Reasonable deductions - lodger

Soundgirlrocks

Hi All,

I need a bit of help working out what would be considered reasonable deductions for a damage to a bedroom caused by a lodger. 

Lodger moved in 11 months ago, moved out today. I couldn’t be at home when they left as I was away visiting family. I’ve come home this evening to inspect the room with a view to returning the deposit. The lodger has damaged every wall in the room having used sellotape to put up posters. The wallpaper is ripped at eye level. It’s lighty textured paper so I should be able to paint over it but the entire room will need painting as the damage is all the way round. They have also left a load of rubbish for me to get rid of. 

The room was freshly decorated prior to them moving in so I am somewhat annoyed but want to be reasonable. Tenant wants the deposit back ASAP so I need to make a quick decision regarding deductions. My gut is £100.00 as it is every wall and I’ve read online £30 per wall would be reasonable but I like another opinion 

anselld

Presumably you have some evidence it was newly decorated at check in.
Get a quote to have it repapered of which you can reasonably charge 80% of the cost on the basis it should have 5 year life, or possibly 67% if you are more generous in assuming 3 year life.
Either way it is going to be a lot more than £100.

Soundgirlrocks

anselld said:

Presumably you have some evidence it was newly decorated at check in.
Get a quote to have it repapered of which you can reasonably charge 80% of the cost on the basis it should have 5 year life, or possibly 67% if you are more generous in assuming 3 year life.
Either way it is going to be a lot more than £100.

I have the photos of the room when it was listed for rent, and the inventory which was signed. I could probably find the statement with the transaction for the paint & paper, although I did the work myself. 

I don’t have the time to get someone round to quote I’m out of the flat by 7:30 and not back till a similar time in the evening and I’ve never employed a decorator so wouldn’t have a clue what the going rates are.

LilElvis

Have you changed the locks on your doors? That should be a priority.

Soundgirlrocks

Keys have been returned, I’ve never change the locks between lodgers. I appreciate that it’s standard advice for rented properties but I think the dynamic is a bit different when you have a lodger and are living at the property with them. I have no concerns in that regard, the communal entrance to the flats are a security key anyway. 

My question was what others felt would be reasonable deductions for the damage caused by carelessness. I would appreciate it if we could stay on topic.

dimbo61

So with luck you still have the paint you used 11 months ago.
Touch up the damage and get the property and room back on the market.
Spareroom seems good.
£50/75.
Did the lodger pay rent every month ?
Did the lodger respect your home ?
Fair wear and tear.
Go and buy a few packs of command strip for Wilko

AdrianC

Soundgirlrocks said:

anselld said:

Presumably you have some evidence it was newly decorated at check in.
Get a quote to have it repapered of which you can reasonably charge 80% of the cost on the basis it should have 5 year life, or possibly 67% if you are more generous in assuming 3 year life.
Either way it is going to be a lot more than £100.

I have the photos of the room when it was listed for rent, and the inventory which was signed. I could probably find the statement with the transaction for the paint & paper, although I did the work myself. 

I don’t have the time to get someone round to quote I’m out of the flat by 7:30 and not back till a similar time in the evening and I’ve never employed a decorator so wouldn’t have a clue what the going rates are.

If you DIYd last time, then it's not reasonable to charge for professional labour this time.

Soundgirlrocks

AdrianC said:

If you DIYd last time, then it's not reasonable to charge for professional labour this time.

I’m not sure I follow your logic, is my time worth less than a decorators? The room was done to a good standard. 

I am not looking to rip the tenant off but it is reasonable that the they pay something towards making good the damage and that includes my time.

-taff

You could phone a decorator or two and ask for a rough quote for painitng giving them the size of the room

diggingdude

get a couple of quotes and pick the cheapest. Your walls have been damaged so it needs putting right whether you employ someone or do it yourself