Inventory Check out report

themisty44

We knew the check out report on the property we had rented for 6 months wouldn't be easy, as the previous tenant had lost half her deposit to the landlord. Even worse the item she lost her deposit for wasn't even replaced. The money was just pocketed by the landlord.
The inventory check out was done the day before new tenants moved in, so it wasn't just a case of cleaning etc. The place had to look right for the new tenants. The property had not had a new lick of paint in over 4.5 years, just lots of touch up and scuff marks, floor tiles were cracked and moving, rusted handles on kitchen units, old cooker, fridge, freezer (which the landlord got with the property, when he bought it 5yrs ago).
The check in inventory was 44 pages long, with photos.
While we were there for the inventory, she advised the oven wasn't 100% as it was before moving in, the garden had weeds and the paths needed a wash. I didn't agree with any of these, as I had cleaned the oven, and of course it might not look 100% as it was (but it wasn't perfect when we moved it, just cleaned by the previous tenant (I asked her). The garden, well it's winter, a few more weeds maybe, lots of leaves, but clear and tidy. The paths are dark, but they were similar (looking at the pictures taken at check in) . Which funny enough they are not in the before and after pictures at checkout. If we weren't expected straight after check out to leave, maybe we would of had time to wash the paths with a bit of water.
I was told that by employing an inventory clerk, by a independent company meant they would be impartial (have I spelt that right?). But as soon as we left she contacted the landlord to advise what she thought we were liable for. Isn't the inventory clerk supposed to just send the report to the landlord and let the landlord decide? Plus the inventory clerk has suggested a price for the oven clean.
Don't get me know, if we are wrong and need to pay for some and I mean some of it we will. But I am hesitant for paying for I.e. a jet wash to the paths, when the previous tenant there for 2 yrs never had to do that when she left, or during anytime they were there.
Also with new tenants in now using the cooker and garden, how does that work?
Any comments greatly received, thanks

Pixie5740

You just need to leave the property in the same condition (minus fair wear and tear) as it was in at the start of your tenancy. That is it.

The landlord is not entitled to betterment i.e. new for old. The landlord does not need to use the money deducted from the deposit to replace/repair items damaged by the tenant.

If you disagree with any of the proposed deductions then negotiate with your landlord. If you cannot agree then use the deposit scheme's arbitration service, it is what they are for!

See Deposits for more information.

Tyler119

themisty44 wrote: »

We knew the check out report on the property we had rented for 6 months wouldn't be easy, as the previous tenant had lost half her deposit to the landlord. Even worse the item she lost her deposit for wasn't even replaced. The money was just pocketed by the landlord.
The inventory check out was done the day before new tenants moved in, so it wasn't just a case of cleaning etc. The place had to look right for the new tenants. The property had not had a new lick of paint in over 4.5 years, just lots of touch up and scuff marks, floor tiles were cracked and moving, rusted handles on kitchen units, old cooker, fridge, freezer (which the landlord got with the property, when he bought it 5yrs ago).
The check in inventory was 44 pages long, with photos.
While we were there for the inventory, she advised the oven wasn't 100% as it was before moving in, the garden had weeds and the paths needed a wash. I didn't agree with any of these, as I had cleaned the oven, and of course it might not look 100% as it was (but it wasn't perfect when we moved it, just cleaned by the previous tenant (I asked her). The garden, well it's winter, a few more weeds maybe, lots of leaves, but clear and tidy. The paths are dark, but they were similar (looking at the pictures taken at check in) . Which funny enough they are not in the before and after pictures at checkout. If we weren't expected straight after check out to leave, maybe we would of had time to wash the paths with a bit of water.
I was told that by employing an inventory clerk, by a independent company meant they would be impartial (have I spelt that right?). But as soon as we left she contacted the landlord to advise what she thought we were liable for. Isn't the inventory clerk supposed to just send the report to the landlord and let the landlord decide? Plus the inventory clerk has suggested a price for the oven clean.
Don't get me know, if we are wrong and need to pay for some and I mean some of it we will. But I am hesitant for paying for I.e. a jet wash to the paths, when the previous tenant there for 2 yrs never had to do that when she left, or during anytime they were there.
Also with new tenants in now using the cooker and garden, how does that work?
Any comments greatly received, thanks

We do inventories and can take care of the check in / check out procedure. The original check in report is used as a basis for the check out inspection. We are fully informed on fair wear and tear and make it a point to explain examples to a landlord to level their expectations, in terms of what they may think they can claim for. We also make tenants fully aware of the examples too.

