TDS Deposit dispute

[jbsportstech]

Ok moving on from the fridge scenario we have not reached an agreement and I did not get a new fridge much to annoyance of my agent who has turned very sour. Yes I have not rolled over!


I also have been told that despite the checkout showing good as the clean condition of the property at check out that I will have to pay the following.

Did my final clean on sunday on the clerk came on monday!

Between this time two bulbs died!

I forgot to dust a 5ft blind and 1.5 ft one.

The lawn I complained it was patchy to landlord he seemed not bothered (it was new build with a wacking great willow tree near by that sucks all the water out). Application of lawn feed to very small 12m2 garden.

£200 for the fridge door replacement, or the landlord will not go dispute but instruct his solicitor to recover monies from me.


For these works I was quoted up to £120 in vat and £200 for the fridge.


I have not agreed to this but have been sent a deposit release form that says I agree to "unprotect" the deposit for release to me.

Can they make deductions if I sign this.

[JustinP1]

jbsportstech said:

£200 for the fridge door replacement, or the landlord will not go dispute but instruct his solicitor to recover monies from me.

bks.

He'll have a nice time telling the court why he didn't want to accept the findings of the independent mediation service and needed to darken their door by refusing to mediate over a couple of hundred quid.

And he'll have a nice bill. Local solicitor at £100 plus VAT an hour - all totally unrecoverable in a 'small claim'.

He just doesn't want to accept what the TDS say as he knows he won't get what he wants.

[Cyberprog]

So £120 for 2 bulbs, dusting a couple of blinds, and lawn feed? I'd offer to pop round and sort all 3 issues, and it would probably cost < £20!

I'd fight the fridge door all the way, it's a little dent, it's not affecting the fridge's operation in any way, shape, nor form, and unless they move the fridge (as you suggested when you moved in) it's only going to happen again to the next tenant!

I reckon the LL is bluffing and thinks you're an fool who will be easily parted from his money...

[jbsportstech]

Cyberprog said:

So £120 for 2 bulbs, dusting a couple of blinds, and lawn feed? I'd offer to pop round and sort all 3 issues, and it would probably cost < £20!

I'd fight the fridge door all the way, it's a little dent, it's not affecting the fridge's operation in any way, shape, nor form, and unless they move the fridge (as you suggested when you moved in) it's only going to happen again to the next tenant!

I reckon the LL is bluffing and thinks you're an fool who will be easily parted from his money...

This is all from the agent and could just be him giving me bs.

I have not agreed to anything I need to know what signing this form means?

The quote of up to £120 he said he require to quote prior to works I was not allowed back to do this he sent a cleaning contractor. He was clear it may not cost this much. Since the threat of legal action I may just go to tds but I have been informed the landlord will commence legal proceedings.

[TangerinePool]

Had some rubbish like this once but on a slightly lesser scale. Sod's laws but two bulbs had blown between us moving out and the landlord taking back the keys. Offered to return and replace them myself but was told it was too late and £25 per bulb as an independent contractor had to be tasked with doing the 'work'.

I was spitting feathers but naively thought I had no choice as it was our first let some years ago and I was paranoid about the reference

No wonder Estate Agents and their fees for fees have such a wonderful reputation!

[Randomthoughts]

Reply:

Deposit, now, and we'll see what the courts think of trying to circumvent the mediated process already set out for disputes such as this.

Kind regards,
OP.

[waterwonder]

I had some problems when i moved out of my rented place last year.

I gave the landlord about 2 extra months notice and suggested at the outset (and several more times) that she should come round and give the place a check over with me so I could sort any issues. Day of checkout she hadn't been round, check out clerk says everything is fine. A few days later landlord says shes not happy with the report and is arranging for another one, cue a spiraling list of problems and charges that suddenly materialised. Some of it was debatable but the vast majority £700 and counting were laughable. These included quote for a electrician to come and replace a light bulb that was working when we left.

I think we could've carried on debating it till the end of time. A one time, only, first and final, stern and expressly clear offer of £100 or arbitration for the full amount sorted it out. It was a stupid way to end what had been amicable relationship but it solved the issue there and then and I got on with my life.

So in my (limited) experience offer whatever you think is a fair amount either in liability/just to resolve the problem and move on with life or simply move to arbitration. If you present those as the only two options then i think you'll resolve it pretty quickly. If you're sure of your position then it shouldn't matter which option you landlord picks.

