Landlord acting illegally?

openmind1973

Yep exactly that so we have asked them for an itemised quote.

Notmyrealname

openmind1973 wrote: »

We made the offer as we are not disputing the holes just the quote. It would take a professional less than an hour each visit to repair.

Based on what, a quick fill and brush over the holes? It'll most likely end up being a full paint the wall job and it could easily end up being a full paint the room job if all the walls are the same colour and a close enough match can't be obtained.

openmind1973

As the paint used was cheap B&Q matt emulsion which is readily available I don't really see an issue with getting the job done within a couple of hours..

Fire_Fox

openmind1973 wrote: »

Yep exactly that so we have asked them for an itemised quote.

Itemised RECEIPT proves the work has been completed, quote does not.

openmind1973 wrote: »

As the paint used was cheap B&Q matt emulsion which is readily available I don't really see an issue with getting the job done within a couple of hours..

How many times have you filled holes and repainted walls to a professional standard or are you just pontificating? Occasionally the paint matches if you do a touch up, most often it does not, either due to the wall getting bleached by UV light, stained or dirtied by daily living, or simply the new pot being a different batch number.

it doesn't take a couple of hours in one session to do a professional job. You fill the hole proud, leave the filler to dry and 'shrink' slightly, sand down, first coat of paint, leave to dry, second coat. If you don't fill proud you end up with a dent in the wall when it is dried. If you don't leave it to dry the paint doesn't adhere properly or looks patchy or you get hairline cracks. You don't paint with a brush unless the whole wall was originally painted with a brush, you use a mini roller or paint pad to blend in the texture.

PROFESSIONAL not dodge it, bodge it and scarper. If course if the landlord chooses the latter method you should not be charged £438 but you won't know until you see the itemised receipt and photographs.

openmind1973

With respect I'm well aware of what it takes to repair a small hole in a wall

I still would not consider £438 to be a reasonable quote or charge...

In addition, considering the letting agent used cheap matt emulsion to paint the bathroom before we moved in which had to redone as it was not bathroom paint and was bubbling and had to reseal the sink as it was lifting from the unit in the kitchen I don't really hold a lot of faith in their maintenance abilities...

FireWyrm

openmind1973 wrote: »

As the paint used was cheap B&Q matt emulsion which is readily available I don't really see an issue with getting the job done within a couple of hours..

Unfortunately, no two tins of commercial paint are an exact match. You stand a good chance of a match with two tins bought at the same time, but not months apart. They'll argue this no doubt. Even so, £400 is a little excessive and I would be bargaining hard for a reduction as has already been suggested.

Fire_Fox

openmind1973 wrote: »

With respect I'm well aware of what it takes to repair a small hole in a wall

I still would not consider £438 to be a reasonable quote or charge...

In addition, considering the letting agent used cheap matt emulsion to paint the bathroom before we moved in which had to redone as it was not bathroom paint and was bubbling and had to reseal the sink as it was lifting from the unit in the kitchen I don't really hold a lot of faith in their maintenance abilities...

Which is why I said "I would not pay anything until the repairs have been done and you have a itemised receipt plus photographs of the repairs from a member of a recognised trades association OR mates rates."

jjlandlord

The tenant must compensate the landlord for his loss caused by damages, whether the landlord decides to fix said damages is not relevant.

Tenant has no ground to refuse to compensate until repairs have been carried out.

G_M

Just to add - no one has yet mentioned 'betterment'.

If the work turns out to be for a complete wall repaint, or even a complete room, then clearly the landlord will end up with a 'better' decorated property than would otherwise be the case.

He cannot make the tenant pay for this 'betterment'.

Leew1231

Everyone on here makes everything difficult.

To the OP. The Landlord has no deposit of yours, just send him a cheque for 100 to cover the cost. Although really the cost could be much higher, if he does get a professional and they can't match the paint it could be repeated visits over 2-3 days and a full room paint job. That is probably what the LL is quoting, and why should he have a sub-standard job?! But as he doesn't have your deposit, you have nothing to worry about. Surely no-one in there right mind will take you to court over a potential 300.