Advice from landlords

[crazy about cars]

I would appreciate some advice from landlords please.

As an example below are the recent issues reported by agency:
1) main bathroom door lock had jammed as the spring has broken. As a result the lock needs to be replaced.
2) The kitchen extractor fan stopped working
3) The guttering in the back garden leaking in the rain
4) Stain on living room ceiling due to previous leak from the bathroom above

I've agreed to fix 1 and 2 and have requested more information on 3 in form of pictures as it could be something simple as the gutters need clearing or could be something more serious like broken pipes.
On 4 however I've not agreed to pay for a decorator to paint. When I was renting I sorted the paint jobs myself and never claimed this from my landlord.

I'm just not sure where to draw the line and the agency seem to be submitting claims for repairs more often recently. I am paying 12% monthly management fees and I am not sure I'm getting my money's worth... any advice greatly appreciated.

[Countdown]

1 & 2 are definitely yours to fix.

I would get 3 fixed anyway as it's going to cause damage to your property if the water leaks into the walls due to missing pointing etc.

4 depends on (a) how bad the stain is and (b) how good the tenants are / how happy you want to keep them.

[crazy about cars]

Countdown said:

1 & 2 are definitely yours to fix.

I would get 3 fixed anyway as it's going to cause damage to your property if the water leaks into the walls due to missing pointing etc.

4 depends on (a) how bad the stain is and (b) how good the tenants are / how happy you want to keep them.

Thanks. Initially had issues with payments during first few months but that have been resolved. I've asked for photos of the damage from agents for the stain and guttering and also asked them to provide me with best quotes.

[philv]

Get some good stain blocker.
15 mnutes and it is done.

Had tne same issue.

Also bathroom lock quite common and simple fix for someone who knows how.

Get it all done as and when.
You will have to do it all at some point anyway.

If you maintain it well, hopefully they will look after it in a similar manner.

[Slagathore]

crazy about cars said:

I would appreciate some advice from landlords please.

As an example below are the recent issues reported by agency:
1) main bathroom door lock had jammed as the spring has broken. As a result the lock needs to be replaced.
2) The kitchen extractor fan stopped working
3) The guttering in the back garden leaking in the rain
4) Stain on living room ceiling due to previous leak from the bathroom above

I've agreed to fix 1 and 2 and have requested more information on 3 in form of pictures as it could be something simple as the gutters need clearing or could be something more serious like broken pipes.
On 4 however I've not agreed to pay for a decorator to paint. When I was renting I sorted the paint jobs myself and never claimed this from my landlord.

I'm just not sure where to draw the line and the agency seem to be submitting claims for repairs more often recently. I am paying 12% monthly management fees and I am not sure I'm getting my money's worth... any advice greatly appreciated.

Are you local to the property?

I would check 2 isn't just someone switching off an isolator or something similar? Unless it comes on with the light and the light is fine? If it's got a seperate switch and isolator, I would check that first.

If you are local, and you're doubting if the work is needed etc, I would go and have a look yourself. Some agents are st and just take information from the tenants and don't check it themselves, so often simple jobs result in a contractor being brought in for something simple, like switching on and isolator!

Some charge a commision on the repairs as well, so it's in their interest to book in as much work as they can at the landlord's houses.

4 is still your responsibility to fix, if that is what you were asking? Unless the leak was from damage or misuse caused by the tenants, then you could argue it is their job to sort the ceiling. If it was just from a general plumbing leak and no blame on the tenants, then it's your job to sort.

[crazy about cars]

Thanks for the feedback all, I'm an in experienced landlord so it's been very helpful. Regarding point 4 from years that I've previously rented I've never asked my landlord to sort painting walls or ceilings before, on the contrary I've painted where needed before handing property back.

I've also spoken to a mate who might be able to recommend cheaper options. Just waiting to see what agents come back with.

[wellzee]

crazy about cars said:

Thanks for the feedback all, I'm an in experienced landlord so it's been very helpful. Regarding point 4 from years that I've previously rented I've never asked my landlord to sort painting walls or ceilings before, on the contrary I've painted where needed before handing property back.

