Small hole drilled for in worktop for plumbing; is it likely to affect the deposit?

robatwork

Or come at this from another angle....Drill some more 5mm holes...wire in some LED lights from underneath....all sealed perfectly of course and all in glass that can withstand extremely high temps and shocks.

Everyone's maybe happy.

CMcW

I've had major discussion about repairs with my LL's agent this week and this is what I take from it - If your contract says you must make good any damage, then I would expect that a replacement worktop to match the remaining units, and properly fitted, would be sufficient in relation to the hole you drilled.

Any other damage to the units would be separate - if the LL deems you caused it then they can probably demand payment for replacement. If you can prove it was already badly damaged/poorly fitted then they cannot look to you for that. If you have no evidence, it would be your word against his.

This is only my interpretation of the situation with my LL and it may be different depending on your own contract.

anselld

CMcW wrote: »

- if the LL deems you caused it then they can probably demand payment for replacement. If you can prove it was already badly damaged/poorly fitted then they cannot look to you for that. If you have no evidence, it would be your word against his.

This is only my interpretation of the situation with my LL and it may be different depending on your own contract.

Not quite. The burden of proof lies with the LL based on the check in and check out inventories. If there is no evidence the T is likely to get the benefit of the doubt.

Neither does it depend much on the LL interpretation nor the contract. The deposit arbitrators will apply the statutory rules.

cwcw

If I were in your situation, personally I'd keep schtum, cover the hole with a coffee jar or something when you get inspected, and then get your dad to put a like for like replacement worktop in before you leave, such that nobody would notice.

GDB2222

anselld wrote: »

LL should not charge full cost of a brand new worktop as that would be "betterment", ie new for old. LL should charge based on estimated proportion of remaining life.

eg Old work top 5 years old at end of tenancy
Expected life 10 years.

T liable for 50% of replacement + fitting cost of an equal quality worktop

It is up to LL to make a case which is fair and reasonable, without betterment, supported by evidence (signed inventory, quotes, etc). Best for you to negotiate with the LL but if you think you are being overcharged take it to the deposit dispute process.

Perhaps the cheapest way would be get Dad to replace worktop at end of tenancy!

My worktop is currently 15 years old, and it's got at least another 15 years left in it. So, I wouldn't expect you to get much if any reduction due to betterment. It's not like a carpet or washing machine, which definitely wear out over time.

Replacing worktops is expensive. There's a lot of plumbing work to do, plus possible retiling of the whole kitchen if some of the tiles break. If you leave it to the LL, expect to lose your entire deposit and possibly be sued for a whole lot more.

Yes, get Dad to replace it, but only if he can get an exact match. You can't just change one bit unless it matches. If dad does a good job, the LL may possibly not notice or care. But, there is a saying "when in hole, stop digging".

CMcW

anselld wrote: »

Not quite. The burden of proof lies with the LL based on the check in and check out inventories. If there is no evidence the T is likely to get the benefit of the doubt.

Neither does it depend much on the LL interpretation nor the contract. The deposit arbitrators will apply the statutory rules.

I appreciate the clarification, thank you. :beer:

bluecelticgirl

cwcw wrote: »

If I were in your situation, personally I'd keep schtum, cover the hole with a coffee jar or something when you get inspected, and then get your dad to put a like for like replacement worktop in before you leave, such that nobody would notice.

That is so dishonest! I am considering renting out my house but to be honest people like you put me right off.

anselld

GDB2222 wrote: »

My worktop is currently 15 years old, and it's got at least another 15 years left in it. So, I wouldn't expect you to get much if any reduction due to betterment. It's not like a carpet or washing machine, which definitely wear out over time.

Replacing worktops is expensive. There's a lot of plumbing work to do, plus possible retiling of the whole kitchen if some of the tiles break. If you leave it to the LL, expect to lose your entire deposit and possibly be sued for a whole lot more.

Yes, get Dad to replace it, but only if he can get an exact match. You can't just change one bit unless it matches. If dad does a good job, the LL may possibly not notice or care. But, there is a saying "when in hole, stop digging".

15 years old with 15 to go is still a 50% reduction.

If it was a good qualityworktop I would tend to agree, but the cheap ones definately wear out and it sounds like that is what the OP has described.

As for difficulty, depends if it has a sink or hob in it but even so it is not that difficult!

cwcw

bluecelticgirl wrote: »

That is so dishonest! I am considering renting out my house but to be honest people like you put me right off.

Maybe, but sometimes the ends justify the means. If done properly, LL would never know any different (if anything, they'd notice all the years of wear on the worktop had suddenly been "fixed") and tenant would not be risking their deposit. Everyone is a winner.

Yorkie1

Smedders11 wrote: »

Why? Because my dad's a credible and highly experiences tradesman who's agreed to fit one for free. If you were in this situation, and intended to being obstinate, then by all means go and spend more money than necessary by trying to stick to ridiculous principles

Whilst there will be no harm in your offering your father's services, you cannot force the LL to accept his work.

The LL can use whosoever he wishes.