.

They are a young couple and I am absolutely not out to take theie money just to cover some of what will be considerable costs.

clutton_2

""£150 decorating expenses, this is about 50% of what it will cost for materials and 25% Of labour from a handy man ( i will do some myself but need some help) It was redecorated before they moved in 12 months ago."

decorating three rooms for £150 ???? ridiculously low. I would be thinking £600 minimum for 3 rooms wall-paper stripping, preparation or plaster, wallpapering, painting.

As a LL of 12 years I would be asking for 75% of full re-decorating costs as you only decorated it 12 months ago - i assume you can prove that ? Either on the inventory or an invoice from the decorator dated 12 months ago.

You can always come down when negotiating... you can never go up.

Accountant_Kerry

A bit of an update, the tenants are disputing the cleaning charge £130, the place is filthy and I have pics to prove, the toilet looks like it hasn;t been cleaned in months, and the decorating costs, they are refusing to pay any of eith of these charges. They tried to dispute the oven their reason was 'it ws a new oven a couple of weeks after we moved in!' surely that makes it worse as it was brand new.
Also there are fleas in the flat, so it needs a professional debug at £98 + VAT, I stupidly let them have their cat there.

Accountant_Kerry

oh and when they started complaining about damp I also installed an extractor fan and supplied them with a dehumidifier as well as telling them how to manage it.