Tenancy Check Out

evherkes

Hi all,


I have scoured the previous posts but can't quite find the "right" answer so here it goes...


We have been living in our rented home for just over 2.5 years. It was clean and neutrally decorated throughout, unfurnished. There is 3 adults and one child and one teen (6 bed) in the home.


LL has given notice, that's fine we've taken it on the chin, but the letting agency director (it's a local one off firm) also "owns" 25% of a cleaning company and blind company.


I am aware that the LL plan to completely rip apart the property making into a 4 bed, only the external walls will remain the same.


With the pre-check out inspection date the letter also advised of a end of tenancy clean at £500. I spoke to the properties manager who advised me that this does not include professional carpet clean and that once I have returned my keys I cannot make any other cleaning or improvements so to guarantee I will not lose deposit money to cleaning, it is recommended we use their "approved" firm as they can be sent back in to rectify.


I asked their thoughts around if minor marks (scuffs) and minimal cleaning issues at identified after check out, will I be billed despite the fact the whole house if being gutted and I was told quite clearly it has to be "as it was in the initial inventory". I have a sneaking feeling from this that basically they will bill for even a speck of dust or cobweb (this is not the first LA that will have tried to do this to me) and my only insurance is to pay around £800 for an end of tenancy clean and professional carpet clean with them despite the fact the minute I am out the whole place is being gutted.


Where would I stand around this please? I am a very thorough cleaner and wanted to do this myself as we are having to move unexpectedly and it seems unfair to assume people will pay £800+ knowing the whole place will be a building site within a week?


Thanks!

G_M

What exactly does it say in the check-in inventory? Did the inventory have photos?

You must leave the property in the same condition as it was at the start (less fair wear and tear).

You can choose to use their cleaning company for £500 and this might avoid disputes, but you could also choose to get you mum, dad, best friend in to help you clean it yourself - it is the state of the poperty that matters, not who does the job.


Take lots of detailed photos yourself after cleaning just in case of a dispute.


I assume your deposit is protected?
* Deposits: payment, protection and return

evherkes

The inventory was pretty good, although there was around 12 extra photos I asked to be added as there were bits missing suck as screws in the walls, bald patches of carpet and melted carpet (assume an iron).


I am more than happy to do it myself but am feeling a very "hard sell" to use our services or you'll lose deposit money stance from the LA and it makes sense as they have ownership of a blind company and cleaning company as they will be essentially billing themselves!


I will take photos as they do not do the check out until after I have returned the keys - again pushing me away from being there at check out - which I fully intend to be.


My deposit is significant but properly protected.


Thank you,

sal_III

Ignore the threats of losing portion of your deposit if not professionally cleaned - standard bully tactic by LAs.

As long as the checkout state of cleanliness is equal or better than the check-in state - you are guaranteed to win TDS arbitration.

Even if you can't do it yourself - get your own cleaner if it's cheaper than £500. Most companies offer "warranty" and will come back to "fix" areas disputed by LAs free of charge, they are well used to the game LAs are playing.

P.S. the fact that LL is going to trash the place for renovation after you move out, making "deep" clean pointless is irrelevant as far as your contractual obligation are concerned.

need_an_answer

make sure you take photos prior to your check out and if you feel you have been charged unfairly you can dispute the deductions with the arbitration service for the scheme that hold your deposit.

It makes no difference what the LL intends to do with the property after you have vacated.Your obligation is to leave it in the same standard or better than that of the check in inventory,minus wear and tear.

You do not need to use a professional cleaner to achieve this

Mortgage_Adviser

What you tennancy agreement is saying exactly?
The not so clean carpets after 3 years to me is a wear and tear.


If I was you I would try to dispute any costs unless there is something that you have broken in the property.


Is it saying anywhere that the place has to be cleaned by professional cleaners?


Move out, so all the furniture is out, the come back next day, hoover, wope the dust and clean the floors.


Then ask for a full deposit back. If they don't agree, despute through the deposit protection scheme.


I have rented privately in the past and was never demanded a professional cleaning at the end.

need_an_answer

Mortgage_Adviser wrote: »

What you tennancy agreement is saying exactly?
The not so clean carpets after 3 years to me is a wear and tear.


If I was you I would try to dispute any costs unless there is something that you have broken in the property.


Is it saying anywhere that the place has to be cleaned by professional cleaners?


Move out, so all the furniture is out, the come back next day, hoover, wope the dust and clean the floors.


Then ask for a full deposit back. If they don't agree, despute through the deposit protection scheme.


I have rented privately in the past and was never demanded a professional cleaning at the end.

With respect there is a difference between dirty carpets and wear and tear...."not so clean "would indicate that there is a need to clean

Wear and tear is the gradual deterioration of something.

Something can be very old and worn,but still clean.

I do however agree that if the OP has lived in the property for 5 years then it would be expected that there is an allowance for wear and tear

evherkes

Thanks everyone for your replies so far. I have this horrible feeling I will have to dispute something, just not sure what yet! I have been there around 2 and a half years.


I have checked the AST and there is nothing specific stating that anything has to be evidenced as professionally cleaned just "to the same standard" and there were no receipts provided or written evidence of any professional clean at check in or inventory either. I am loathed to ask whether this is the case, just in case they "produce" a receipt for the pre-tenancy cleaning to push me into paying out at this stage.


Part of my anxiety around this is definitely due to the sales tactic this time and a previous LA trying to bill me for cleaning as they found dust on the top of one door frame and a few finger prints on a clean hob extractor fan hood!


Interestingly so far, they have failed to mentioned "fair wear and tear" at all only "everything should be how it was" despite correspondence around cleaning of the property. There is one broken ceiling light shade (caught it was the ladder when I was changing a bulb!) which I am unable to replace as it was from Dunelm over 5 years ago and I plan to replace the light fitting with a very similar style instead as it would be impossible for me to replace exactly.

evherkes

sal_III wrote: »

Ignore the threats of losing portion of your deposit if not professionally cleaned - standard bully tactic by LAs.

As long as the checkout state of cleanliness is equal or better than the check-in state - you are guaranteed to win TDS arbitration.

Even if you can't do it yourself - get your own cleaner if it's cheaper than £500. Most companies offer "warranty" and will come back to "fix" areas disputed by LAs free of charge, they are well used to the game LAs are playing.

P.S. the fact that LL is going to trash the place for renovation after you move out, making "deep" clean pointless is irrelevant as far as your contractual obligation are concerned.

Unfortunately, they flat out refuse to allow anyone back in to remedy anything highlighted once the keys are handed back and the check out has been completed - unless I use their cleaning service

sal_III

evherkes wrote: »

Unfortunately, they flat out refuse to allow anyone back in to remedy anything highlighted once the keys are handed back and the check out has been completed - unless I use their cleaning service

Of course they would, it's part of the bullying. That's OK, just point out that fact to the TDS as part of the evidence and you are most likely going to win. Even if by some miracle the TDS decides this insufficient, they will only award as much as needed to clean the disputed area - like £50 for oven or couple of £100s for carpet cleaning etc. definitely not going to be the full £500 the LAs is trying to extort.

evherkes

sal_III wrote: »

Of course they would, it's part of the bullying. That's OK, just point out that fact to the TDS as part of the evidence and you are most likely going to win. Even if by some miracle the TDS decides this insufficient, they will only award as much as needed to clean the disputed area - like £50 for oven or couple of £100s for carpet cleaning etc. definitely not going to be the full £500 the LAs is trying to extort.

Thank you - this is my dread... I couldn't find much in terms of how reasonable any deposit appeal would be. Our deposit is in excess of £2500 so you can imagine we have a lot at stake here that we really cannot afford to lose!