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

ileven1225

macman said:

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.

Letting agent charged a lot and i would expect them to release my workload and stress, it apparently not the case. 
The tenancy agreement simply stated that no pet is allowed in the property.

AdrianC

theoretica said:

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?

^ This...

You're asking your tenant to pay to rectify bad previous design, and upgrade the bathroom. Nope, don't work like that...

What is actually damaged? Assuming it's a back-to-wall pan, why can't they just change the pan?
https://www.victorianplumbing.co.uk/crosswater-contract-btw-pan-soft-close-seat

If the cistern is hidden, you'd like to assume the fitter made some provision for maintenance. If they didn't, that's not the tenant's problem.

Even if there is some reason why it has to go from a Back-to-Wall to a close-coupled...
https://www.victorianplumbing.co.uk/sofia-modern-close-coupled-toilet-with-soft-close-seat
It does not cost £500 to fit a bog.

ileven1225

AdrianC said:

theoretica said:

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?

^ This...

You're asking your tenant to pay to rectify bad previous design, and upgrade the bathroom. Nope, don't work like that...

What is actually damaged? Assuming it's a back-to-wall pan, why can't they just change the pan?
https://www.victorianplumbing.co.uk/crosswater-contract-btw-pan-soft-close-seat

If the cistern is hidden, you'd like to assume the fitter made some provision for maintenance. If they didn't, that's not the tenant's problem.

Even if there is some reason why it has to go from a Back-to-Wall to a close-coupled...
https://www.victorianplumbing.co.uk/sofia-modern-close-coupled-toilet-with-soft-close-seat
It does not cost £500 to fit a bog.

I will forward it to the letting agent

ileven1225

dimbo61 said:

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.

The rent is £1500, I was thinking a good sofa would fit the rental price? It is not £2/3000 a month rent but still high rent. Am I correct?
The agent checked the property which was part of their management fee coverage. I guess I don't have to do it by my own otherwise I would manage the property by myslef and not using the letting agent. However, I can also propose I will check the property with the letting agent every 6 months - Thanks for the advice.

ileven1225

greatcrested said:

• The previous tenants disagreed with the deduction, however, they still haven't put the dispute to the TDS yet and it seems there is no further response from the tenants. I would like to solve this issue/dispute as soon as possible and even there is a little money but still help. It seems we could do nothing until the tenants put formal dispute in TDS and the waiting time could be years, which I was told by the estate agent. What's the problem? Until the tenants respond they will not get their deposit, so either they WILL respond/raise a dispute, or they willlose their deposit.....

Post 3: Deposits: Payment, Protection and Return.

Post 7: New landlords (1):advice & information :see links in next post
Post 8: New landlords (2): Essential links for further information
Post 9: Letting agents: how should a landlord select or sack?

The issue at the moment is that the letting agent told me they could do nothing until the tenants raise the dispute. However, it has been a while now, agent haven't heard anything from the tenants or TDS. Based on what they told me, the deposit would stay within TDS which can last for a few years if the tenants do not raise dispute. It doesn't make sense why the tenants not raising dispute as they won't get the deposit back either. From my point of view, I would like to solve it ASAP and no matter how much deduction would be agreed by TDS, 

I will read the posts you listed, much appreciated!

ileven1225

theartfullodger said:

Ever considered training in how to be a Landlord etc etc?  Joining NRLA?

that would help in the future, can you provide a link? Looks like there are few options or they pretty much the same but just different websites?

ileven1225

531063 said:

Have you got a signed inventory with photos

Yes, i have. It was completely different sofa before the tenants moved in and what is look like now, 

AdrianC

ileven1225 said:

531063 said:

Have you got a signed inventory with photos

Yes, i have. It was completely different sofa before the tenants moved in and what is look like now, 

You still haven't said how old it was when they moved in two years ago.

ileven1225

AdrianC said:

ileven1225 said:

531063 said:

Have you got a signed inventory with photos

Yes, i have. It was completely different sofa before the tenants moved in and what is look like now, 

You still haven't said how old it was when they moved in two years ago.

i understand how the value of sofa is calculated which is in line with what you said. Thanks. I do feel the landlord is in a weak position, i appreciated for your advice. 

AdrianC

So we'll take that as tacit acceptance that it was indeed ancient.

The landlord is not in "a weak position". Your actual losses are perfectly legitimate claims. Businesses depreciate assets.

And, of course, you seem to be expecting new-for-old... Never mind £1,500 new, how much would a similarly aged sofa sell for on FB Marketplace or the like? I presume it had the fire safety tags on still?