Renting - Deposit & repairs at end of Tennancy

Wi11iams

Hi, Hoping for a little advice before I go any further with my LLs Agent. Moved out on 21/10/2013, have been waiting for charges letter, dated 31/11/2013 received 1/11/2013 with the following problems given....

Further to your check out of the property the following dilapidations were noted:
Paint on rear garden wall
Gutters need cleaning out
Loose plug socket
Door needs cleaning
Kitchen door handles broken
Front door knocker missing a bolt
Dimmer button missing from light switch
carpet clean

I am happy to pay for damage that we are responsible for which is....
Loose plug socket, knocked off as we were moving out
Dimmer button missing (small white plastic knob cover)

Other Stuff...

The paint is kids paint on the interior garden brick wall, we had a call about it the day we moved out and we offered to run up and get it off, as it is only water based kids paint and would take 5 mins to get off, we didn't get a reply even after chasing it up.

We were told not to gloss anything directly by the LL, the marks on the door were not coming off with a clean so required rubbing down as part of the glossing.

Gutters, gutters are in good working order and we did not have a problem in the 4 years we were there but LLs Agent noticed what looks like 2 small patched of grass or similar poking above the edge of the guttering.

Door handles broken, not sure about this 1 there were a couple of broken drawer handles when we moved in and were told they were general wear and tear and to replace them if we wanted them to be fixed if not leave them, then theres the door between the hall & kitchen the spring mechanism of the bolt has failed so the handles stays limp again we are sure it was like that when we arrived although it was not noted in itinerary and we did not notice it for some time as the door was always kept open.

front door knocker bolt missing, cant remember if it was there or not when we moved in.

Carpet clean, my Mother in Law works for the company that my LLs Agent hires their carpet cleaners from, she used the same machines and did the house from top to bottom.

We do not want to get out of anything we feel responsible for but it does seem they took more time with the exit inspection than they did on the entry inspection!! The LL is returning to live at the Property after 8 years of it being rented out and we have moved to a different rental with the same Agent.

No prices from them as yet but could I ask the more informed on here if we have any rights as regards the disputed "dilapidations" and what we can be expected to be charged? Thanks alot!

drwhofan

Can I ask what's noted on the check in?

G_M

Are these items broken down by cost?

Work out which you accept, and the cost, then write offering to accept that amount as a deposit deduction, but contesting the rest.

Wi11iams wrote: »

Hi, Hoping for a little advice before I go any further with my LLs Agent. Moved out on 21/10/2013, have been waiting for charges letter, dated 31/11/2013 received 1/11/2013 with the following problems given....

Further to your check out of the property the following dilapidations were noted:
Paint on rear garden wall You've moved out, so too late to DIY
Gutters need cleaning out landlord responsibility
Loose plug socket electrician call out? Plasterer call out?
Door needs cleaning do you agree? What does the check-in inventory say?
Kitchen door handles broken What does the check-in inventory say?
Front door knocker missing a bolt What does the check-in inventory say?
Dimmer button missing from light switch You've moved out, so too late to DIY.
carpet clean you cleaned, therefore contest. What does the check-in inventory say?

BitterAndTwisted

Was there a dual-signed check-in inventory from the start of your tenancy? Depending on what that had to say about the condition, it's an absolute nonsense to attempt to charge you for clearing out gutters. Maintenance to the exterior of the property is the landlord's responsibility. Next thing you know, they will be asking you for money out of your deposit for painting the exterior of the window-frames and the front door!

Did you receive notification that your deposit had been registered with one of the approved schemes?

Wi11iams

Hi, thanks alot for the reply DrWhoFan, G_M & Bitter, yes there was a dual signed check in, none of the things mentioned were on there, but the check in was very brief, we were 1st time renters so didn't realise the need to be very careful noting things down. When speaking to the inspector he admitted the check in/out proceedure had changed alot in the ttime we have been there and they are alot more stringent.
We cannot remember if we received deposit notification or not tbh, but I imagine we have.

No costs have been mentioned as yet

BitterAndTwisted

In which case you will need an itemised list of their proposed deductions, so you may judge whether they are fair or not. If none of the things noted in the check-out were on the check-in then you will be liable for them BUT NOT the guttering.

How you go about negotiating about the deductions, or disputing them if it comes to it, depends on whether your deposit was registered or not. You should have received notification from the landlord/agent informing you of this. If you don't know either way, the time to request that information is now.

dimbo61

Refuse everything and quote fair wear and tear after 4 yearss of living in the property.
The LA and LL are having a laugh over the minor items after 4 years and the Landlord is not entitled to "betterment"
Contact the 4/5 deposit schemes to see if the deposit was registered.
Do not let the LA or LL rip you off

G_M

Wi11iams wrote: »

..., but the check in was very brief, we were 1st time renters so didn't realise the need to be very

That does not answer the question: what does it say? Please quote.

If it has a single sentence saying "Entire property is immaculate and in 'as new' condition' that is very different from: "Entire property is showing signs of its age'

Both are 'brief', but significantly different!

If it is simply a list of contents, without any comment on condition at all, anywhere, again that is different - but until we know we cannot advise.