Bad tenants? reasonable estate agent? what is landlord's right

macman

Were pets actually not allowed under the terms of the AST? 
I'm guessing that your LA's tame plumber is giving them a juicy kickback in return for quoting silly prices for a toilet repair (unless it's a gold-plated one). Go elsewhere.
Generally, you show every sign of being yet another Accidental LL who doesn't understand what is required to do the job professionally, and thinks that by employing an LA, they can pass the buck. Sadly, it doesn't work that way.

dimbo61

I think Macman has just about covered it.
Why would you leave a £1500 sofa in a rental property unless it's a Top quality penthouse where you getting £2/3,000 a month.
Why did you as the Landlord not check your own property at any time in the last 2 years.
Where is this property ? Central London for a £400 quote to change a toilet.
All repairs are tax deductible and you will need a new lettings agents or do it yourself or sell up.

dimbo61

I think Macman has just about covered it.
Why would you leave a £1500 sofa in a rental property unless it's a Top quality penthouse where you getting £2/3,000 a month.
Why did you as the Landlord not check your own property at any time in the last 2 years.
Where is this property ? Central London for a £400 quote to change a toilet.
All repairs are tax deductible and you will need a new lettings agents or do it yourself or sell up.

kingfisherblue

I'm in the North West, so less expensive than many areas. I need to replace a toilet, and the cost to supply and replace is £200. Even though I live in a less expensive area than many, I think that £400-600 to repair a toilet is excessive. Have you asked any local plumbers for a quote?

ileven1225

Lover_of_Lycra said:

@ileven1225 read the Tenancies in Eng/Wales sticky at the top of the board particularly the sections about deposits and selecting/sacking a letting agent. 

thanks, i will give a read. If I would like to sack the letting agent, hopefully it won't be too late

ileven1225

pramsay13 said:

Simply submit your claim to the deposit protection service and the tenants will submit their counterclaim. 
If they don't you will be awarded whatever the adjudicator thinks is fair from your information.
If they do submit their own arguments the adjudicator will weigh up the information and make a decision.
I'm not sure how a dog could wreck a sofa as you describe.
You could put a new throw over the sofa. It will look as good as new and save buying a new one each tenants.
£400 - £600 for a toilet repair sounds excessive. What is the issue?
Energy bills are the responsibility of the tenants (assuming your agreement doesn't indicate otherwise) although you will be responsible for the standing charges and any usage during the void period. You will need to sort dates and readings and provide as much information as you can to the energy company.

It was told by the letting agent that the was tank was built inside the wall and to repair it would cost a lot of more. They suggested a new toilet which the water tank is outside which would cost £400-600.
After i passed the tenancy agreement to the energy company, they are aware of this and would chase the bill. The letting agent has recorded the electricity meter reading during the check out.
Regarding 'Simply submit your claim to the deposit protection service and the tenants will submit their counterclaim. If they don't you will be awarded whatever the adjudicator thinks is fair from your information. If they do submit their own arguments the adjudicator will weigh up the information and make a decision.' The letting agent told me that the tenants have to submit the dispute to TDS. If they don't they will not have the deposit neither the landlord. The deposit sounds like could stay in TDS for a few years time. Is it the case?

531063

Have you got a signed inventory with photos

steampowered

Have you checked the website of the deposit protection service you used? That should explain how to make deductions from the deposit.

ileven1225

Does the agency have photos to prove they visited every six months?  Fading to the sofa wouldn't just suddenly happen.  I wonder if they visited at all.

deannatrois said:

I am just wondering how a toilet repair can cost £4-600 when a new one would cost half that?  What have the tenants done?

They only told me that they visited the property every six months and they didn't take photos. They claimed it was fine during last visit.
Actually it got more details of it. The toilet water tank was embedded into the wall and to repair it would need some work on remove the wall and build into a new one. It would cost a lot more. The agent suggested that using a new toilet which has the water tank completely outside the wall which would cost £400-600. I didn't put sufficient details as I don't think i can change much of it......

theoretica

ileven1225 said:

Does the agency have photos to prove they visited every six months?  Fading to the sofa wouldn't just suddenly happen.  I wonder if they visited at all.

deannatrois said:

I am just wondering how a toilet repair can cost £4-600 when a new one would cost half that?  What have the tenants done?

They only told me that they visited the property every six months and they didn't take photos. They claimed it was fine during last visit.
Actually it got more details of it. The toilet water tank was embedded into the wall and to repair it would need some work on remove the wall and build into a new one. It would cost a lot more. The agent suggested that using a new toilet which has the water tank completely outside the wall which would cost £400-600. I didn't put sufficient details as I don't think i can change much of it......

If it is that inaccessible what ever did your previous tenants do to damage it?