Sometimes the issue with deposits is either, or both sides have unrealistic expectations. We are also very clear in our terms and conditions that we are providing an impartial service as part of the tenancy process, and not working for the landlord.

Basically being open and clear about it all at the start usually means the process is quite simple with both parties generally agreeable to any deductions. We cannot suggest deductions as we do not hold details on the costs of, for example floor coverings.

I would find it quite unprofessional to suggest costings. We do offer on occasion to provide some advice in terms of deductions. However I would describe it more us being like a mediator.

If I was you, I would dispute the deposit deductions. They will have to prove to whatever scheme was used, that they are fairly entitled to the claimed costs. Were photos taken during the check in and check out?

themisty44

I have since had a email suggesting £40 partial clean (price agreed by the inventory clerk) other quotes pending. I do now have the check in, check out photos. But taken at different angles, so you can't see the bottom of the oven in the check in photo, but you can in the check out photo. No side path photo at check in, but one at check out. Even though they do have the photo in the check in inventory folder. It was omitted from the before and after photo section in the check out folder. The company who did do the carpets for me, only quote £29 (on their website) for a oven clean. Plus the new tenants might have already started using it.
I appreciate your comments.

Guest101

Tyler119 wrote: »

We do inventories and can take care of the check in / check out procedure. The original check in report is used as a basis for the check out inspection. We are fully informed on fair wear and tear and make it a point to explain examples to a landlord to level their expectations, in terms of what they may think they can claim for. We also make tenants fully aware of the examples too.

Sometimes the issue with deposits is either, or both sides have unrealistic expectations. We are also very clear in our terms and conditions that we are providing an impartial service as part of the tenancy process, and not working for the landlord.

Basically being open and clear about it all at the start usually means the process is quite simple with both parties generally agreeable to any deductions. We cannot suggest deductions as we do not hold details on the costs of, for example floor coverings.

I would find it quite unprofessional to suggest costings. We do offer on occasion to provide some advice in terms of deductions. However I would describe it more us being like a mediator.

If I was you, I would dispute the deposit deductions. They will have to prove to whatever scheme was used, that they are fairly entitled to the claimed costs. Were photos taken during the check in and check out?

The problem is that independent check in and out cleeks are rarely impartial purely on the basis that their continued income will be as a result of the LL being happy.

themisty44

Definitely got that opinion, when she said " I better put everything down or the LL will be annoyed with me.

44 pages of an inventory report when we moved In, said it all really. But by then you have paid and are committed. If I was rich, I would of walked away then.

Guest101

themisty44 wrote: »

Definitely got that opinion, when she said " I better put everything down or the LL will be annoyed with me.

44 pages of an inventory report when we moved In, said it all really. But by then you have paid and are committed. If I was rich, I would of walked away then.

It's not really relevant, you can change the report when you move in.

Tyler119

Guest101 wrote: »

The problem is that independent check in and out cleeks are rarely impartial purely on the basis that their continued income will be as a result of the LL being happy.

Very true, I only do it on a part time basis. If I get the feeling the landlord wants to use our service for his / her gain then I generally use a diplomatic approach to make it clear that isn't what I do. On the whole they are receptive to this; the ones that are not, well I just do not bother with.

themisty44

Wish you had done ours!
If we do end up paying something. I.e, a bit of weeding, .maybe. I would like for whatever I've paid for to be corrected with my money and not just gone into the LL pocket. Can I enforce this?

Tyler119

themisty44 wrote: »

Definitely got that opinion, when she said " I better put everything down or the LL will be annoyed with me.

44 pages of an inventory report when we moved In, said it all really. But by then you have paid and are committed. If I was rich, I would of walked away then.

The photo aspect will trip them up when it gets to the independent adjudicator part of the deposit process.

There are so many times when the check out report is too detailed and gets to the point of nip picking. The landlord then reads the report and creates this picture of the tenant not looking after the property.

Tyler119

themisty44 wrote: »

Wish you had done ours!
If we do end up paying something. I.e, a bit of weeding, .maybe. I would like for whatever I've paid for to be corrected with my money and not just gone into the LL pocket. Can I enforce this?

In an ideal world, but no you cannot force a landlord to spend the money received from deposit deductions on the property.