Tenant Moving Out - Deductions from Deposit

gazfocus

Thanks for the replies.

I wasn't suggesting charging them for a new oven door and a new oven, I was asking whether I could charge them for the new oven (as that's cheaper than replacing the door on the current oven), and then repair the current oven out of my own pocket to keep as a spare. I understand the concern about betterment but I'm not going to leave a whacking dent in an oven for the next tenant as I wouldn't like it if I were living there.

There was a clause in the tenancy agreement that they could decorate as they wish as long as it's put back to how it was when they move out. However, I wouldn't agree that painting a fireplace would be 'decorating' as such? I'm inclined to not deduct for this though, as they've not actually caused damage as such.

With the conservatory, they were using it for drying clothes at one point and mentioned the mould to me. I had someone look at it and the lead flashing was ok, etc, so it was of their opinion that the drying of clothes caused the damp, however, the mould is still there a year later (although I'm wondering whether they didn't deal with the mould and just painted over it, hence asking).

G_M

gazfocus wrote: »

Thanks for the replies.

I wasn't suggesting charging them for a new oven door and a new oven, I was asking whether I could charge them for the new oven (as that's cheaper than replacing the door on the current oven), and then repair the current oven out of my own pocket to keep as a spare. I understand the concern about betterment but I'm not going to leave a whacking dent in an oven for the next tenant as I wouldn't like it if I were living there.
You cannot charge for a new oven sice the current oven works and just needs a new door. So charge for a new door (adjusting for betterment).

Then spend the money you have retained from the deposit on.... whatever you wish: a new door, a new oven, a round of drinks down the pub.....

There was a clause in the tenancy agreement that they could decorate as they wish as long as it's put back to how it was when they move out. However, I wouldn't agree that painting a fireplace would be 'decorating' as such?
1) of course it's decorating
2) so as they have failed to "put back to how it was" you can charge for doing so
3) and if it's not 'decorating', then it is damage
4) so you can charge for repair ie putting back to how it was!
I'm inclined to not deduct for this though, as they've not actually caused damage as such.
your choice

With the conservatory, they were using it for drying clothes at one point and mentioned the mould to me. I had someone look at it and the lead flashing was ok, etc, so it was of their opinion that the drying of clothes caused the damp, however, the mould is still there a year later (although I'm wondering whether they didn't deal with the mould and just painted over it, hence asking).

sounds like internally created condensation caused by 'un-tenant-like behaviour' which has resulted in mould.

You can charge for dealing with the mould.

ognum

gazfocus wrote: »

Two years ago, we started to rent out our first house as we'd been fortunate to buy somewhere bigger. When we did, we spent a lot of money doing the house up, had just had a new conservatory built, etc, so a lot of things in the house were new (or less than 6 months old).

Our first ever tenants are moving out in a couple of weeks and we've got someone lined up to move in but need to decide what to do about the tenants deposit.

We're fair people so want to kee deductions to a minimum but obviously don't want to be out of pocket, so my questions are:

1. 6 months before renting the house out, we had a brand new kitchen fitted. This included a £600 electric oven. The tenants have somehow managed to dent the oven door. I have researched the cost of a replacement door and it would be around £150-£160, however, a cheap (ish) electric oven can be bought brand new for £140 so can I deduct the money for a new oven as the cheaper option (I can then repair the other oven and keep as a spare?)

2. There was an oak veneer fireplace in the living room that the tenant has painted white. Due to it being veneer, this can never be returned to its original state. Should I deduct anything for this?

3. There is some mould in the conservatory (which was only built 3 months before the tenants moved in) so not so much a question of deposit, but if anyone can suggest a way of removing the mould, that would be appreciated.

Hi

I would be interested to know what type of tenants you had and what the rent was?

There are often bigger issues with renting out what was your home than letting a BTL property bought for that purpose. You still have some of your sole in that property which makes it difficult to move on.

As a LL if the issues after 2 years of regular rent payment and generally good use of my property were a dent and a painted fireplace I would move on.

You use the oven and so have they, the value of a second hand cooker door is nothing,don't change the door, let the property with a dented for and a note on the inventory.

The painted fireplace is clearly a question of taste and your agreement did say they could paint, they probably didn't realise it couldn't returned to the original but a veneer fireplace is hardly a valuable antique. Just leave it painted for the next tenant!

As a LL I appreciate all my tenants paying their rent every month ( I have up till now never had a default/late payment or trashed house over many years of letting) and I would let those things go and make no deduction.

jennifernil

I would be more inclined to repair a good oven than to replace it with a cheap one, unless you have use yourself for the good oven.

Either way, a big dent is not "wear and tear", so you are allowed to charge them a % of the replacement cost. What you use the money for is up to you.

ognum

jennifernil wrote: »

I would be more inclined to repair a good oven than to replace it with a cheap one, unless you have use yourself for the good oven.

Either way, a big dent is not "wear and tear", so you are allowed to charge them a % of the replacement cost. What you use the money for is up to you.

Where did the OP write 'big' dent!

booksurr

gazfocus wrote: »

I understand the concern about betterment but I'm not going to leave a whacking dent in an oven for the next tenant as I wouldn't like it if I were living there.

ognum wrote: »

Where did the OP write 'big' dent!

in my world the full phrase is whacking great dent, aka "big"

ognum

booksurr wrote: »

in my world the full phrase is whacking great dent, aka "big"

Oh, missed that sorry!

I would still try to let with the dent and get a replacement door if new tenants requested.

I have found over a few years that it is not the things like a dent in the oven door that put tenants off ( unless maybe your are letting in the £5k a month bracket).

It is the infrastructure of the house that matters, no damp, no smelly drains, good showers, clean bathrooms and kitchens. Responsive LL.

The odd dent is not so important, in fact I have dent in my utility room fridge that I did myself when moving it. The fridge works perfectly and th dent is something we live with.

bunkersoldier

Pages 69-71 of the ARLA Best Practice for Inventory Providers provides advice, including lifespans of items for assessing compensation for damages.

An oven has a lifespan of between 4 and 6 years. Clearly this is shorter than it would be in a private home.

https://www.theprs.co.uk/Resource/ViewFile/96

So, as it's a reasonable quality oven, with 3.5 years remaining lifespan, you can charge the tenant around £90.

melstar11

I would repair or replace the oven door because that's the kind of damage which may well make the next tenant less careful with the place. Consider altering the tenancy agreement with regard to decorating, e.g. to seek your permission first. We had a tenant who thought that re-decorating allowed them to rip up the carpet in a room they painted and throw out the light shade, etc.

concrete_kid

Surely a dent is general wear and tear? Presumably they didn't do it on purpose. If you feel comfortable about squeezing every last pound from tenents that have paid a lot of money for very little effort on your part, then go for. Some people have morals.