Moving out of rental property

debtfreein2008

I've been living in a rented house for 2 years and 3 months. It was brand new when I moved in but after various issues with the landlord I moved out last week. Whilst living there I put up some pictures/mirror and a curtain rail - with permission and these where done by professionals so minimal holes.

The agent wants to charge me £260 to repaint the walls completely and feel this is excessive. His view is that if they just touch up there will be a mismatch. I wasn't told this at the time and I lived there for a long time and so of course I wanted to make it a home, furthermore I left nice light fittings and other bits which there's no appreciation for.

I'm not adverse to paying something but I dont think this is reasonable and doesnt take in to account any depreciation for the fact that the house is now 2.5 years old.

What do you think?

SerialRenter

Do you have any proof the landlord gave you permission? Otherwise they may be able to claim you've caused damage. Arbitration can only judge on the evidence provided.

If you do have proof, go onto your deposits arbitration service and open a claim for the full amount back. (assuming there any no other costs you've accepted liability for)

stator

If the landlord gave permission appeal their deductions to the deposit protection scheme once you receive notification.
Do NOT agree to have anything deducted. Wait until the official notification arrives and appeal it

benjus

I think the usual rule of thumb is that paintwork should last about 5 years in a rental property - so on that assumption, then at worst you have deprived the LL of half the life of the paintwork, and they cannot justify charging you more than half the cost of repainting. That's the kind of logic the deposit protection scheme would use if it went to ADR.

LEJC

benjus wrote: »

I think the usual rule of thumb is that paintwork should last about 5 years in a rental property - so on that assumption, then at worst you have deprived the LL of half the life of the paintwork, and they cannot justify charging you more than half the cost of repainting. That's the kind of logic the deposit protection scheme would use if it went to ADR.

I agree with this....however the cost of employing a trades to repaint several walls can indeed,depending on the size of them cost the £260 or thereabouts that the OP has said.


it is not unreasonable to get the affeced wall repainted,where the line could be drawn at is the whole room.


The figure of £260 could well be half of the cost...


The point the OP makes about light fittings etc is not really connected to the situation...if you had wanted to take them you were I am sure able to have done that...and afterall your definition of "nice lights" may not be mine,so it is unreasonable to trade this off with the LL now that you are being asked to make good the walls.

benjus

LEJC wrote: »

The figure of £260 could well be half of the cost...

Yes, that had occurred to me too - but cost of labour varies hugely around the country and the OP didn't specify where they are, so it's hard to say.

debtfreein2008

Thanks for replies. I've asked for a full refund via the DPS and I expect they will raise the dispute. I have asked for a break down of the work, materials, labour and also receipts but as of yet they haven't provided - I think this is perfectly reasonable.

agree re fittings, it was my decision to leave but the lights are in bathrooms x 3 and if i took them it would just be bare bulbs but I know this isnt really part of the issue.

I moved out because amongst other reasons I didnt see the property before I moved in because it was being built and so I saw a show house and was told mine would be the same - reserved on this basis. Come moving in day I get the keys and find there's no shower in the main bath - meaning the only shower is in the ensuite, (first world problems I know)! BUT I was paying for the shower and was told it would be as the show house. I argued and they agreed to fit but it never happened and for 2 years we argued about it and in the end I just got fed up! I thinking of seeking compensation but am I wasting my time?

Kynthia

You aren't entitled to see receipts as the landlord doesn't have to have the work done, it's compensation for the 'damage'. However I would expect the landlord to provide a quote to the dispute service as evidence.

LEJC

debtfreein2008 wrote: »

agree re fittings, it was my decision to leave but the lights are in bathrooms x 3 and if i took them it would just be bare bulbs but I know this isnt really part of the issue.

I moved out because amongst other reasons I didnt see the property before I moved in because it was being built and so I saw a show house and was told mine would be the same - reserved on this basis.
. I argued and they agreed to fit but it never happened and for 2 years we argued about it and in the end I just got fed up! I thinking of seeking compensation but am I wasting my time?

See in my experience you should leave as you find...so in theory if there were no light fittings you leave no light fittings.....but I know thats not your main issue here,and whats done is done.
Your mistake in all this is probably that you didnt view the property before moving in....if you had I assume the issue with the shower or lack of it would have come to light...


Out of interest how is it documented on your inventory ?
If it were me I would move on,use it as a learning experience and get dual signed inventories going forward after viewing the property,not forgetting to ask the LL for written permission to put up pictures etc with full clarification on how the property and more importantly the areas where pictures hung is to be left when vacated...


But like a lot of things the benefit of hindsight teaches us all...

LEJC

Kynthia wrote: »

You aren't entitled to see receipts as the landlord doesn't have to have the work done, it's compensation for the 'damage'. However I would expect the landlord to provide a quote to the dispute service as evidence.

Again I agree with this...As a LL I would be happy to provide a quote for work to be carried out on each wall.
It is surprising actually how expensive it can seem for a tradesman to repaint...
The majority of rentals may only be painted with standard magnolia but 2 coats will easily stretch it into a days work of a minimum £125 labour cost...certainly in the area I live.