Deposit return- landlord help

millie999

Hi, first post here from a long term lurker.

I have been renting out my flat since September 2016 and recently the tenancy has ended and tenants have moved out.

We've had no issues during time they lived there, whenever i visited it was clean and tidy and they've also had no complaints, other than a bath leak which was fixed within 24hrs and a new hob which took around 4 days from them alerting me it was needed.

However I haven't visited for around 12 months and on the check out, it seems the condition of the flat has gone downhill in last few months;

light bulbs missing in all rooms
chipped floor tiles in kitchen
kitchen tiles mould/discolouration of sealant and grout
oven dirty with dried on food/grease
all freezer drawers cracked/broken
bathroom tiles mould/discolouration of sealant and grout
bathroom taps tarnished
skirting boards/walls throughout have scuffs and marks and check out recommended repainting large areas
cobwebs throughout and windows dirty and check out has recommended whole place needs thorough clean
bedroom carpet is v.dirty with stains and marks, check out has recommended it is replaced
(check in and check out done by same company)
some carpet/room edging are missing between rooms and need to be replaced.
foam strips added inside door frames which need to be removed and then frames cleaned/repainted.

I want to be fair to the tenant but equally the flat was immaculate when they moved in and I have the inventory/check in to show that.
How do you distinguish fair wear and tear over 2.5 years, from damage that needs to be deducted from deposit?

For things like floor tiles, is it just the cost of the tiles themselves or also the work to lift damaged ones and refit new ones?
Equally freezer drawers, without these working I will need a whole new fridge/freezer but is it only the cost of the drawers to claim, even if I can't source replacements to fit?

Many thanks for any advice anyone can give.

System

millie999 wrote: »

Hi, first post here from a long term lurker.

I have been renting out my flat since September 2016 and recently the tenancy has ended and tenants have moved out.

We've had no issues during time they lived there, whenever i visited it was clean and tidy and they've also had no complaints, other than a bath leak which was fixed within 24hrs and a new hob which took around 4 days from them alerting me it was needed.

However I haven't visited for around 12 months and on the check out, it seems the condition of the flat has gone downhill in last few months;

light bulbs missing in all rooms
chipped floor tiles in kitchen
kitchen tiles mould/discolouration of sealant and grout
oven dirty with dried on food/grease
all freezer drawers cracked/broken
bathroom tiles mould/discolouration of sealant and grout
bathroom taps tarnished
skirting boards/walls throughout have scuffs and marks and check out recommended repainting large areas
cobwebs throughout and windows dirty and check out has recommended whole place needs thorough clean
bedroom carpet is v.dirty with stains and marks, check out has recommended it is replaced
(check in and check out done by same company)
some carpet/room edging are missing between rooms and need to be replaced.
foam strips added inside door frames which need to be removed and then frames cleaned/repainted.

I want to be fair to the tenant but equally the flat was immaculate when they moved in and I have the inventory/check in to show that.
How do you distinguish fair wear and tear over 2.5 years, from damage that needs to be deducted from deposit?

For things like floor tiles, is it just the cost of the tiles themselves or also the work to lift damaged ones and refit new ones?
Equally freezer drawers, without these working I will need a whole new fridge/freezer but is it only the cost of the drawers to claim, even if I can't source replacements to fit?

Many thanks for any advice anyone can give.

light bulbs missing in all rooms - providing inventory show they were working when the tenant moved in you can charge for new ones

chipped floor tiles in kitchen - as long as the inventory shows no chips then you may be able to claim for a contribution to replacing but not the full cost.

kitchen tiles mould/discolouration of sealant and grout - general maintenance and would be your cost

oven dirty with dried on food/grease - Cleaning and can be claimed from deposit as long as was clean when they moved in.

all freezer drawers cracked/broken - you should be able to claim the cost of news one but at the very least a contribution towards replacing.

bathroom tiles mould/discolouration of sealant and grout - General maintenance so your cost.

bathroom taps tarnished - taps do tarnish so you cant claim a deduction.

skirting boards/walls throughout have scuffs and marks and check out recommended repainting large areas - Would come under decoration and betterment so I would very much doubt any claim would be upheld, you could as the tenant for a contribution.

cobwebs throughout and windows dirty and check out has recommended whole place needs thorough clean - General cleaning and a deduction can be made.