[anonymous-user]

The ex is having much the same problem. Landlord wants a NEW washing machine (despite it being 7 years and unused for 5 years), NEW front door (small chip to the bottom of the door frame caused by a faulty locking mechanism), new carpets (in house since place was built and they don't seem to want to accept they can't claim all the costs). They also want the burglar alarm serviced (basically it kept going off so the ex turned it off and has never used it). They reckon (and I had to chuckle at this) that it will cost £3000 to put right despite there only being £1200 in the deposit.

From the emails i have seen I doubt they have the deposit in one of the deposit protection schemes (despite the deposit being taken after in 2008 post the rules on the DPS).

They seem to want my ex to pay for everything in the house to be put back to the way it was when the house was built.

I wouldn't mind but she has lived there 5 years, paid all the rent on time and has never had an inspection and never had a complaint.

It really is amateur hour when it comes to some landlords and this is from a landlord that owns "several" rental properties. (conversely I rented a property from someone that was an absolute saint, no problem ever).

[BMWBen]

Ah yes, the fabled "light bulb replacement" charges. I've been sent a bill for that for every house I've moved out of. Even though there were no blown bulbs when I moved out.

[creampuff]

Cyberprog said:

So £120 for 2 bulbs, dusting a couple of blinds, and lawn feed? I'd offer to pop round and sort all 3 issues, and it would probably cost < £20!...

I haven't followed this OP (and I know the quoted passage is not yours), but you sound like a pain in the arse.

You haven't cleaned it properly and you are whining about having to clean it properly or pay to have it cleaned properly.

Light bulbs do not go if they are switched off. You probably didn't check them properly.

Perhaps the landlord is taking you to court because you are a pain in the arse and he is pointing this out to you, even if it costs him money.

[Jasandjules]

creampuff said:

Perhaps the landlord is taking you to court because you are a pain in the arse and he is pointing this out to you, even if it costs him money.

Now this is a stab in the dark but I am guessing you are a Landlord.

Not everyone leaves the property in a poor state and not every Landlord is honest, indeed I'd go so far as to say IME most of them appear to come up with any s***e reason to seek to withhold some or all of the deposit (I say this as a person with friends who have rented).

[creampuff]

Jasandjules said:

Now this is a stab in the dark but I am guessing you are a Landlord.

Not everyone leaves the property in a poor state and not every Landlord is honest, indeed I'd go so far as to say IME most of them appear to come up with any s***e reason to seek to withhold some or all of the deposit (I say this as a person with friends who have rented).

Yes I am a landlord but FYI the last tenants left with 17 busted light globes and I did not make a deduction for this.

OTOH damaging a fridge and not cleaning properly, then arguing about it sounds to me like the tenant is a pain in the arse.

Let's have some pics of the fridge in the damaged state so we can see if it "just a flesh wound"

[texasjohn]

We've seen pics and yes it was.

[Centurion07]

I'm on my phone and can't be arsed to look for it but OP posted pics originally of the fridge and it's location. IIRC he also complained to the landlord about it before it became an issue. If anyone's a pain in the arse it's the LL.

[creampuff]

Centurion07 said:

I'm on my phone and can't be arsed to look for it but OP posted pics originally of the fridge and it's location. IIRC he also complained to the landlord about it before it became an issue. If anyone's a pain in the arse it's the LL.

OK, I've googled a pic of the fridge. The dent is tiny. As an aside what is the "Holiday Mode" on the fridge? Does it automatically fill up with beer?

[BMWBen]

creampuff said:

Cyberprog said:

So £120 for 2 bulbs, dusting a couple of blinds, and lawn feed? I'd offer to pop round and sort all 3 issues, and it would probably cost < £20!...

I haven't followed this OP (and I know the quoted passage is not yours), but you sound like a pain in the arse.

You haven't cleaned it properly and you are whining about having to clean it properly or pay to have it cleaned properly.

Light bulbs do not go if they are switched off. You probably didn't check them properly.

Perhaps the landlord is taking you to court because you are a pain in the arse and he is pointing this out to you, even if it costs him money.

Just because you don't try and rip your tenants off doesn't mean others don't. Our last one failed to arrange a checkout and then tried to bill hilarious amounts for minor issues that would've been resolved in less than a couple of minutes at said mutually attended checkout which was required by the tenancy agreement. Minor issues that weren't even recoverable under the tenancy agreement because all we were required to do by it was have it professionally cleaned. Which we had.

[jbsportstech]

creampuff said:

I haven't followed this OP (and I know the quoted passage is not yours), but you sound like a pain in the arse.

