PLEASE READ BEFORE POSTING: Hello Forumites! In order to help keep the Forum a useful, safe and friendly place for our users, discussions around non-MoneySaving matters are not permitted per the Forum rules. While we understand that mentioning house prices may sometimes be relevant to a user's specific MoneySaving situation, we ask that you please avoid veering into broad, general debates about the market, the economy and politics, as these can unfortunately lead to abusive or hateful behaviour. Threads that are found to have derailed into wider discussions may be removed. Users who repeatedly disregard this may have their Forum account banned. Please also avoid posting personally identifiable information, including links to your own online property listing which may reveal your address. Thank you for your understanding.

Letting agent asking me to replace hob

I have been living in a rented flat for 3 years and moved out last weekend - After checking the flat the letting agent is saying that I need to replace the hob because there is a hairline crack in the ceramic which could be dangerous - He is asking for £150 which to me seems expensive - I have found the hob brand new on the internet from boots for £105 - Now am I fully liable? The hob us 12 years old and was part of the original kitchen installed when it was a new build in 2004 - When I check the life expectancy of a ceramic hob the average time is 10-15 years - Should I really be paying for a new one out of my deposit or is the letting agent trying to pull a fast one?

Comments

  • marcarm
    marcarm Posts: 1,205 Forumite
    Tenth Anniversary 1,000 Posts Combo Breaker
    He can't expect a new hob when his was 12 years old, as that is betterment.

    If the expected life is say 15 years, asking for £150 works out £10 per year so offer £30 for the years he is missing out on. Or you can argue that the expected life is 10 years therefore you owe him nothing.

    This assumes that you caused the damage and it is not down to wear and tear ie as it's old it's become weak and cracked naturally. I don't know enough about hobs to know if this could happen though.

    Assume deposit protected, inventory done etc?
  • Pixie5740
    Pixie5740 Posts: 14,515 Forumite
    10,000 Posts Eighth Anniversary Name Dropper Photogenic
    The £150 might include installation but your landlord isn't entitled to new for old as that would be betterment.

    A job that 12 years old probably had little to no value so no your landlord won't be getting £150 off you.
  • happened2me
    happened2me Posts: 11 Forumite
    Part of the Furniture Combo Breaker
    Many thanks - yes the deposit is protected and an inventory was done and has worked in my favour on a couple of issues for example the state of the oven was logged at the time of check in so I don't need to pay for this to be cleaned. I do have to pay for carpets to be cleaned but he is deducting the cost of the hallway carpet due to a leak. In all he was trying to charge me £600 which seems utter madness. I have checked a couple of local firms who offer tenant check out services and a 2 bedroom flat including full carpet clean and oven clean (which according to the inventory im not liable for) Is £220. Now I don't mind paying for cleaning and the £30 for the hob so I was thinking of offering £200 which is the costs I have worked out minus the cost of the oven clean and the cleaning of the carpet..... How should I go about wording that offer? Obviously is is considerably less than the £600 he wanted which was £150 for the hob and £440 for the cleaning of a 2 bedroom flat.
  • marcarm
    marcarm Posts: 1,205 Forumite
    Tenth Anniversary 1,000 Posts Combo Breaker
    Dispute everything with the deposit protection scheme.

    Did you take photos of the state of the flat when you moved out? Has the check out inventory been done yet?
  • happened2me
    happened2me Posts: 11 Forumite
    Part of the Furniture Combo Breaker
    edited 9 May 2016 at 8:48PM
    marcarm wrote: »
    Dispute everything with the deposit protection scheme.

    Did you take photos of the state of the flat when you moved out? Has the check out inventory been done yet?



    No I didn't.... The inventory has been done and there are various photos that have been taken by them - They issues they came up with was the hob, some marks on the carpets, a loose coat hook in the hallway, a loose curtain rail and just some general cleaning of the fridge ect.... oh and that I had left a tray of food in the freezer (stupidly missed one drawer). I wish I had just employed one of these check out companies myself now - It would have saved me a fortune.... We live and learn.


    Oh yes and they said I should have swept the garage and I should be charged for someone to sweep it as there were chewed up bit of paper in it from rats (The garage is next to a bin shed)... When I say chewed paper it is very minimal - we are talking one dustpan and brush job.
  • [Deleted User]
    [Deleted User] Posts: 7,323 Forumite
    Part of the Furniture 1,000 Posts Name Dropper
    I'd point out that the crack was very small (if it was), might have been pre-existing (leave it to them to prove it wasn't) as you didn't do anything to cause a crack. Then point out that the hob was 15 years old and out of its expected life span anyway. Point out that you should not be expected to pay for a replacement hob as this is betterment.

    Same for the carpet unless they have pre tenancy and post tenancy pictures (to demonstrate you caused the problem).

    Do the agency have evidence of rats. After all, anyone could have placed that small amount of rubbish in the garage.

    Personally (and I don't normally say this), I'd deny ALL charges. Let the LA prove it was you and not a previous tenant.
  • martindow
    martindow Posts: 10,534 Forumite
    Part of the Furniture 10,000 Posts Name Dropper
    he is deducting the cost of the hallway carpet due to a leak.
    If you reported the leak as soon as it was evident there should be no charge for this. If you are liable by letting damage occur and not reporting the leak, betterment applies here too so they can't demand the full cost of replacement.

    I agree that you should dispute everything with the deposit protection scheme.
This discussion has been closed.
Meet your Ambassadors

🚀 Getting Started

Hi new member!

Our Getting Started Guide will help you get the most out of the Forum

Categories

  • All Categories
  • 349.7K Banking & Borrowing
  • 252.6K Reduce Debt & Boost Income
  • 452.9K Spending & Discounts
  • 242.7K Work, Benefits & Business
  • 619.4K Mortgages, Homes & Bills
  • 176.3K Life & Family
  • 255.6K Travel & Transport
  • 1.5M Hobbies & Leisure
  • 16.1K Discuss & Feedback
  • 15.1K Coronavirus Support Boards

Is this how you want to be seen?

We see you are using a default avatar. It takes only a few seconds to pick a picture.