I've also spoken to a mate who might be able to recommend cheaper options. Just waiting to see what agents come back with.

Are the managing agents supplying the tradespeople to fix these issues or are you supplying your own? As stated above if it's the prior it's in their interests to create more jobs and more callouts as you will find the prices they then charge you are often conveniently higher than if you went to an independent tradesperson. If it's the latter, as you mention your mate and cheaper options, what exactly are you paying them for? (Maybe consider paying tenant find fee only next time - usually just 37.5%-50% of first months rent; no ongoing cost). Also just FYI 12% is generally very high for a management fee - we use several different agents and even those on single property deals don't charge over 8%.

Regarding the painting that's up to you, but we specifically ask tenant's not to do their own paint jobs - an amateur job with a slightly off-colour cheap paint in most cases makes it look no better, and often worse - I'd rather pay to put it right first time.

Nonetheless, good luck with your first foray into being a landlord - this will all become second nature to you soon!

[UpTheIron]

crazy about cars said:

4) Stain on living room ceiling due to previous leak from the bathroom above

Agree with what others have said... on this one though, was the stain there when they moved in? If yes, then it's down to whether you want to keep them sweet or not. If it wasn't then I'd say they have a good case for expecting you to fix it (as well as the leak that presumably has been fixed).

As for tenants doing DIY decorating, I am aware of a tenant (not one of mine) who has just had to redecorate and recarpet virtually an entire house to get it into a state where they might have some chance of getting their deposit back and avoiding a trip to small claims...

[crazy about cars]

wellzee said:

Are the managing agents supplying the tradespeople to fix these issues or are you supplying your own? As stated above if it's the prior it's in their interests to create more jobs and more callouts as you will find the prices they then charge you are often conveniently higher than if you went to an independent tradesperson. If it's the latter, as you mention your mate and cheaper options, what exactly are you paying them for? (Maybe consider paying tenant find fee only next time - usually just 37.5%-50% of first months rent; no ongoing cost). Also just FYI 12% is generally very high for a management fee - we use several different agents and even those on single property deals don't charge over 8%.

Regarding the painting that's up to you, but we specifically ask tenant's not to do their own paint jobs - an amateur job with a slightly off-colour cheap paint in most cases makes it look no better, and often worse - I'd rather pay to put it right first time.

Nonetheless, good luck with your first foray into being a landlord - this will all become second nature to you soon!

Cheers bud. I've been with this agent (national chain) for about 3 years and it was pretty good at the beginning where they deal with all the hassle. At the moment it's all about costs I don't get the feeling they are on my side. Tenants looks like they are long term, I've raised rent to above average for area and they stayed (DSS tenants but decent background, think the dad owns a small corner shop).

I did think of going it alone but not sure if I have the right mindset, time or experience to fully manage the property. Perhaps I should shop around for other agents but need reassurance. Property is not local to me it's around 2 hours away. 12% includes VAT but it's eating into what little I have left. I did think about selling but not sure if right time. I have this crazy idea to buy a larger property to live in and convert current property to BTL to add to portfolio...

[wellzee]

crazy about cars said:

Cheers bud. I've been with this agent (national chain) for about 3 years and it was pretty good at the beginning where they deal with all the hassle. At the moment it's all about costs I don't get the feeling they are on my side. Tenants looks like they are long term, I've raised rent to above average for area and they stayed (DSS tenants but decent background, think the dad owns a small corner shop).

I did think of going it alone but not sure if I have the right mindset, time or experience to fully manage the property. Perhaps I should shop around for other agents but need reassurance. Property is not local to me it's around 2 hours away. 12% includes VAT but it's eating into what little I have left. I did think about selling but not sure if right time. I have this crazy idea to buy a larger property to live in and convert current property to BTL to add to portfolio...

I get that and it's fair enough - but I reckon it's easier than you might expect; and it will save you a lot in fees and in tradespeople - which could get you to that crazy idea a lot quicker! Maybe next time the property is due to become available ask the agents to work on a let only basis and give it a go, if it's not for you just call the agent up and ask them to manage it going forward, they'll bite your hand off and at least you'll know that's the best way forward.