"Enhancements" to rental property

[Shnozz]

Not quite sure whether to be dismayed, happy or indifferent at this juncture.

Long term tenants in a rented property. By and large they have been sound; always paid on time, don't bother the agent or myself with small issues only larger stuff, seem to keep the place in nice condition and, in many respects, treat it like it is there own (and herein lies the issue). In turn, I deal with any issues promptly and the rent is below market rate, having been increased only once in the 8 years or so they have been in situ.

I had noted when I last had to visit the property that they had taken it upon themselves to decorate various rooms without recourse to me. Fair enough, its a lick of paint and its saved me decorating costs (not that it needed doing - just personal taste in place of the "rental house magnolia"). I also noted a few more semi-permanent changes afoot and did ask it to be noted that they should seek prior approval.

Today I get a text asking if I like my new garden, together with photos of a not-insignificant landscaping to include a decked area with lighting in the framework, a new patio area, new turf in places etc etc. The lawned area has diminished from about 85% of the garden to about 30% as a consequence.

Not only does it seems slightly strange in terms of not seeking some approval and spending money on a rental (with a potential exposure to costs in rectifying it on departure - seemingly overlooked!), but it also concerns me that this is a fairly large thing to do and what else might follow unless I (again) reiterate the point that they cannot make changes such as this to the property without prior agreement.

As the day has progressed I am also wondering what potential effect there could be in terms of the resale price/rentability of the property with the garden now more decked and paved than grassed - furthermore the maintenance and upkeep angle in terms of decking requiring paint/varnish etc. Then there is concern over potential liability when the decking inevitably gets a layer of winter slime and is like an ice rink at a bit of dampness etc etc.

Am I being an ungrateful count that should just be thankful these folks are prepared to spend their hard earned on improving the property (at least in their eyes) or should I be concerned at the effects of this and the general attitude of alterations without authority?

[Shnozz]

Yes, both made fair points. I appreciate it in some ways, but as 5pot says, I feel like they seem to have blurred lines in terms of ownership of the place or control that flows from their tenancy over the property.

[Shnozz]

mr_fibuli said:

Your property sounds more desirable now - time for a rent hike?

NitroDave - you are probably correct. I think its the lack of control that unnerves me a little. Quality of the work? I have no idea. Relevant sparky sign-off for the electrics installed? Again, no idea.

The only thing I know is that, contractually, it will be more things I will need to maintain, without any consent to doing so.

Overall sentiment here is kind of how I reflect on it I guess - that I should be overall more thankful than have any bones to pick.

[Shnozz]

Thanks all - given my some reassurance that reservations are not wholly unreasonable.

Not ideal as I am based 2 - 3 hours away but I think I might send a brief text for now and follow it up by a drop in next time I am on the road in that direction.

[Shnozz]

dogz said:

I have to say its a bit of a liberty to change the garden in such drastic fashion. I'd speak to them in a rational manner and set out what you want them to do about it. If it was me, I'd want it returned back to its original state either now or when they depart at their cost

Whilst its just a garden at this stage, if you don't set the ground rules you might be coming to see a bright pink house one day and a whole host of internal modifications which significantly detract from its re-rentability or sale potential

Your second paragraph sums up my greater concern I must say. One would hope after 8 or so years that is perhaps unlikely but this was a bit out of the blue.

It's balancing coming across as an ungrateful pr1ck but making out my obligations (insofar as liabilities for upkeep, risk assessments etc and electrical certs etc) and the impact his cavalier approach has in terms of keeping on top of these.

Just spoken with the letting agent who was entirely unaware of anything, although to be fair both the tenant and I bilaterally agreed to speak direct on most matters to cut out the middle man (remind me why I pay them 12.5% + VAT PCM again..).

[Shnozz]

zarjaz1991 said:

It's a tough one because it's great that they retreat the property so well, but it remains a rental and such stuff needs documenting. I'm quite surprised they don't seem to understand this actually. It protects both the landlord and the tenant.

Indeed.

I don't know if they have rented previously but their approach makes me think it might be new to them. I know of their financial ups and downs historically which appear linked to their timing in moving in and I wonder if they have always owned their own place rather than understood the concepts that sit around renting somewhere.

[Shnozz]

dtmpower said:

Schnozz, where in the country is this? I'm just imagining the type of tenant you would have on the south coast spending silly money on the dream garden. A 3 bed estate house is north of a grand in Whiteley these days. Our old house is up for £1050 and we left it landscaped with decking and artificial lawn.

It's a 4 bedder in the Midlands mate (not the old gaff in Grange Park) with similar sort of yield. Estate location, garden isn't huge as newish build but that kind of compounds the point when most of the sq footage is covered by hard surfaces.

