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Landlord being an idiot

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  • JohnnyZee
    JohnnyZee Posts: 41 Forumite
    edited 4 October 2017 at 7:23PM
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    Thanks guys.

    What if the tenant and the LL cannot agree on the cost? What happens? Does it go to tribunal?
  • PasturesNew
    PasturesNew Posts: 70,698 Forumite
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    If you'd moved in and the landlord had said "Sorry there are only 3 sets of keys, but the last tenant said they'd lost their set" .... would you sleep at night?
  • G_M
    G_M Posts: 51,977 Forumite
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    edited 4 October 2017 at 8:59PM
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    You seem to have accepted now that the tenant is liable for the cost resulting from his loss of the keys. Good.

    So - what is a 'reasonable' replacement cost and how does the tenant know that the LL is charging a reasonable amount?


    This was answered in post 2 above! Identify the existing lock, go to a locksmith, and get a quote for a similar replacement! (along with sufficient spare keys for everyone in the building, the landlord, and whoever else had a set (eg agent? cleaner? etc)
  • HampshireH
    HampshireH Posts: 4,480 Forumite
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    You mention that the LL won't provide receipts. Have they said as much?

    If your friend doesn't believe the LL costs are accurate have the offered to get a locksmith to replace the locks with an identical specification. The LL probably wouldn't mind as they would get a copy of the invoice proving the exact spec has been duplicated.

    Your friend however probably wont be too impressed as it may cost more.
  • saajan_12
    saajan_12 Posts: 3,621 Forumite
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    JohnnyZee wrote: »
    What if the tenant and the LL cannot agree on the cost? What happens? Does it go to tribunal?

    I don't see why they can't agree, it should be the cost of buying and fitting a lock similar to the existing one.

    However if they can't, the LL may change the locks at his cost now or at the end of the tenancy. He can either
    1. sue the tenant for breaching the agreement clause that states tenants pay for reasonable costs of lock and key replacement; the court would decide whether its reasonable and may award the LL court costs too
    2. deduct the cost from your deposit as something you should have paid for. If you dispute it with the deposit scheme, they can arbitrate whether the cost is reasonable.
  • Doozergirl
    Doozergirl Posts: 33,813 Forumite
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    saajan_12 wrote: »
    I don't see why they can't agree, it should be the cost of buying and fitting a lock similar to the existing one.

    However if they can't, the LL may change the locks at his cost now or at the end of the tenancy. He can either
    1. sue the tenant for breaching the agreement clause that states tenants pay for reasonable costs of lock and key replacement; the court would decide whether its reasonable and may award the LL court costs too
    2. deduct the cost from your deposit as something you should have paid for. If you dispute it with the deposit scheme, they can arbitrate whether the cost is reasonable.

    And/or issue a Section 21 to terminate the tenancy because 'the tenant is being an idiot'.
    Everything that is supposed to be in heaven is already here on earth.
  • pimento
    pimento Posts: 6,242 Forumite
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    JohnnyZee wrote: »

    I understand that it is a bit irresponsible to lose a set of keys but you cannot let the tenant bear the full cost.

    Why not? He lost them.
    "If you think it's expensive to hire a professional to do the job, wait until you hire an amateur." -- Red Adair
  • Comms69
    Comms69 Posts: 14,229 Forumite
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    JohnnyZee wrote: »
    Thanks guys.

    What if the tenant and the LL cannot agree on the cost? What happens? Does it go to tribunal?



    No, it gets deducted from the deposit!


    Tribunal? Give me strength
  • wantonnoodle
    wantonnoodle Posts: 284 Forumite
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    This doesn't seem to make sense to me - in the 5 different rentals I've had, none have them have had an open ended charge for replacing lost keys/changing locks as the OP has here. 4 of them had a flat charge of £25 and the last tenancy had a flat rate of £50 plus a call out fee if out of hours. This was charged regardless of if it was just a replacement key, or if it was a whole new lock. These tenancies were in Leeds and Greater Manchester, so I guess there could be a north/south divide on how its done.

    I never lost any keys however so never needed to test it out, but given that locks outlast tenancies, I think its a fairer way of apportioning cost.
  • JohnnyZee
    JohnnyZee Posts: 41 Forumite
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    Ok, I have now gotten some more information. The lock the tenant wants to change is "ERA" brand, not the more expensive "EVVA". That identical lock can be obtained for about £40 from various hardware shops. Also, to duplicate the 2 other keys would cost £10 each. So total cost should be about £60ish.

    Now tell me, is the landlord being fair by asking for £150?? Who decides what is the right price? And I understand the landlord is free to put whatever lock he wants, but can he just pass on the cost to the tenant without their say? Also, is it fair to ask to landlord to furnish receipts?
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