So another question arises. If the fitted items in a household are covered by buildings insurance, does that mean the tenants would expect “me” to have them insured & to cover the cost of a breakage?
40 coments wow and no conclusion???
It’s opened up a Pandora’s box. What a mine field!! Will update on what my buildings insurance says!
If they have agreed to pay for new hob then thats fine.
The new AST is not dependant on it anyway, anyway why do you need a new AST, when it becomes a rolling contract by default. A new AST is only really required when you want security of tenure for 6 months or they do. Or if there are changes e.g. rent.
As stated my tenants want the security of being stay put for 6 months I don’t understand how other landlords on here don’t get that!
well give them one then… Its your property.
Exactly what I’m doing! But with all the legislation need to make sure it’s done correctly. There is so much legislation. Such as what happens to the deposit? I’ve learned it’s all ok to just keep in Mydeposits but I have to inform them when a new AST starts. This feels ridiculous the amount of research etc I’ve had to do to accommodate my tenants. As my tenant said, “in the old days, I had really lazy landlords” after asked if I would backdate tenancy like his previous landlords would do. I told him that I could not backdate a tenancy.
I won’t be doing this again that’s for sure after the colossal amount of work this has been. Roll on periodic tenancy! But I’m doing this for myself as well as I need to release equity & an AST must be in place.
I’m pretty sure a huge amount of landlords have no idea what they are doing. I’m at least trying get it right. I know people who are landlords who haven’t got a clue. Recently I was renting myself and Ll had a contract saying I pay monthly but they can give me 2 weeks notice!! NOT PERMITTED. He also promised various things would be in place such as fridge, hob & oven. I got there on the day and NOTHING was in place and it was Filthy. I complained & was told take it or leave it. ON THE DAY WE WERE SIGNING CONTRACT & I was supposed to move in. He had insisted he only signed contracts on the day. He had no idea what he was doing was wrong. I had to spell it out to him. He had a huge property portfolio & had been doing it for 40 years at least.
Mine are all on rolling tenancies now and it’s never caused me a problem with mortgages.
The only problem I did have years ago was when a tenant wanted a 2 year contract and the letting agent gave them one. Most mortgage companies (at that time, not sure if it’s different now) won’t lend if there is more than 12 months left on the tenancy. Giving 24 months was actually against the T&Cs of my mortgage.
Ah. That’s very interesting. I was told had to be a contract in place guaranteeing 6 months. Thanks for your input on that.
Last month My tenants hob stopped working. I measured the hole and got a new hob that was 3cm bigger in each dimension and fitted the new one in 30 minutes. Its a like for like change and a new appliance. Tested it ( it smells a lot when first used) locked the door after me job done. No drama
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All interesting.
1 if your tenants want security give them a 12 month contract, if this is too long add a 6 month break clause with a ‘request’ 2 months notice.
2 add an automatic rent increase clause
3 add tenants to have contents insurance with ‘request’ for accidental damage to LL fixtures and fittings (insurance cover will do this).
4 On new AST, treat as new tenancy but no need to change deposit, make not of that.
5 always get guarantor as situations change
6 keep a full record of all disputes, photographs and communications.
7 always do regular inspections min annually with copy of report with any actions to tenant.
8 Manage as a business all times. Get sloppy and it will catch you out sometime.
9 some hobs come with a plug or just need a plug, in that case fine to fit yourself,
10 if you’re in a block, don’t take any chances on cutting corners with anything as it affects others.
11 if tenants wish for extra security in case hob is broken against - they can pay for accidental damage insurance when buying the hob
Lots more but these are good guidelines.
Hi Chris,
This has been very useful. I hadn’t thought about giving 1 year w 2 month break clause. As they are buying a flat they plan to be out in 6 months. They are panicked as don’t want to be served notice just as their sale is is in process. The truth is I doubt they will have found a place & completed within 6 months.
I’m going to “request” in future all tenants have contents insurance.
I’ve never added an automatic rent increase clause and never raised rent but I will now.
It’s still not clear if it’s legal to instal the hob myself like for like. It was a simple plug & go. I’ve done it a million times but in my own home or just before electric certification so it gets tested.
It’s all sorted now. They bought hob and paying for instal which my electrician agreed to do for next to nothing. He certified everything he does.
I need to toughen up as I’m too nice. It’s a business.
Thanks for your very useful comments!
Break clauses are notoriously difficult to get right and often are unenforceable for the landlord. I would suggest you simply do a 6 month fixed term becoming contractually periodic on expiry. It has exactly the same effect but is easier to get right.
Thanks that’s what I’m doing. Will never do two ASTs again. 
If it was a good brand installed as mentioned and is still in the warranty period why not try the manufacturer?
That’s what I did with my property. My tenants claimed that the professional cleaners broke the dishwasher panel. It was beko make I think and they panel was replaced in the 2nd year of the John Lewis warranty.
Just to correct something implied in several of the previous answers- you don’t need a new AST to raise the rent, you can do this when it’s periodic.
Ah very useful to know Peter!!
I have actually contacted the store as I believe we may have a case for flimsy! It was only 3 months old. It broke in first 3 months from a normal sized coffee jar falling on it. I took photos of my John Lewis one in another property in tip top shape having survived 7 years of letting with much larger households. They were of similar price. It’s more work for me. TENANTS have paid for it. But I feel bad for them. All reviews are good no complaints from anyone saying flimsy in the reviews though!