Leaving rented flat - how to get deposit back with no probs?

pamrleader

Hello

Just came across this forum and wondered if anybody could give me some advice please?

Basically, we are leaving our current flat in 3 weeks time. Our landlord has said (obviously) that the place needs to be seen as clean and tidy before we can get our deposit back. There are a couple of problems with this...we have started the cleaning process but, for example, the whole place needs redecorating and needed redecorating before we moved in 3 years ago. The kitchen is so in a desperate need for a paint but we don't feel we should do it as it needed it before we moved it anyway. Hence, it will be quite difficult to make the place look nice, even though we will try our hardest to clean it. The 2nd thing is there is a slight tear in the lounge carpet. We have glued it down with carpet glue so it doesn't fray, but it looks quite awful. But again, when we moved into the flat, the carpet looked quite old anyway (even though I enquired if it was cleaned and the agent said yes).

Can anyone offer any advice of what to do if they refuse to give us all or part of our deposit back based on the problems I've mentioned? I actually work for property managers, and one of the surveyors has said that all the stuff I am talking about is general wear and tear, and as long as something was not done maliciously, the landlord hasn't got a chance.

Any other advice would be great, thanks.

Pam

boyse7en

Speaking as a landlord, to get your deposit back the place should be clean and tidy, with no damage to the fixtures and fittings. I would accept that paintwork may deteriorate over three years, but I'd probably want to claim some recompense for the carpet. The fact that it looked old is not important, it was undamaged when you moved in.

Of course, other landlords may be less fair/scrupulous/gullible than me so who knows what your's will say!

pamrleader

Thanks for your advice boyse7en. The only thing I can think of though is that there is a similar tear on another part of the carpet at the top of the stairs and this looks like it has been glued down the same way. They might have had it repaired professionally or they might not have even bothered with it (as I said, the property is very old-fashionedly decorated...probably hasn't been done in quite a few years), and just from our experience with them they do come across as very tight landlords (they own the whole close where we live, about 20 maisonettes). It just makes me think that it most cases they get things done on the cheap. With this in mind, I don't want them to charge us £200 or something for the repair, when they get in repaired for £50! Not that I would know, but this is just the impression I get. Could they charge us for the whole carpet, and if so would it be more than say £100 (obviously depends on room size etc.)?

lynzpower

boyse7en wrote: »

Speaking as a landlord, to get your deposit back the place should be clean and tidy, with no damage to the fixtures and fittings. I would accept that paintwork may deteriorate over three years, but I'd probably want to claim some recompense for the carpet. The fact that it looked old is not important, it was undamaged when you moved in.

Of course, other landlords may be less fair/scrupulous/gullible than me so who knows what your's will say!

there was actually a long discussion on carpet wear not so long ago. the bottom line is that as the carpet gets older, then any deductions for carpet would decrease. Ie if the carpet was worth 100 when new , then after 5 years of it being laid I think it was reducing by 20% PA.

Hopefully someone will know the answer to this....

alijay_3

Carpets/furnishings are generally seen as having a 'life expectancy' of 10 years, so necessary replacements can be charged to the tenant on a proportional basis. eg a £500 carpet being replaced after just 5 years would be charged to tenant at £250. Stains are normally judged at around £30 per stain.
Presumably you were given an inventory at the time you moved in, so you should have a record of the property's general condition at that point to compare with. If not, get the agent to provide you with a copy.
Regards,Alijay
(independent letting agent)

real1314

Regarding the painting - you do not have to re-paint, that should be classed as fair wear and tear.

Regarding the carpet I'd suggest 2 options-

1. Say nowt and hope they just don't consider it

2. Write a letter explaining the tear, but mentioning that the carpet was already torn in another place and was quite worn/old when you moved in. On the basis of this you could offer to pay a small amount if the landlord intends to replace the carpet.
I'd suggest that if replacement costs £500, you'd reduce this by 10% per year, so for a 5 yr old carpet the offer would be £100, however as the LL has accepted a tear in the carpet as passable when letting to you, a further reduction of (making this one up) 50%, leaving £50. You would of course wish to see a receipt for the replacement carpet if they require this deduction.
If the landlord does not intend to replace, then an offer of half this amount (£25) could be made to cover excesive "wear and tear".

hth

ps - Alijay - you seem to be new - seen a few of your posts re lettings and agree with much of what you say, welcome to MSE. Nice to see someone well informed giving good advice.