Letting agent asking me to replace hob

happened2me

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?

marcarm

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

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

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

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

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]

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

happened2me wrote: »

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.