First time renting - what's reasonable for the landlord to charge us for on leaving

Sparky67

Due to relocation we rented a property for a year from a private landlord. We've just heard he wants to retain just over £200 for cleaning and "damage" to light fittings.

The property was immaculate when we took it as it was newly painted, new appliances, new flooring etc. I spent hours cleaning after we moved out but the letting agent has said the landlord wasn't happy with it. As I've never rented from a private landlord before what's a reasonable state to leave the property? As it was all completely new when we moved in it was always going to be downhill from there! He's complained there was lot's of mould in the bathroom - there's a tiny bit about 1 inch in 2 corners of the bath and we had told him that we were having issues with steam as there was no extractor, only a window and even though we would have this open all year round it wouldn't clear the same as having an extractor would have. He's complained there were cobwebs - well he inspected a few days after we handed the keys back - how was I supposed to stop that?

Also we had two light fittings where the glass just broke - we were both there when the second one broke. The light wasn't on and we were nowhere near it and we just heard a loud bang. The landlord insists this must damage as glass doesn't just break for no reason. But it did.

If we go down the dispute route what are our likely prospects of success? The letting agent says it will take months. But if we just agree then we've lost that money forever anyway. I think I'm most miffed as I spent hours cleaning only to be told that I've left it dirty - I think my pride is hurt the most!

theartfullodger

Did you have loads of photos from just before you moved out?

This covers most of the issues...
http://england.shelter.org.uk/housing_advice/tenancy_deposits

Guest101

You have nothing to lose by disputing, so may aswell.


It shouldnt take months. It should typically be done in 4 weeks

FBaby

Cobwebs don't grow in two days, so if you had it cleaned thoroughly the day you left, you wouldn't expect them there. It might be considered enough evidence that the place wasn't cleaned to the standard it was in when you moved in (assuming it was indeed immaculate cleaning wise.

The light fittings glass. Did you report it to the landlord when it happened? Difficult to prove one way or the other but likely to be considered more likely to be damage than tear and wear.

Mould: The issue is that you should have cleaned it.

If I were you, for this amount, I would agree on a compromise unless you are adamant that it is unreasonable and are prepared to go through the stress and time it will take to be considered by the adjudicator (assuming of course that your deposit was protected).

sheff6107

The property has to be left as it was when you moved in, minus reasonable wear and tear.

Sealant mould would be wear and tear. It's not your responsibility to re-seal. All sealant eventually goes mouldy.

You have rented those light fittings, and if they break and its not your fault he should actually pay to replace them, NOT the other way round. Glass gets old and brittle and easily breaks when subjected to the heat of you know, a lightbulb.

Cobwebs? Not worth dignifying that complaint with an answer. That just sums up the moron you have as a landlord by the sounds of it.

Your deposit should be in a scheme and will go through arbitration if you challenge the cheeky swine. It won't take months, more like a few weeks,

Simply tell your landlord/lettings agent that your dispute the complaints as amounting to reasonable wear and tear and that you will take it to Alternative Dispute Resolution (ADR).

martinthebandit

FBaby wrote: »

Cobwebs don't grow in two days.

Really? They grow overnight here.

FBaby

Funny how conditions can be considered differently! Mould, is it wear and tear or poor cleaning? Cobwebs, is this an indication of poor standards again, or pettiness?

Broken light fighting glass damage, something that is normal occurrence?

Thank goodness for the ADR! I wonder how many cases they process each day!

FBaby

Really? They grow overnight here.

After a deep clean, amazing! Thankfully they don't where I live.

Pixie5740

A reasonable condition to leave a property in is the same condition as it was in at the start of the tenancy minus fair wear and tear. Do you have a check-in inventory from the start of your tenancy and did you sign it?

Is mould round the bath fair wear and tear? A bit of HG Mould Remover would have sorted that right out. I've always preferred an open window to an extractor fan for ventilation.

The broken lights? Did you report them at the time they broke? Preferably in writing? If they were faulty the time to mention that is when they broke as its a bit difficult to prove otherwise now. The glass used in light fittings is designed to take some heat and not become old and brittle. Is it possible you put bulbs of too high a rating in eg 60 watt bulbs in a fitting designed to take a maximum of 40 watts?

The cobwebs/spiderwebs it is possible more appeared after 2 days.

G_M

I planted some cobwebs as a test last week. They didn't grow - indeed they seem to have died. Did I over-water them perhaps?

Sealent does indeed deteriorate, but does not go mouldy if cleaned regularly.

I'm sceptical about the light fittings, like the landlord - just 'broke'? Not on? Not being switched on? Things don't just 'break'.

Arthien

Is it possible the light bulb wattage was too high? I've seen a glass light explode because the bulb was 60 watts and the fitting was only designed for 40 watts.

Round here the spiderwebs certainly grow back overnight, particularly this time of year.

For the mould, bleach will do the job no problem, no need to buy pricey specialist products.