bedroom carpet is v.dirty with stains and marks, check out has recommended it is replaced - You could claim for a contribution and this could be anything £25 -100 but would depend on age and quality of carpet, get it cleaned and claim that against the deposit

(check in and check out done by same company)
some carpet/room edging are missing between rooms and need to be replaced. - 50/50 on whether any deduction for this will be upheld but worth a try.

foam strips added inside door frames which need to be removed and then frames cleaned/repainted. - I doubt you would be allowed a claim for this as it would come under redecoration and betterment. Ask tenant for a contribution.

pmlindyloo

millie999 wrote: »

Hi, first post here from a long term lurker.

I have been renting out my flat since September 2016 and recently the tenancy has ended and tenants have moved out.

We've had no issues during time they lived there, whenever i visited it was clean and tidy and they've also had no complaints, other than a bath leak which was fixed within 24hrs and a new hob which took around 4 days from them alerting me it was needed.

However I haven't visited for around 12 months and on the check out, it seems the condition of the flat has gone downhill in last few months;

light bulbs missing in all rooms
chipped floor tiles in kitchen
kitchen tiles mould/discolouration of sealant and grout
oven dirty with dried on food/grease
all freezer drawers cracked/broken
bathroom tiles mould/discolouration of sealant and grout
bathroom taps tarnished
skirting boards/walls throughout have scuffs and marks and check out recommended repainting large areas
cobwebs throughout and windows dirty and check out has recommended whole place needs thorough clean
bedroom carpet is v.dirty with stains and marks, check out has recommended it is replaced
(check in and check out done by same company)
some carpet/room edging are missing between rooms and need to be replaced.
foam strips added inside door frames which need to be removed and then frames cleaned/repainted.

I want to be fair to the tenant but equally the flat was immaculate when they moved in and I have the inventory/check in to show that.
How do you distinguish fair wear and tear over 2.5 years, from damage that needs to be deducted from deposit?

For things like floor tiles, is it just the cost of the tiles themselves or also the work to lift damaged ones and refit new ones?
Equally freezer drawers, without these working I will need a whole new fridge/freezer but is it only the cost of the drawers to claim, even if I can't source replacements to fit?

Many thanks for any advice anyone can give.

Are you saying that you haven't actually checked out the condition of the flat yourself?

If this is true then I suggest you get round there as quickly as possible and check out the property and its condition yourself. Also take with you the pictures shown in the check in inventory and pictures in the check out inventory and compare the two.

If the tenants query any deductions with the rent deposit protection scheme (you did protect it, didn't you?) then this is the evidence that will be used.

Most of what the report is saying can be dealt with fairly cheaply and easily. Scuffs on walls may be able to be cleaned off. Grouting may just need a clean. That is why you need to see the condition yourself.

You may have had a rather overenthusiastic check out clerk so it is important that you assess the damage yourself. The carpet may just need steam cleaning.

You are the best judge of how much you want to charge your previous tenants when you have a good knowledge of what exactly needs doing. Replacing lights bulbs, for example, I would let go, replacing drawers of freezer I would charge for (I am sure you can get replacements), a professional clean - maybe, steam cleaning carpet - definitely. Chipped tiles - would need to know extent of damage and whether there is a need to replace - safety aspect?



As an aside are you reletting the property?

millie999

Thanks both.

Deposit is protected.

I have been to flat day before check out took place so knew there were issues with condition of the flat- I meant I hadn't visited with the tenants in place, for previous 12 months.

Unfortunately a lot of the scuffs on skirting etc have actually taken paint off, likewise marks on walls are numerous and on wallpaper etc.
The bedroom carpet definitely needs replacing, even an aggressive steam clean wouldn't make it look reasonable again.
Chipped tiles, no safety aspect but very obvious large chips so will definitely need to be replaced.

G_M

Go and look.

Assess costs and get written quotes.

Bear in mind fair wear and tear.
Bear in mind 'betterment'.
Compare check-in and check-out reports. Was check-in dual-signed? Photos?

Presumably the deposit was protected and PI served in time?


* Deposits: payment, protection and return

millie999

G_M wrote: »

Go and look.

Assess costs and get written quotes.

