Following the recent house inspection, I discovered the kitchen drawer front and oven skirtboard have swollen and deteriorated. As the property was a new build and was in good condition when first occupied, I believe this damage is not normal wear and tear.
I have photographs from the check-in inventory which show the original condition of these items and can be used for comparison. Given the location and nature of the damage, I believe it may have been caused by improper use of the oven, such as excessive heat or steam.
In this situation, should I ask the tenant to bear the cost of the repair, or would it be more appropriate to make a deduction from the tenant’s deposit to cover the repair costs? (they are soon moving out in two months).
How long between check in and that inspection?
@Joyce4
Get estimated costs of repair first? A bit of water damage that has then caused a kitchen drawer or kickboard to swell - I guess whether you bother repair ing depends if it affects functionality of either or is visible/noticeable, and whether you charge for repair is whether it will be easy to prove and the amount. If it’s a small amount and they have been good tenants and it’s the only thing you are claiming on that’s maybe different from if it’ll be expensive or if there are going to be a litany of items youll be claiming for from the deposit. If you think they might not pay last month rent (some tenants do that and expect itll be claimed from deposit) may be better to get sorted now.
Best
I would try to get the tenant to pay the costs now whilst theyre still there. Its not unknown for a tenant in these circumstances to not pay the last month’s rent and tell you to take it from the deposit to avoid paying for the damage.
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I think it will be difficult to prove that the issue has been caused by the tenants incorrect use of the oven. Excessive heat or steam… Whacking the temperature up to its highest setting does not constitute incorrect use, especially if it is a pyrolitic (self cleaning) oven. I used to have one. For the self cleaning function you had to select the maximum temperature setting and leave it for 3+ hours. Any build up of grease would disintegrate and turn to ash which could be wiped away with a damp sponge.
The problem is water damage which more likely to be a maintenance issue. You need to investigate further. Remove the kickboard and take a look.
Best!
It’s not just a bit of water damage. After inspecting the property I found quite a few issues.
The plinth beneath the oven has visible swelling and oil stains. One of the drawer fronts also shows signs of prolonged exposure to moisture or water, and the board has swollen. There are also scratches on one of the cabinet doors, which appear to have been caused by a loose bow handle.
On top of that, the tenants have broken the sliding doors of my wardrobe, causing all of the doors to come off the tracks. The front panel of the bathtub also has a hole. There are quite a few other areas that need touching up as well.
The tenants have refused to carry out the repairs themselves. Instead they are asking me to get two quotations for each damaged item, and if they agree with the costs I can deduct the amount from the deposit.
My concern is that the total repair cost could be more than the deposit. When I mentioned this, they didn’t seem to have any intention of paying the remaining balance.
What would you suggest I do next? Should I get quotes for everything first, document all the damage with photos, and then deal with the deposit through the proper process? I’d really appreciate any advice from landlords who have dealt with a similar situation. Thank you.
@Joyce4
You need the quotes and evidence to claim from the deposit scheme anyway. You can probably just use one quote the tenants cant dispute it or have choice of whom you use to do the work, they can only dispute if amount is unreasonable and without their own quotes obtained how can they show that.
Bits of touching up tho may well be seen by deposit scheme as wear n tear
Good sign they have acknowledged they have caused damage.and suggested you get quotes
If the amount is more than the deposit either write it off or ask tenants to pay the balance. If they refuse the process is to use a MCOL. When they realise they will get a ccj and find it difficult to get credit or rent in future if they dont pay up you may get paid the balance. Whether that’s worth the MCOL fee and hassle depends on the amount, whether you think they will have the funds to pay etc
Good luck
