Replacing cheap door but landlord charging too much

jazevedo

Hello,

My wife and I live in a small 750pcm apartment in Milton Keynes and have been here for just over 2 years.

We managed to put a hole in the kitchen door because my wife's pushbike fell over and that small amount of force caused the handle to go straight through the door. When we examined the hole, we realised that the kitchen door isn't really made of solid wood, but more of a cardboard-like 'woodgrain' material. When we looked online, the very same door we had was retailed for £25-£30 on B&Q.

Naturally we offered to replace the door - as long as everything is as per the inventory when we move out, then all should be well, we thought.

We subsequently had an email response from our letting agents saying that the landlord wanted to select his own contractor and that we would need to cover the invoice. We didn't have any choice but to agree, and we had initially expected that the final figure would not be far from what we had calculated.

As it happens, we have a fairly high end carpenter in the family who charges a flat rate of £85 per door plus materials, so we expected a quote in the region of £115.

So to cut to the chase - we have now been quoted £200 for the door to be replaced. The carpenter was here for an hour max, meanwhile we observed that the new replacement door was identical to the one we'd damaged - available for £25-30 from B&Q. So that means £170 labour? I don't think so.

Even if he'd bought two of the same doors, totalling £50, that would mean he is charging us £150 per hour labour?

We complained to the letting agents saying that this is way overpriced and that we should have been given the opportunity to shop for quotes, but the lettings agent responded that the Landlord wanted to select their own contractor and their decision is final.

I don't see how this is fair, and I know that the law states that any costs charged to the tenant must be 'reasonable' - however that is defined.

In this scenario what's to stop them from charging us whatever they please, just because they "want to select their own contractor". They could select a contractor that charges £300 to replace the door and then we have to pay for it because they say so. Simply seems way out of order.

Anything we can do?

pinkshoes

Why didn't you just do it yourself??

The person had to go and get the door, fit it, then go home. Paperwork then had to be provided.

£200 may be a little steep but not far off the mark. Depending on your location, builders can charge upwards of £300 a day, so this was a half day job.

Wanderingpomm

Just dispute with the deposit people. They’ll ask for the receipts. And you could have just done it yourself as long as the work was adequate

jazevedo

@Pink When we reported the damage, we offered to do it ourselves, but they told us not to do so as they would select their own contractor.

jazevedo

@Wandering - we wanted to do it ourselves, but when we reported the damage we were told not to so that the landlord could select their own contractor

G_M

Ifyou'd simply replaced the door yourself, like-for-like, the issue would not have arisen.

Having reported it, and the LL having appointed their own contractor, you have to either accept the costs, or challenge them.

Does the invoice break down into parts/labour? Is the cost of the door itself reasonable (and you are therefore querying the labour)?

Labour is not just the time on site. It includes the time the contractor spends sourcing the materials, travelling etc.

At the end of the day, if you challenge the labour cost, it would be for a court, or deposit scheme arbitrator, to decide if they believe the cost is 'reasonable' once they've reviewed the LL's evidence and any evidence you submit yourself.

Slithery

Unfortunately that was your mistake in believing them.

You were perfectly within your rights to ignore their request and fix it yourself at any point before the tenancy is ended.

diggingdude

next time if the same door is available buy it, do the job yourself, dont tell anyone

FreeBear

jazevedo wrote: »

When we looked online, the very same door we had was retailed for £25-£30 on B&Q.

Are you sure you were looking at a like for like door ?
It is quite possible that the door you damaged (and its replacement) is a fire door.

Cakeguts

You aren't just paying for the door though if it is fitted by a contactor. You are paying for his time to get the door, his van to put it in. ( How were you going to get it back to the flat from B & Q do you own a van?) then you are paying for his time to fit it and to make sure that it is the right size to fit the hole it goes into.

Sibz

I wouldn't be paying that.
Of course the LL can choose his own contractor and his own door - it's his house. He could hire a team of 50 carpenters and a solid gold jewel encrusted door with diamond hinges - it doesn't mean you should pay for it. You should pay for a 2 year old cardboard door (2 year old NOT NEW) and chip in for the fitting as a gesture of goodwill if you feel so inclined.

Bare in mind this could also potentially be the agents doing. Who did your invoice come from? If it's all via the agents might be worth contacting the LL directly. Otherwise this could affect an otherwise perfectly good LL-tenant arrangement.