Tenant Deposit Claim

Yorkie1

Bear in mind that you won't necessarily be able to get the full replacement price for the appliance, particularly if the T has been there a while, as you have to deduct some amount for depreciation (search for 'betterment').

BitterAndTwisted

Given the unauthorised alterations that they have carried out I would be worrying that the cost of putting them right will be greater than the deposit.

Have the agent write a friendly not to the tenant reminding them of all of the issues you have identified and warn them that they will either need to be rectified to an acceptable standard as at the start of the tenancy or will be charged for.

Changing glass doors to folding. The removal of the stair banisters! !!!!!!?

BitterAndTwisted

Alias_Omega wrote: »

The other is damage to property was an appliance which is described on the inventory as being "As New" with photographs to prove. Inventory is signed by tenant. Tenant claims "item was damaged when we moved in" story. Cost to replace item is £200-£220 plus fitting. Unsure on repair, probably not find anyone to do it.

You may not have to if the item is still in an acceptable condition in order to re-let. You just come up with a formula for what the expected life of the item is, deduct a proportion for how old it is and then charge the tenant for how many years of useful life they have deprived you of. Depends on what it is and what the actual damage may be. You could end up charging them twenty quid.

Alias_Omega

^^

I know fella, the item could be repaired though it would cost £160 for the part, then fitting if it could be fitted. However, if replaced we would be happy to pay 25% of the fee of the overall charge set off against as "wear & tear" to the accountant.

Alias_Omega

BitterAndTwisted wrote: »

Changing glass doors to folding. The removal of the stair banisters! !!!!!!?

Glass door moved to another location in propery, folding door fitted in its place.

(We have no idea what were going to do about this, as it would mean putting glass door back where it was, and tenant supplying a full size door. Could be done, though the cost would be ~£100 ishy)

Stairs banister, not the usual banister you would expect in a house. Sort of metal verticals with a wooden bar across the sides. Easily to fit & remove when moving in/out. (Small hallway)

However, the damaged appliance will be an issue as probably be dispute to the death..


Additionally, we noticed the fitted kitchen over was missing a knob. Do you think claiming for this could be the icing on the cake to send them over the edge?

Alias_Omega

BitterAndTwisted wrote: »

You may not have to if the item is still in an acceptable condition in order to re-let. You just come up with a formula for what the expected life of the item is, deduct a proportion for how old it is and then charge the tenant for how many years of useful life they have deprived you of. Depends on what it is and what the actual damage may be. You could end up charging them twenty quid.

Ceramic touch sensitive hob, large crack across it. As new when let 2 yrs ago. £219 to supply from Dixons/Currys plus fitting.

I suppose i could get a bit of heat-proof silicone and sort it out... :rotfl::rotfl:

BitterAndTwisted

Erm, I don't really need to know this but my curiosity us killing me: what full-sized door would the tenant be supplying or paying for if the glass door is still stored on the property? Do you mean that they've removed a full-sized door somewhere in the property and put the glass one in its place? Bloody cheek! Who do they think they are?

BitterAndTwisted

Alias_Omega wrote: »

Ceramic touch sensitive hob, large crack across it. As new when let 2 yrs ago. £219 to supply from Dixons/Currys plus fitting.

I suppose i could get a bit of heat-proof silicone and sort it out... :rotfl::rotfl:

If there's no replacement part (and I don't know whether this is the case, dunno owt about ceramic hobs) then the whole thing will need to be replaced. At a cost of what, 80% of the original cost including fitting. If the expected life would be 20 years then 90% Ind you, things these days don't last and aren't expected to last as long as they once did. Unlike the antique electric cooker I have here which was second-hand when I got it 30 years ago.

sooz

What is the life expectancy of a ceramic hob? No idea, I only use gas
Take 2 year's use away from life expectancy, & bill them for the cost of the lost life of the hob. Or do they have insurance that covers their accidental damage?
If the oven knob broke I'd put that down to wear & tear. You should be able to pick up a replacement cheaply. Try ukwhitegoods.
Doors? Who moves doors in a rental? If they've not been cut down in any way, is it just a case of unscrewing & rescrewing? Or have they actually got rid of one door? Get the LA to write to them asking them to replace both the doors & the bannister to their original positions, and if they don't wait until they have left and get a handyman and a carpenter to quote asap.

Alias_Omega

BitterAndTwisted wrote: »

Erm, I don't really need to know this but my curiosity us killing me: what full-sized door would the tenant be supplying or paying for if the glass door is still stored on the property? Do you mean that they've removed a full-sized door somewhere in the property and put the glass one in its place? Bloody cheek! Who do they think they are?

Yes,

They removed the glass door from a room, moved it to another. They replaced the glass door with a folding door.

BitterAndTwisted wrote: »

If there's no replacement part (and I don't know whether this is the case, dunno owt about ceramic hobs) then the whole thing will need to be replaced. At a cost of what, 80% of the original cost including fitting. If the expected life would be 20 years then 90% Ind you, things these days don't last and aren't expected to last as long as they once did. Unlike the antique electric cooker I have here which was second-hand when I got it 30 years ago.

This is the hob (http://www.google.co.uk/search?q=Samsung+C61R2AEE+Ceramic+Hob&hl=en&tbm=shop&aq=f)

We paid £300 ishy plus fitting as it was child safe. I would imagine the life expectancy is 10 years as its a high end product.

Who would say what the life expectancy is?



Come to think of it, i would need to check with the agent tomorrow if the original inventory is signed by the tenant. Ive noticed that our inventory is signed by the agent, but not by the tenant. As were no in the area, most of these forms are like this (including AST etc).