End of Tenancy - £1800 bill.. please provide advice?

tlc678910

I think when the statement says if you don't submit any evidence or let them know that you have none the landlord will be awarded full damages they mean that by doing this you don't dispute or defend the claim.

While sending your evidence i would also write a letter to accompany it saying that you do dispute the claim and on what grounds (for the different items) e.g. just for example - not checked the specifics of your arguments.

e.g. Claim for carpet wear in living room. Landlord wants x. You will see in check in inventory that carpeted in poor condition and I argue after the wear and tear of my tenancy it has a value of zero.
cracked tiles. I do not dispute that two tiles have been damaged but I do dispute the cost to make good which landlord claims is x. I think it is y.

Basically I would walk them through your arguments and sign post them to any relevant evidence such as the inventories or photos.
Good luck and let us know how you get on.

[Deleted User]

What the dispute service has listed is minimum standard evidence. As already stated, it is helpful for you to also state that the damage to patio door is not likely to be due to slamming is (there any crack damage to patio doors?), the carpet and tiles were in poor condition when you moved in and old, you lived there for five years and none of the items were new when you moved in so you should not have to pay for new replacements now. You can say one tile can be replaced etc etc. The condition of the carpet at time of move in and fact you lived there five years on top of that indicates the carpet is at the end of its useful life and you should not have to replace.

Decorating is betterment as you lived there five years.

bouicca21

If you have photos upload those too. When I wet through the deposit scheme I uploaded every last piece of evidence I had. You get one chance, make the best of it.

Doozergirl

Please make sure you're actually disputing this and not just agreeing to compromise as your previous correspondence indicates. You have already been paying for wear and tear in your rent. Your landlord really is taking the proverbial. I'm sure if you want the write your statement out, then the guys here will read and help you with any amendments.

Just a detail from me on the lights.

It's something called the IP rating of a light fitting that is important. In a bathroom it's about how protective the casing of the light fitting is to water splashes. The higher the number, the more protective it is.

You're right that the bulb has nothing to do with it. (Nor the voltage as you told the LL)

It sounds like even the repair man is trying it on. There are things called 'IP rating zones' and you'll find a drawing of them online. In a kitchen, the taps are so far from the ceiling that you don't need a higher rating, a normal fitting is fine. Even in a bathroom they don't all need to be higher rated and in some bathrooms none need to be.

More than a bit boring, but I never let these things to chance. The more you can explain to refute their claims, whilst remaining completely on point, the more chance you have of winning. It is not the bulb and the light fitting is entirely the LLs responsibility.

mr120

The claimed amounts, descriptions the LL used when claiming using DPS were different to those in the original email I put in the OP; for example he took out the warped door price/damage.
Can he add those back in for the dispute(providing his evidence) and should I provide notes in the statement for all the original things, or just those claimed upon through DPS?

Thanks for all the advice, i'll be sure to make a detailed report.
Regarding more evidence, unfortunately the only evidence I have is check in and out, as we were no longer living there when deductions were made.

bouicca21

I'd detail and refute the original claim with evidence. He might reinstate that claim and even if he doesn't it's evidence of exaggeration.

scd3scd4

Ohhh...........my builder explained that the bulb above / near my shower.....was a upgraded design. The bulb is the same as I have changed it. I honestly don't think they are much more in cost. The design is very similar to the others but is different.

mr120

OK, thought I'd reply now the process finally finished!..! Huge delays at DPS.

So the LL claim was for £1143.50 ( damage £733.50 | redecoration £410 )
I agreed to £85 before adjudication ( damage £35 | redecoration £50 ).

DPS decision £68 ( damage £15 | redecoration £53 )

So I feel good about this, only paying an additional £68 instead of the LL requested £1143.50 (minus my agreed £85) and so will be getting a large amount of the deposit back.
Now I just have to hope the LL is just happy to move on from this, after 2 or more months waiting.

lookstraightahead

Congratulations! Very pleased to hear it. I was on the receiving end a few years ago as a tenant but I paid up so this makes me feel better too.

stator

Love it, well done. Good to see a scumlord taken down a notch.