Moving out of rented house -wear and tear
Discussion
We are finally moving out of our rental.
We have been good tenants and looked after the place, and we will be getting the pros in to do the carpet cleaning etc.
I just wondered about re painting. Its all pretty good, but after 3 years there is the odd mark. Is that considered fair wear and tear, or should I repaint?
Thanks
We have been good tenants and looked after the place, and we will be getting the pros in to do the carpet cleaning etc.
I just wondered about re painting. Its all pretty good, but after 3 years there is the odd mark. Is that considered fair wear and tear, or should I repaint?
Thanks
Depends on the landlord. I would expect to be freshening up the paint after 3 years, happy that i had a long sitting tenant who generally looked after the place, but you get the odd d
head who will try sting you for entire room deciration just because you hung a picture up with a pin.
I take it deposit is protected? Anything you dont agree with go to arbitration through the deposit scheme, and if the landlord cant produce photographic evidence from the day you moved in, with your signature on the inventory they cannot take any deductions at all.
head who will try sting you for entire room deciration just because you hung a picture up with a pin.I take it deposit is protected? Anything you dont agree with go to arbitration through the deposit scheme, and if the landlord cant produce photographic evidence from the day you moved in, with your signature on the inventory they cannot take any deductions at all.
Depends on the agent/landlord, I’ve had some be fine and others terrible. I was once charged £45 cleaning fee for not cleaning the powder out of a washing machine draw. It was especially annoying as I had only ever used liquid that went in the drum.
Ask them what they expect, as there is too much variation in expectations. if it’s magnolia get a huge tub of own brand from wilkos and do the lot for £50
Ask them what they expect, as there is too much variation in expectations. if it’s magnolia get a huge tub of own brand from wilkos and do the lot for £50
It doesn't depend on the landlord, because it's ultimately not their decision...
The deposit has to be protected. All the deposit protection schemes include arbitration. If the landlord wants to make a deduction, they need to be able to justify it, with before-and-after photographic evidence from the check-in and check-out inventories. The presumption is in favour of the tenant.
The deposit has to be protected. All the deposit protection schemes include arbitration. If the landlord wants to make a deduction, they need to be able to justify it, with before-and-after photographic evidence from the check-in and check-out inventories. The presumption is in favour of the tenant.
TooMany2cvs said:
It doesn't depend on the landlord, because it's ultimately not their decision...
The deposit has to be protected. All the deposit protection schemes include arbitration. If the landlord wants to make a deduction, they need to be able to justify it, with before-and-after photographic evidence from the check-in and check-out inventories. The presumption is in favour of the tenant.
Exactly this.. previous landlord wanted £2,600 for repairs after 2 years. With a £1k deposit. After 6 months of arbitration with the DPS we agreed on them getting £125.00, the rest of the deposit we got back from the DPS.The deposit has to be protected. All the deposit protection schemes include arbitration. If the landlord wants to make a deduction, they need to be able to justify it, with before-and-after photographic evidence from the check-in and check-out inventories. The presumption is in favour of the tenant.
TooMany2cvs said:
It doesn't depend on the landlord, because it's ultimately not their decision...
The deposit has to be protected. All the deposit protection schemes include arbitration. If the landlord wants to make a deduction, they need to be able to justify it, with before-and-after photographic evidence from the check-in and check-out inventories. The presumption is in favour of the tenant.
In the real world that’s just not how it works. The person in charge of doing the inspection will say this isn’t wear and tear or it is. Arguing over it and going through the deposit scheme is a massive pain for the tennant. The deposit has to be protected. All the deposit protection schemes include arbitration. If the landlord wants to make a deduction, they need to be able to justify it, with before-and-after photographic evidence from the check-in and check-out inventories. The presumption is in favour of the tenant.
A quick question to the person doing the inspection will clear it up. Then the op will be able to decide if he wants to do a bit of painting or go through the hassle of the deposit scheme.
Steviesam said:
I just wondered about re painting. Its all pretty good, but after 3 years there is the odd mark. Is that considered fair wear and tear, or should I repaint?
When I moved out the place I was renting I thought I was doing the right thing and repainted the hallway and landing because of scuffs caused by moving furniture out (which it turns out the odd few class as wear and tear), the landlord went on to claim I'd painted the room a different shade - it wasn't, I'd bought more of the exact paint that was left in the loft - but they still got DPS adjudication to approve full redecoration costs of the hall/landing (including doors and gloss work) which came to about £700 - if I'd have left it the worst case would have been £100.... Naivety and good will just gets you screwed over with the majority of letting agents and landlords.Edited by Black_S3 on Monday 23 April 23:06
Flumpo said:
In the real world that’s just not how it works. The person in charge of doing the inspection will say this isn’t wear and tear or it is. Arguing over it and going through the deposit scheme is a massive pain for the tennant.
A quick question to the person doing the inspection will clear it up. Then the op will be able to decide if he wants to do a bit of painting or go through the hassle of the deposit scheme.
