Rented property - replacing kitchen

abby1234519

silvercar wrote: »

I assume you inspected before deciding on this property, so were aware of the kitchen defects. Does the rent reflect the state of the property?

The rent does in my eyes as we pay a lot less than anywhere else.

cattie wrote: »

As the house & the kitchen were no doubt in a similar state to what it is now, the landlord could take the view that you knew exactly what the kitchen was like before taking on the flat & that if you weren't happy then you could have looked for another property. It is extremely unlikely that he will want to update the kitchen at this point, especially if the property is still able to attract tenants.

We didn't get as much of a chance to inspect the property as I would have liked in fact it was an open house where you had 10 minutes to look at the property before leaving. Because the listing was put up without any photos but at £600 it seemed like half of Harrogate wanted to go see it. At first glance the kitchen just looked shabby but workable, like I said aesthetics isn't a problem. However it isn't until after living here for nearly a year that we are having problems. I highly suspect the dog has something to do with the current state of the kitchen. Out of all the people who looked at the property, we were 1 of 2 who went for it. I heard a lot of the other prospective tenants muttering about the kitchen as they left and lack of heating upstairs. I just don't really care for modern things!! If the landlord said no to replacing the kitchen then I would ask them to replace the lino as that is a tripping hazard and also to do something about the worktops and door fronts. Those have caused injury, albeit not exactly a life threatening injury. But obviously as a parent I don't want anything that could hurt the child. If they won't do that then I just have to decide between rent cost and quality of house. If I am that bothered then I will move out. You could argue that if it costs £1000 or less to replace the kitchen then after a year of living elsewhere I would have paid the same amount as if I had to replace the kitchen myself. Not that I would replace it myself, it isn't my house to just toy around with. I would like to stay here though as eventually once my debt is paid off I can save for a house. Having the lower rent is advantageous in that respect

ConfusedofYorkshire

The trouble is by doing this he may raise your rent or get someone else who'll pay more. Depends on if he's a descent sort

AdrianC

abby1234519 wrote: »

If I am that bothered then I will move out. You could argue that if it costs £1000 or less to replace the kitchen then after a year of living elsewhere I would have paid the same amount as if I had to replace the kitchen myself. Not that I would replace it myself, it isn't my house to just toy around with. I would like to stay here though as eventually once my debt is paid off I can save for a house. Having the lower rent is advantageous in that respect

So - if the landlord is reluctant - then offer to cover the cost yourself. As you say, it'll pay you back in no time at all, compared to moving.

<shrug> Nothing to lose, really...

ACG

Why not ask if you can replace the kitchen if he agrees not to raise the price in rent for say 2 years?
He benefits as its an almost guaranteed tenant and he gets a new kitchen.
You benefit by paying below market rent for 2 years or 1 year if you are paying a grand.

Ask him if he wants to come in and design it.

It then also costs him nothing.

abby1234519

AdrianC wrote: »

As you say, he's renting it at a low rent BECAUSE of the state of it. Would you be happy for the rent to then be raised?

Entirely depends how much by.....if he JUST replaced the kitchen and it was through my company then I'd pay £50 a month extra. Because I know how much it will have cost :rotfl:

If he also installed central heating then I'd pay another £50 maybe.

If he replaced all the windows (double glazing is shot to bits). You try to clean the window and it still is dirty....its because all the dirt is inside!

Edit: Good point about me replacing it and him not raising the rent. I will go for that if he says no.

I've spoken to my contact at Reeds Rains, she understood what I was talking about. She said the landlord may go for it in the sense that he will have to replace the kitchen at some point so might as well do it whilst he can get it for cheaper. I am to send her photos of the issues re damage.

Fingers crossed!

AdrianC

abby1234519 wrote: »

Entirely depends how much by.....if he JUST replaced the kitchen and it was through my company then I'd pay £50 a month extra. Because I know how much it will have cost :rotfl:

How much it cost has no effect on the rent he'd be able to get from somebody else, though...

lynneinjapan

It sounds as if you have some health & safety issues with the existing kitchen - it's possible that the place would fail an inspection by the the council's environmental health officer, in which case notice would be served on the LL to make improvements and if he failed to do so then he could be prevented from letting the property. There's a Govt guidance doc here which is pretty heavy going but the following bits are relevant:

Page 27: "Kitchens – These are primarily food preparation areas. All surfaces and fittings and fixtures, such as sinks, worktops and food stores, should be designed, fitted and maintained so that they and the kitchen area can be readily cleansed and maintained in an hygienic condition."

Also pages 106-115.

I've also found a more user-friendly but much less detailed booklet here.

If your LL is reluctant to upgrade then these might add some weight to your argument (though if you were to call Env Health in then it would probably antagonise him, esp as he'd likely be forced to install heating upstairs too!).

xylophone

however we love the house's location as its perfect for OH work and nursery as well.

Will the landlord sell you the house? Then you can have it just as you like...;)

Otherwise, tell him that you can obtain a very substantial discount if he will pay for a new kitchen and see if he is willing to play (or pay).:)

abby1234519

AdrianC wrote: »

How much it cost has no effect on the rent he'd be able to get from somebody else, though...

I wasn't being entirely serious...

abby1234519

xylophone wrote: »

Will the landlord sell you the house? Then you can have it just as you like...;)

Otherwise, tell him that you can obtain a very substantial discount if he will pay for a new kitchen and see if he is willing to play (or pay).:)

Honestly, I would love to buy this house. It isn't huge or anything, its an okay size but its "our home". However with our debt that would be a long way down the road. Its something to think about in 5 years time!