Bear in mind fair wear and tear.
Bear in mind 'betterment'.
Compare check-in and check-out reports. Was check-in dual-signed? Photos?

Presumably the deposit was protected and PI served in time?

As above, I've been to look and yes, deposit was protected- I don't know what PI stands for?

Check In and Check Out have many photos showing the clear difference in condition.
Check In signed, Check Out the tenant did not want to attend (I asked 3x)


Regarding wear and tear and betterment- that is more my question.
Is it subjective? Are there guidelines or just my opinion on what damage is beyond fair?

G_M

millie999 wrote: »

I don't know what PI stands for?

* Deposits: payment, protection and return

System

millie999 wrote: »

Regarding wear and tear and betterment- that is more my question.
Is it subjective? Are there guidelines or just my opinion on what damage is beyond fair?

You are not allowed new for old so decorating you cant claim redecorating costs as this would be considered betterment, it is recommended that propertied be decorated between tenancies anyway especially if the tenant has been in place for more than two years. Same for carpets, you cant claim for new carpets as this would be betterment. An average carpet has a life span of around 10 years so you would need to calculate what percentage of life is let and claim that percentage against the cost of a like for like replacement.


replacement £400 has been in place for 6 years 40% £ = £160, you could try and claim £160 from the deposit.


The freezer drawers are a different matter as they will only break with miss use so you could reclaim the cost of new ones.

need_an_answer

millie999 wrote: »

Check In and Check Out have many photos showing the clear difference in condition.



Regarding wear and tear and betterment- that is more my question.
Is it subjective? Are there guidelines or just my opinion on what damage is beyond fair?

Yes its subjected however I would be guided by your agent if you are unsure what to charge via the deposit.

I also tend to use the yardstick of what would my family damage within a set timeframe,simply because you should expect some scuffs etc as tenants cant live with everything wrapped in cotton wool.
SO on that basis You should make some allowances but chipped tiles don't usually come under wear and tear,thats damage.

With regard to the mould on the grout,thats a cleaning issue and not something that you should simply put down to your maintenance as a previous poster has suggested...with proper cleaning there is no need for mould or debris.
If you were to get a cleaning company in to recitify the cleaning of the oven for example that would be a cost of c £45 and additional charge for any extractor fan.

These are all things that the tenant chose not to do before moving out so must expect to pay a reasonable cost to do.

Also be guided by the check in inventory...if there were 10 working lightbulbs when the tenants moved in,you should expect 10 working lightbulbs when you move out...you can charge for replacements at a reasonable amount to buy and fit.

I would go through your list and apportion a cost to each and make that the basis of your deposit claim.

I assume that anything the tenant is unhappy with,they can make a dispute via the deposit service. You both then submit your evidence and an adjudication will take place.


The key is being fair,no you cant claim for betterment but there is no excuse to not pay for the property to be put back in similar fashion to how it was when it was rented out.

One of the most subjective areas of deposit deduction is cleaning and gardening...and totally underestimated by tenants on the whole as to how much it actually costs. They are both areas that shouldn't cause issues if regularly maintained but all too often a tenant will end up with a bill sometimes running into 3 figures simply because it was the simple things like stained carpets,splashed walls, missing liughtbulbs,dirty oven and dishevelled garden that they overlooked prior to moving out

need_an_answer

Simonr66 wrote: »

it is recommended that propertied be decorated between tenancies anyway especially if the tenant has been in place for more than two years.

Recommended by whom?

2years is actually a very short time and at least 3 years short on what I usually read on this forum!

ognum

Simonr66 wrote: »

You are not allowed new for old so decorating you cant claim redecorating costs as this would be considered betterment, it is recommended that propertied be decorated between tenancies anyway especially if the tenant has been in place for more than two years. Same for carpets, you cant claim for new carpets as this would be betterment. An average carpet has a life span of around 10 years so you would need to calculate what percentage of life is let and claim that percentage against the cost of a like for like replacement.


replacement £400 has been in place for 6 years 40% £ = £160, you could try and claim £160 from the deposit.


The freezer drawers are a different matter as they will only break with miss use so you could reclaim the cost of new ones.

Not true, if it was decorated prior to tenants moving in and they have lived there 2 years decorating should last 5 years so claim 50% from tenant.

Claim % of the wear of the carpet if it needs replacing.