It’s not the inspector. It’s a the DPS that compare photos. I speak from first hand experience. The inspector a friend of the landlord claimed we had done thousands of pounds of damage. A quick question to the person doing the inspection will clear it up. Then the op will be able to decide if he wants to do a bit of painting or go through the hassle of the deposit scheme.
We had to all submit our case with photos and a decision was made.
‘The odd mark’ is fair wear and tear. Huge gouges in the walls is chargeable damage. I’d never seek to charge a tenant for redecorating after 3 years of normal use, it’s part of the general maintenance costs of the property. If it is just a few marks, it’s worth seeing if a weak sugar soap solution will lift them out (being careful not to rub the paint off).
chasingracecars said:
Flumpo said:
In the real world that’s just not how it works. The person in charge of doing the inspection will say this isn’t wear and tear or it is. Arguing over it and going through the deposit scheme is a massive pain for the tennant.
A quick question to the person doing the inspection will clear it up. Then the op will be able to decide if he wants to do a bit of painting or go through the hassle of the deposit scheme.
It’s not the inspector. It’s a the DPS that compare photos. I speak from first hand experience. The inspector a friend of the landlord claimed we had done thousands of pounds of damage. A quick question to the person doing the inspection will clear it up. Then the op will be able to decide if he wants to do a bit of painting or go through the hassle of the deposit scheme.
We had to all submit our case with photos and a decision was made.
That’s madness of the highest order.
Flumpo said:
You can speak from any experience you want, but are you really saying it’s better to not ask first and end up in arbitration?!
That’s madness of the highest order.
If you're dealing with the kind of landlord that'll try and pull that sort of fast one, then "asking first" is going to make no difference.That’s madness of the highest order.
TooMany2cvs said:
It doesn't depend on the landlord, because it's ultimately not their decision...
The deposit has to be protected. All the deposit protection schemes include arbitration. If the landlord wants to make a deduction, they need to be able to justify it, with before-and-after photographic evidence from the check-in and check-out inventories. The presumption is in favour of the tenant.
Well it does. Some landlords won’t bother perusing anything others will be a PITA and will try it on. The deposit has to be protected. All the deposit protection schemes include arbitration. If the landlord wants to make a deduction, they need to be able to justify it, with before-and-after photographic evidence from the check-in and check-out inventories. The presumption is in favour of the tenant.
Personally (landlord) the agent only challenged 1 tennant as a wall was left purple rather than magnolia little scrapes go down as acceptable wear and tear.
TooMany2cvs said:
Flumpo said:
You can speak from any experience you want, but are you really saying it’s better to not ask first and end up in arbitration?!
That’s madness of the highest order.
If you're dealing with the kind of landlord that'll try and pull that sort of fast one, then "asking first" is going to make no difference.That’s madness of the highest order.
Email landlord:
Dear landlord
I have lived in your property for 3 years, there is some unavoidable and reasonable wear and tear to the paintwork. I would like to confirm before I move out if you share my view these marks and reasonable wear and tear. This will enable you to either return my deposit in full or allow me the opertunity to return the paintwork to its acceptable condition avoiding arbitration which I’m sure neither of us would prefer.
Please respond to arrange a visit and provide photos to support your view if nesesary on this.
Thanks.
3x outcomes
1 landlord says the walls are ruined, you agree, follow up with email saying you intend to paint the exact same colour and put back to how it was when found, get an email response confirming. Take photos of finished wall. Job done, probably cost you £20.
2 landlord says it’s fair wear and tear, thanks for being a good tennent. Get an email response.
3 decide not to do any of the above as per some suggestions. Landlord thinks you are taking the Micky with the state of the walls. Decides to deduct £80 per wall as he will require a professional decorator. Decided he will take the mickey and paint for £20 and spend your cash on landlord riches like caviar.
If a total rogue and tried to take your deposit you have your evidence of the email, the offer to put right and your own photos. Clear cut if arbitration gets involved.
Again, madness to burry your head in the sand, end up at arbitration and not even attempt to cover yourself.
TooMany2cvs said:
If you're dealing with the kind of landlord that'll try and pull that sort of fast one, then "asking first" is going to make no difference.
Exactly that sort of Landlord, Claimed the grass hadn't been cut properly! Needed a landscape gardener in! I had mulched so leaving the cuttings in the grass, we had too much rubbish to put out and we were too busy to collect the grass that day, it was also quite wet. We tried to be nice and it got s
tty in the last month, we gave three months notice! They asked if they could put some scaffold up to do the cutters, yes we said, next day two doors blocked off meaning everything had to go out the front and down steps. It got to the point that we couldn't speak!The landlord I now have is almost a friend, can't help enough and thats reflected in me. In the first case ask the landlord if that doesn't work then the DPS are there for that reason.
Gassing Station | Homes, Gardens and DIY | Top of Page | What's New | My Stuff