Tenant or Landlord to replace LED deck lighting?

pug_lover

We are moving out of a property with a typical assured shorthold tenancy agreement which requires us to replace lightbulbs. We have an outdoor decking area with embedded led lightbulbs - 8 of which are not working. The landlord is saying that we need to replace them. However after much research we have discovered this is not an easy task. The bulbs are a sealed unit so individual lamps cannot be replaced, they come all attached to a long electrical wire of 30m and so the whole string needs to be replaced (like a string of Christmas tree lights). As these are underneath the decking it involves pulling up the decking to access the wire. My research tells me this is a 2 hour job, and requires some ability at DIY! Of which I have none. Is this outside of a tenants obligation as it is well beyond the ability of just changing a single lightbulb. As 8 of the lights have failed I also question the quality of the lights that have been installed originally. (according to the checkin report they were all working 11 months ago) Any advice appreciated!

ruggedtoast

If they arent accessible I would argue it comes under wear and tear. LED bulbs shouldn't fail in that short a time either. They generally have a life span of years.

julieb1987

Does your tenancy agreement actually say you have to fit them? If not, I'd buy the replacement bulbs and leave the rest up to the LL!

ValHaller

You are about to be mugged a horrendous amount for replacement, I fear. In your position, I would think about making the argument that these lightbulbs are not replaceable in nature, being permanently incorporated into wiring and decking structure. The condition of the lighting amounting to fair wear and tear.

The other option is to consider how life expired they are, accepting some of the cost of replacement reflecting the unexpired portion of the life of the lighting loom.

G_M

Gather together evidence of what you have discovered about the replacement process. Take photos.

Do not start 'pulling up decking' or you will end upliable for any damage you cause!

If/when the LL deducts from your deposit, raise a dispute with the deposit agency and present all your evidence.

But prior to this, try to reach a compromise: as suggested above, offer to pay for the replacement lamps, which you've benefitted from/used, but to leave it for the LL to do the work.

ognum

This is a definite learning situation for tenants and landlords, it's very nice to have the fancy stuff like deck lighting but in the end all the extras that you have actually paid rent for may cost you when you leave.

Sorry to hear about this, I think it is up to the landlord to replace due to the nature of the replacement but that's just my opinion!

pug_lover

Thanks Guys!
I do agree with you all! I certainly am not going to be pulling up any decking - but fear that I will be presented with a large bill for a contractor to do the work!
I might have to try to get him to reach the compromise of us paying for the new string of lights and hopefully not the install!!
(for anyone interested, the lights were an absolute waste of time anyway! Don't bother installing them!)

According to our contract - the landlords obligations are:

To maintain all gas and electrical appliances and central heating system (if any) and make good or replace any parts which become defective due to fair wear and tear (except for light bulbs and electrical fuses) and not caused by any negligence on the part of the Tenant or invitee of the Tenant.

The tenants obligations are:
Subject to the Landlord’s obligations defined below to ensure all electrical gas and other appliances are kept in good working order and to pay for the immediate replacement of any parts which have become defective through negligence or ill- treatment by the Tenant or any invitee of the Tenant and to replace all light bulbs fluorescent tubes batteries and electrical fuses which become defective.

Thanks for all your tips!

julieb1987

I would quote the "replacement of parts" and "replace all light bulbs". There is nothing to say you have to install them. If he tries to take some of your deposit then dispute it. I'm guessing your deposit is protected? If not then that's a whole other issue and he'll be much worse off!

ValHaller

As the lighting string is just that and there are no serviceable replacements, I would argue that the lighting string is an appliance and that the LL caries the obligations in respect of that item - as the first line of defence

Poppie68

Just a quick one. We have LED decking lights and to replace the bulbs you can pop the units out by pushing something slim under the lip and they come out easy, it is easy to replace the bulbs.

pug_lover

Hi Poppie68! Thanks for your reply! I'd love to know more! We've popped the units out of the decking and they are attached to a wire - seem not to be able to be pulled off the wire? And as the wire disappears off under the decking we can't access any other part. We spoke to our local lighting store and he says they come as a sealed unit and you can't replace the bulbs?
The landlord himself has admitted that part of the decking needs to be removed to access the marshalling box - which surely is outside of our obligations?