You haven't cleaned it properly and you are whining about having to clean it properly or pay to have it cleaned properly.

Light bulbs do not go if they are switched off. You probably didn't check them properly.

Perhaps the landlord is taking you to court because you are a pain in the arse and he is pointing this out to you, even if it costs him money.

Blimey having a bad day!

I am a landlord and a tenant!

Well maybe I am last 3 landlords and agents had no issues with condition and I have yet to lose a penny at checkout so 3 out of 4 means a I am terrible tenant. I have always had compliments about the condition I leave houses in and I have rented an brand new build before. I even repainted the walls so it was as close to new as poss. Yes I forgot dust two blinds and will happily pay 50 quid max for that I expect the new tenant wouldn't of minded just that.

I replaced all bulbs and left all lights function the night before and only one is marked as gone in the check out inventory. It has 5 bulb chandler lights in most rooms as it was a show house and they were a nightmare.

I complained the fresh turf at check in did not take and the willow tree sucked the water out the garden. I asked the landlord to complain to the builder he didn to want to know. I have had various faults with the house roof leaks 3 faulty showers and spent a lot of time messing around with the builder to get faults remedied. It's not my fault that Barrats use the cheapest sub contractors on the planet to build shoddy houses. When I lived in a persimmon house I never had a thing go wrong or had to call them a dozen time in 20 months. I never contacted the landlord except on the grass I dealed direct with builder so gave him and the agent no hassle. Also if it wasn't for the gas safety test the dangerously installed flu on the boiler may never have been spotted until the occupants had died.

I asked the landlord if I could fit a restriction to the door to stop it hitting the fridge which it opened onto. The agent said no as it would void the warranty on the door. The door hit the fridge one day resulting in a small dent. The landlord wants £200 compo I offered 75 as tds guide says £50 max. So that's £125 compo I agree to but landlord wants £320. He won't except tds independent median he will just try his solicitor.

So yes I missed the blinds I had 4 viewings in my last two weeks I accommodated and left a small dent in a fridge after two years. Must be a nightmare tenant as you say.

Know a teacher who did £18k of damaged to my uncles cottage and he gets that back at £40 per month and he will get is money back if they live for 37.5 years! That's a nightmare tenant.

If you think 120 for dusting two blinds and changing a bulb is reasonable you must be deluded. On 2 quid of lawn feed on a lawn I pointed out should been referred to builder. He used his handy man who he calls contract cleaner. He was there for 3 hours tops as the new tenants moved in the same day. I checked with my ex retired neighbour.

I also paid £150 to the agent to get power and lighting in the garage (betterment) to the property by the agents chosen spark.
They landlord will benefit from having a garage that isn't pitch black hole with no Juice. Further proof i am unreasonable tenant.

The agent aloud the gas safety cert to lapse which is breach but I did not make a fuss. Even more proof as what an nightmare I must be letting the agents has man in at 5 mins notice to cover his arse.

I left in the house a spare brand new cooker hood filter and an new one in the hood.

I left at least one spare of every bulb incase this happened so no bulbs were bought.

I also left spare paint for the walls.

I have yet to see an actual bill.

Edited by jbsportstech on Monday 16th June 22:25

Edited by jbsportstech on Monday 16th June 22:36

Edited by jbsportstech on Monday 16th June 22:38

[jbsportstech]

creampuff said:

OK, I've googled a pic of the fridge. The dent is tiny. As an aside what is the "Holiday Mode" on the fridge? Does it automatically fill up with beer?

It puts the fridge into power saving on the basis the door will not be opened again until it's put back to normal operation.

[creampuff]

jbsportstech said:

Blimey having a bad day!

Yes, I'm having a grump attack. It feels good. Grump and grump all day long. I just told some other idiot on another forum that he's an idiot for doing an extra shift of work before an exam. He failed, so idiot status confirmed.

Anyway back to your fridge.

I'd call that wear and tear. I wouldn't ask for any cash for that, nor would I fix it. It's a tiny dent, the next tenant could live with it and the next one after that until the fridge wears out. If you don't mind the stress, I'd invite the landlord to go ahead and take you to court. This belongs in the TDS mediation service, I doubt a court would be impressed getting this in front of them.

The cleaning price is about double what it should be.

Holiday mode sounds a lot less fun than a fridge that automatically fills up with beer.

[JustinP1]

jbsportstech said:

The agent aloud the gas safety cert to lapse which is breach but I did not make a fuss.

Are you sure your oversight in the bulb wasn't caused by your memory loss since your carbon monoxide poisoning?