spare keys and changing locks

RobertoMoir

ihategossips wrote: »

This all got a bit heated didn't it. I should just clear up that they did not set out to deliberately film just me but this was a detector for intruders that they had set all the time, I opened the fridge door some time ago and they have only now decided that it was a problem as it's only just been mentioned to me. I did have permission from them to enter and inspect whether that includes the fridge or not is obviously a problem for some and not others.

Part of the reason it got heated, I think, is that you seem to have to tied two or three things together. It might help to keep them as completely separate issues, and try and view them dispassionately.

As I understand it, you have a number of separate issues:

1. Their complaint about the fridge
2. The issue with the stained couch
3. The key/lock thing.

The first one - perhaps you shouldn't have done that, and you have to accept that will set most people's teeth on edge, but really probably very little actual harm done imho. I would suggest that you should explain that you were simply checking its condition rather than trying to pry, apologise for any distress caused and then consider the matter closed and ignore their nonsense about contacting the flying fridge squad at the local nick.

The second one - what can you prove? If the condition of this wasn't recorded in the ingoing and outgoing inventories then that's probably one to put down to experience. If you can show that the damage took place while it was in their care then yeah that's possibly something you can deduct from the deposit for.

The third issue - Changing the locks is imho one of the expenses of the LL business (or for that matter, moving house yourself as an owner). You should change the locks as a LL each time a new tenant moves in. Regardless of what the contract says and whether or not what it says is enforceable, you have no control over what the tenant does with the keys.

As someone said already, have several sets of barrels in 'stock' and rotate them.

ihategossips

Thanks, I'm going to make sure one of the locks are changed once I have ok'd this with new tenants.

Sofa and other dilapidations are not a worry as check in report was very thorough and I've had written confirmation from The company that did it that they would have reported the huge stains as they did inspect it thoroughly to find the Fire Lable. Check out (different company and not my choice) didn't notice a lot of additional items in the property so I can't rely on that report and I contacted them and the EA as soon as I noticed these things weren't on the report.

I've only claimed for items that have been marked as missing and damage that has been caused since the check in as I actually don't consider the deposit as some kind of bonus as some LL's do. I also really don't want the argument but I have a feeling i will get one anyway.

martindow

If your check out report didn't mention the stain on the sofa I can't see how you can try to withhold money from their deposit for this. The T will produce the report and that part of your claim with be struck out.

ihategossips

Because the Tenant has admitted it was there when they were living there but they are trying to say it was like that when they moved in.. they had a copy of the check in report where it obviously wasn't mentioned (because it wasn't there) and they signed the report to accept the condition etc was all as stated in the check in report. I saw the check out report and immediately got in touch with the agency as I was amazed it wasn't mentioned. The Check out also failed to mention some additional items in the property so their observational skills obviously aren't great.

In short - they accepted the stains weren't there on the check in report by signing it and they have admitted the stains were there at the Check Out... BTW, I'm not claiming for a new sofa or anything just the cleaning of it.

theartfullodger

ihategossips wrote: »

.........t... BTW, I'm not claiming for a new sofa or anything just the cleaning of it.

Surely total cleaning cost wouldnae be fair - only a share of the cleaning costs (you'd expect some need for cleaning under fair-wear-'n-tear..). Wouldnae want HMRC accusing you of "betterment" eh??

Cheers!