Landlord in Tenant Damaged Property Horror!

[selym]

Ok, the title is a bit of clickbait I know but here goes. My wife and I bought a new build (yeah yeah, I know) in August 2018 with the intention of moving in around June 2020 after I leave the RAF and my daughter finishes her GCSEs. We employed a letting agent to find a tenant and manage the property, which they did.
Fast forward (or rewind) to last Autumn. We received a periodic inspection report which showed a deep iron burn on the carpet in bedroom 1. I spoke to the agent about my concerns and they said 'not to worry, it'll be dealt with at check out'. I accepted this although I was a bit miffed.
Fast forward to now; the tenant has been issued with notice to vacate, has found somewhere else and check out is today. I spoke to the agents to raise the issue of the carpet and just to remind them that the house was brand new and to take that and 18 months of wear and tear into consideration. I was disappointed to hear that chances are I won't get a new carpet, even though it's 19 months old and was damaged by the tenant.

I shudder to ask this, but what are your opinions on this? Any similar experiences?

Cheers

[mikebradford]

Sounds like the letting agent is being lazy.
They need to make a claim from the bond to cover any damage.

[selym]

mikebradford said:

Sounds like the letting agent is being lazy.
They need to make a claim from the bond to cover any damage.

I have a suspicion that the agent has sourced the tenant another property, which is absolutely common sense. They suggested that, as I was going to be moving in after 18 months to 2 years, they would try to find the tenant another place; I wonder if this has any bearing on the deposit.

[wisbech]

Sounds like wear and tear.

[KAgantua]

Jeez thought you were going to say they wrecked the place. Its wear and tear.

[selym]

wisbech said:

Sounds like wear and tear.

I don't know the definition of wear and tear in this situation; an iron burn on a 19 month old carpet in a low-traffic area. I'd be interested to know whether your opinion is realistic - if so I'd manage my expectations accordingly. For example, being about to march out of my married quarter I can guarantee an iron burn on a 5 year old carpet would not be regarded as wear and tear.

[selym]

KAgantua said:

Jeez thought you were going to say they wrecked the place. Its wear and tear.

Is that the very definition of wear and tear and if you were in my position with the facts in hand, would you be happy to write it off as wear and tear?

[Ladders]

That doesn’t sound like wear and tear to me! Foot traffic yes, being careless and burning the carpet on a brand new carpet no.

[tony wright]

Problem here is leaving the RAF and expectations. Unfortunately it’s a different world in civvie street Although in this instance I’m not sure Wear and tear is the correct terminology for an iron burn on a bedroom carpet, surely that’s avoidable damage. Otherwise what’s the difference between leasing a car for 18 months and denting the bumper, wear and tear? Think your still going to pay for it.

[MB140]

selym said:

wisbech said:

Sounds like wear and tear.

I don't know the definition of wear and tear in this situation; an iron burn on a 19 month old carpet in a low-traffic area. I'd be interested to know whether your opinion is realistic - if so I'd manage my expectations accordingly. For example, being about to march out of my married quarter I can guarantee an iron burn on a 5 year old carpet would not be regarded as wear and tear.

I’m in the RAF, due to leave in a few years (2023), I feel your pain as I have had to endure white glove match outs (admittedly there not quite as strict now), I don’t think an iron shaped carpet burn is ever W&T.

It’s plain negligence and I would be pushing for the letting agent to claim it back from the bond.

[andygo]

I had a new carpet fitted a few months ago.

The day after fitting, I was soldering the cat 5 cable that the carpet fitter had damaged. The soldering iron rolled onto the carpet, burning it slightly, leaving a mark.

Wear and tear. Nope, the actions of a muppet, not taking enough care. Exactly the same action as your tenant.

Apply the same logic to a car rental. Would they class a dent as wear and tear?

(I did fix my cat 5 cable though, so not all bad news..)

[selym]

tony wright said:

Problem here is leaving the RAF and expectations. Unfortunately it’s a different world in civvie street Although in this instance I’m not sure Wear and tear is the correct terminology for an iron burn on a bedroom carpet, surely that’s avoidable damage. Otherwise what’s the difference between leasing a car for 18 months and denting the bumper, wear and tear? Think your still going to pay for it.

You are so right about expectations, although I've also been a landlord of another property for 18 years and wrote off all issues when that tenancy came to an end; it's all about common sense I suppose.
My difficulty here is probably balancing my impending march out and the exacting standards against the check out being carried out today. Still, let's see what's said after the check out.

[selym]

MB140 said:

I’m in the RAF, due to leave in a few years (2023), I feel your pain as I have had to endure white glove match outs (admittedly there not quite as strict now), I don’t think an iron shaped carpet burn is ever W&T.