[Shnozz]

zarjaz1991 said:

That's quite plausible.

I would advise treading carefully and delicately, as you don't want to upset what sound like pretty good tenants, but they really have GOT to understand, in the nicest possible way, that they need to get permission for stuff like that. If they don't, then they aren't actually the great tenants that they appear to be. Sounds harsh, but I'm a tenant so reasonably unbiased in this!

I am minded to agree.

I will approach softly softly. At the end of the day, they have been in place a long time and reliable with rent. In that respect, I have a lot to thank them for. For my part, I let them have the place on the cheap and, if they were to move out, they would be looking at £200PCM more for similar. A single month's void would dispense with any additional yearly yield I could make so I see that cheaper rent as working for both of us but, equally, it means we both stand to lose if their tenancy comes to an end.

If it were closer I would drop by in an instant to have a light-hearted but poignant face to face. As it is, I think I will give him a buzz over the weekend, say how great it looks but iron out what he needs to do before carrying out such projects.

If he wants to add an extra double garage, an indoor pool and a 2 storey extension, however, I am game on.

[Shnozz]

battered said:

Some people don't. I lived in my last rented place for a long time - 5 years or so. I looked after it and used the inspections to hassle the landlord into doing a bit of maintenance, which they did. Only paint and fixing leaks, but fair dos. I just left it as it was. When I left they shoed round some new tenants and one woman was all set to replace carpets and all sorts. On a lowish rent small 2 bed semi, in a very everage bit of town? Why? Takes all sorts, but all I did was to keep it clean and the garden mowed.

I think perhaps a small part of the difference is this is a family home, perhaps more so than the 2 up 2 down rent a pads with transient tenants and single professionals moving in and out.

To paint the picture a bit more, its a 4 bedder in a very small countryside market town with small schools etc. When they moved in, 8 years back, they had 2 early teenage daughters who are now back at the house having done university in the interim etc. They have had pets, they have painted rooms, they have got to know the neighbours etc etc. It does feel that perhaps over time the concept that they are paying a monthly fee to temporarily borrow the place has perhaps given way to the fact its very much their home and has been for some time.

[Shnozz]

skeggysteve said:

Shnozz said:

... its very much their home and has been for some time...

Might be your house but it is their home.

And I do not dispute that, and never have. But it perhaps explains why they seemingly fail to recognise why they cannot adapt that home to make it as they wish.

[Shnozz]

carreauchompeur said:

Maybe they're considering buying it in the future...

Again though, you would think some comms on the issue might assist in determining if all singing from the same hymn sheet.

[Shnozz]

Howard- said:

We moved in to our rented house just after Christmas and I'm hoping it'll be a long term thing. I do my best to keep the place looking presentable - it is our home, after all - and when we do move out, my aim is for the place to be in the same or better condition than stated on the inventory. I basically want to be a model tenant.

However, there's no way in hell I'd do such drastic work to the garden without asking the landlords first, and it's not something I'd consider spending what probably was a fairly large amount of money on, since it's not my house. Tidy up the garden, give it some on going TLC, tweak it a bit, plant some plants, stuff like that sure, but not a whole remodel!

In terms of decorating, I'm aiming for when we (hopefully) renew our contract to come to an agreement with the landlord surrounding a new downstairs carpet and a lick of paint in a couple of rooms. I'd also like an outside tap fitted to make washing my car easier

I've always gotten permission for every little thing that I've changed, lest it come back to bite me. And our landlords have been excellent thus far.


OP, you're not being unreasonable. You need to thank them for their continued care to the property but remind them that they need to seek permission for alteration as I'm sure it says in the tenancy agreement. State the reasons you mentioned - electrical conformation, extra stuff to maintain, etc. I'm sure they'll understand.

Thanks for that - nice to hear it from the tenants side too. Your own approach is how it should work in my head - consultation and cooperation on both sides.

[Shnozz]

55palfers said:

Shnozz said:

I am based 2 - 3 hours away but I think I might send a brief text for now and follow it up by a drop in next time I am on the road in that direction.

So actually,not sufficiently concerned to drive a few hours and check your property out.

They sound like they actually care about their home.

A 5 - 6 hour round trip and a day of lost earnings, not to mind pressing matters that I could do with attending to. Opportunity cost seems disproportionate to deliver the message "don't breach what it says in the contract". Attendance in person was more to ensure a pleasant exchange and avoid any acrimony that can sometimes be misconstrued in the written word or even phone calls. The point I was making was that if they were around the corner it would be worth doing. At fairly significant cost it's not.

And they no doubt do care about the home, and I am delighted about that. However, a loft conversion would show adoration in equal measures. There is treating it with respect, as they certainly are, then there is making adaptions to the property without first checking with the owner. That's the nub of it.