Tenants Have Just Left and I have some Problems...

[PersephoneM]

Hi, this is my first post (and also new to forums), so please be kind.

 

I've been a landlord for almost two years and my third set of tenants checked out last Friday. Naively, I've never actually check my property in between the other tenants, but did this time. I am so glad that I did. The other times I have, again naively, relied purely on the inventory company's clerk for the inventory and check out, accepting any cleaning, missing stuff, etc that they state.

 

Due to problems, I decided to be far more hands on and so visited the property on Saturday.There are some "simple" problems - stains on a carpet floor and dirty oven that I will raise as an issue, but there are a few problem areas.Upon checking the kitchen, I noticed a huge pile of "rubbish" on a kitchen cupboard. This rubbish turned out to be mail for me, my husband and previous tenants. It states in the contract that all mail for the landlords must be passed on to the rental agent's address. It was not. Is there anything I can do about it? The mail included cheques from the tax office (lucky old me!) ammounting to over £700 for previous tax years. I changed my address on all my banks, etc, but never thought about the tax office! Can I claim any costs in the check out for withholding my mail?

 

The tenants left a lot of stuff behind (plates, glasses, bin, exercise equipment and clothes) and I'm not sure where I stand on some things regarding their property. I fully intend to store their things for the time frame laid out in the contract, however, we put a new toilet seat in the property (on the loo) two weeks into their tenancy in August because the tenants complained it was broken. On check out, my husband has informed me that it is not the seat he put on. As they have left a vast amount of belongings, can I include the toilet seat and charge them for my original? I never gave permission to replace it - probably wouldn't have because how does a seat break within 6 months? I don't want to accept a new seat only to have the tenant claim it as their property after the deposit has been handed back.

 

They have also put up a chin up bar in the hallway which has now marked two walls where the black rubber has moved. Again, I never gave permission for this. The room now needs decorating. It's a cream wallpaper with a border. Are the tenants responsible for the entire room to be painted (not actually that big) because I cannot simply paint two walls? Or just a portion of it?

 

As the kitchen cupboards are still filled with their belongings, can I assume that they can't have cleaned them? There is also food left in the oven which questions the cleanliness.

 

The front door also has two locks; one was jammed and unlockable. My husband fixed it, but for the two days after the tenants left the door was unsecured. Presumably it did not spontaneously happen on check out. Is there any recourse for that?

 

Apologies for the length of the message, but I'm really concerned with the door lock and my mail.

Persephone

[padja]

as for the damages, and unclean condition, did you take a security deposit? if so did you return it? If not then this is normally used to put the damages right and clean property. I would suspect you have landlords insurance, that again should cover this. as for toilet seat they are £4:99 in argos and the previous tenants will point this out. As for belongings you are correct to store them as per agreement in tenancy but after that then you can dispose of them as you wish (sell them to cover costs). perhaps the toilet seat did break and they replaced if they broke it, I would if it was me. Any work you do keep invoices and these can be shown if tenants dispute your claims.

I would say that you have learnt a lesson get a deposit and dont return it until you have inspected the property.

[Steve__M]

To claim for damages or cleaning then you ideally need an acceptable inventory at the beginning and end of the tenancy, or other proof of costs. eg. receipt for the toilet seat should do. (NB a £4.99 seat from Argos would probably break if you had any heavy tenants - I assume the one you put in was of better quality).

 

Seems unlikely you could claim about the post if you have not lost money. As an aside, you should be filling in a tax return with the proceeds of your rental house so the tax office should know your address!

 

Judgement is generally required for redecoration. If it is a small relatively inconspicuous mark it would be hard to justify redecoration. If it is a huge splodge in the middle of the wall then that is OK. With decoration, there is also the matter of betterment. You cannot normally charge the full amount as it is assumed that the property would need redecoration every few years.

 

With the lock and the loo seat they will probably say that they broke as wear and tear and you may struggle to prove otherwise (and they may be truthful).

 

Assuming that the deposit is protected you may have to justify any claims. You may have to negotiate if you want to avoid going through the deposit resolution services.

 

You might consider getting rid of the wall paper. I've got white walls, no wall paper (4 coats of emulsion). Easy to clean and cheap to repaint.

 

I strongly recommend being there for checkin/checkouts and also inspecting the place reasonably regularly. Some tenants feel uncomfortable with inspections but even with perfect tenants, inspections are important for you to ensure you pick up any maintenance issues that tenants can overlook.

[mariner51]

Without a move in inspection/inventory for current Tenancy, it will be difficult to prove damage was caused by current Ts.

Move out inspection for previous Ts may be acceptable if virtually no gap between Ts.

Are you saying inventory clerk did a move-out inspection for current Ts with which you disagree?

 

It was your resp to get mail redirected by PO, not the Ts resp to forward it, in the same way you have no resp to forward their mail after departure, just return to sender.

 

You need to contact last Ts to come and reclaim their 'belonging' and charge them for storage.

As for cleaning, you have to allow fore fair wear & tear over T period.