It’s plain negligence and I would be pushing for the letting agent to claim it back from the bond.

I've been in our quarter for seven years now so any carpet issues will be billed at 3/10 value. I'll be glad to get into my own place.
I might go round and burn iron marks all over the bedroom carpet to fashion a pattern - it won't be noticeable then!

[anonymous-user]

selym said:

wisbech said:

Sounds like wear and tear.

I don't know the definition of wear and tear in this situation; an iron burn on a 19 month old carpet in a low-traffic area. I'd be interested to know whether your opinion is realistic - if so I'd manage my expectations accordingly. For example, being about to march out of my married quarter I can guarantee an iron burn on a 5 year old carpet would not be regarded as wear and tear.

He/she's being a troll, letting agent needs to take it from the deposit.

From the NLA website -

3. Wear and tear versus actual damage
When is deterioration in the property classified as damage rather than normal wear? If something has been broken, then that is certainly damage and would require either replacement or repair by a specialist. Light marks on the carpet might have to be viewed as unavoidable: fist marks in the plaster would not be. Equally, damage such as nail varnish spills on the floor or iron burns that have occurred due to negligence could see the tenant liable for repair. my|deposits advises landlords to consider whether the item has been damaged or worn out through natural use versus sheer negligence when making a judgement call. In a dispute about whether cleaning/repair is necessary versus complete replacement at the end of the tenancy, an adjudicator will examine the Check-in/out report, Statement of condition and any photos/videos in order to make an assessment of the condition of the property in relation to the original condition.

[liner33]

It's a couple of hundred pounds to replace the carpet and you won't get the full amount anyhow so you are in essence getting upset about £100 , move on with your life and forget about it and thank your lucky stars that's all it was.

FWIW I'm a landlord also

My next door neighbours rented their house to weed growers and it cost them about £15k to put it right

[selym]

liner33 said:

It's a couple of hundred pounds to replace the carpet and you won't get the full amount anyhow so you are in essence getting upset about £100 , move on with your life and forget about it and thank your lucky stars that's all it was.

FWIW I'm a landlord also

My next door neighbours rented their house to weed growers and it cost them about £15k to put it right

If you read my post again you will see I'm not getting upset. I'm just interested to see what common opinion is; I can manage my expectations from there.
Removing my last tenant (my old house) cost £3.5k so I know the downsides to letting property.

Edited to add: I've rented in one way or another for over 25 years and I have managed to never drop an iron on the carpet.

[anonymous-user]

liner33 said:

It's a couple of hundred pounds to replace the carpet and you won't get the full amount anyhow so you are in essence getting upset about £100 , move on with your life and forget about it and thank your lucky stars that's all it was.

FWIW I'm a landlord also

My next door neighbours rented their house to weed growers and it cost them about £15k to put it right

Disagree, it's not the amount, it's the principle, I'm a landlord, we don't overlook anything, it wasn't like that on the inventory, it isn't wear and tear so we'd deduct accordingly.

[MB140]

selym said:

MB140 said:

I’m in the RAF, due to leave in a few years (2023), I feel your pain as I have had to endure white glove match outs (admittedly there not quite as strict now), I don’t think an iron shaped carpet burn is ever W&T.

It’s plain negligence and I would be pushing for the letting agent to claim it back from the bond.

I've been in our quarter for seven years now so any carpet issues will be billed at 3/10 value. I'll be glad to get into my own place.
I might go round and burn iron marks all over the bedroom carpet to fashion a pattern - it won't be noticeable then!

My step daughter once spilt nail polish all over a married quarters carpet at waddington. I resorted to cutting out the damaged area (about a 50p piece sized area), then taking a pair of scissors and trimming portions of the carpet to get some fluff. This was then dropped in the hole. Inspector never picked it up. I strategically walked in the room and put my foot over the effected area while he inspected the area. Never noticed the toothpaste in a hole in the wall either that had been painted over.

I don’t miss those days. If I get posted again then my PVR will be in ASAP.

Although I know a WO who on leaving the airforce took a lump hammer to a table after they billed him for a scratch in it. Said it was the best feeling ever. They were never going to replace it. Just bill him for it. Would probably bill the next poor mug as well. As he was effectively out. He didn’t give a st anymore.


Either way I think we just expect different standards. It’s drilled in to us from day 1. It’s one of the things my wife hates about me is that I can’t stand clutter or mess. It makes my teeth itch.

[geeks]

I would be giving the letting agent instructions to bill for carpet.

IANALL

[selym]

Thanks everyone. I think this can be a highly emotive subject with wildly varying attitudes - all justified. I'll be speaking to the Letting Agent after the check out today and see what's what.