Good morning,
My tenant moved into my property 1.5 years ago paying rent without any issues at all.
My concern is the way she has been decorating / improving the house without my consent. I decorated the whole house before she moved in but she has redecorated it again. She mentioned during my recent visit that she will be changing the oven cooker.
My question is, can she use any of the improvements she’s made to the property against me? At the moment I’m happy with the way she’s improved the property and paying rent on time; perhaps it’s nothing to worry about.
If its a freestanding cooker, she can take it with her when she goes. If its built-in then it becomes yours.
You can just say no, or perhaps that any changes should in future be discussed and mutually agreed. Personalising the space usually means a tenant will stay longer, so its not necessarily a bad thing if its managed and handled by professionals, especially decoration.
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Thank you for your response, very helpful.
It is an in-built cooker and she said she’s doing it at her own cost. She stated she wants to stay for a long time as she has young children and like the area.
In my property manual, I have a page dedicated to requests tenants might have like this and I go through it with them at check in. I ask them to put their request in writing stating exactly what they want to change and what will happen when they eventually leave.
For any items that we agree to let them add to the property (e.g. one single female tenant wanted to install an alarm system) and will remain when they leave, I add a section to the inventory detailing what’s added and that it will remain and we both sign and date it. Sounds like this might be useful for your oven addition.
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Since she is probably in breach of contract, I cant think of any way she could hold it against you.
On the whole, this could be a positive. She is investing herself in the flat and is likely to stay for years. BUT in your shoes, I would quote a bit of contract to her, express how very pleased you are that she wants to put down roots and is willing to help improve things BUT as stated in the lease, she should always ask you first. Your flat has to appeal to future tenants and the quality of work of a decent standard to ensure that you will not need to use the deposit to rectify things at a later date. This is something you need to make clear when tenants move in and reiterate very clearly on the first breach and for any that come later. If she wants to swop the oven, is she wishing to take it with her when she leaves? in which case, can she store yours as you will need it back? She sounds like she needs some reigning in, but potentially this could be a good long run so worth investing some energy in the relationship.
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Hi @Triple-A
I agree with others you need to get all unauthorized changes documented and explain these are breaches - if you don’t flag now (even tho aware) in writing then tenant might think or claim they have your implied consent to make other changes in future without your agreement which might be ones you dont want.
also
need to update inventory to record changes
- consider if old oven can be sold 2nd hand and/or confirm spec of replacement and that tenant getting it professionally installed. Or they pay you the cost and you pay for the new oven and it’s installation etc (may be easier for Warranties etc)
Worth explaining if significant all work needs to be done by professionals (if that’s what you want) and you need to know in advance and see their qualifications and professional insurance, both to reassure you of the quality and so that you can tell your own insurance company as required. Poor quality work or damages by uninsured tradesmen wouldn’t be covered.
potentially you might consider getting a new inventory report done and charge tenant for depending on extent of changes
Need to have some documentation saying you will own the replacement oven signed by tenant so no issues when they leave. Check how this will work with Warranties and your landlord insurance.
Good luck
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