# Tenant left £8-£10k worth of damage **URL:** \ **Category:** Landlord Discussion\ **Created:** [28 July 2025 20:44 UTC](https://community.openrent.co.uk/t/tenant-left-8-10k-worth-of-damage/85638 "2025-07-28T20:44:01Z")\ **Posts on this page:** 18\ **Page:** 1
**Author:** ![newfoundglory](https://yyz1.discourse-cdn.com/flex031/user_avatar/community.openrent.co.uk/newfoundglory/32/9284_2.png) [@newfoundglory](https://community.openrent.co.uk/u/newfoundglory)\ **Post date:** [28 July 2025 20:44 UTC](https://community.openrent.co.uk/t/tenant-left-8-10k-worth-of-damage/85638/1 "2025-07-28T20:44:01Z")
Our tenants were evicted end of May, 2 bed semi, the redirect letter from royal mail and neighbors revealed there were more children, compared to the contract. The British gas welcome letter revealed prior yearly energy usage in excess of a 6 bedroom home. The shower/bath pump is also broken. I don’t think property was ever cleaned in 3 years, thick carpet dust and the windows, overgrown garden with giant weeds, they drew all over the walls with pen, burnt the carpets, damaged the flooring (urine stains), cupboards full of grease. Since the eviction, some of the laminate floors in the kitchen are rising up as the house dries out. They removed most of the door handles, broke the towel rail, and some curtain rails. Check-in and check-out done by inventory company, attributing liability, but not signed by the tenants. Out of around £1700 deposit, they agreed to return only £1000 and we now have to complete a statutory declaration as the tenant wants the £700 We have invoices totaling about £4000 so far for garden clearance and decorating over the stains only, probably 75% of the property - a quick job done on the ‘cheap’ This leaves unknown amounts for carpet and flooring replacements, deep clean and lots of other bits. Unsure what to do and how to complete declaration in this case, any input appreciated. ---
**Author:** ![Graham](https://yyz1.discourse-cdn.com/flex031/user_avatar/community.openrent.co.uk/graham/32/450_2.png) [@Graham](https://community.openrent.co.uk/u/Graham)\ **Post date:** [29 July 2025 01:50 UTC](https://community.openrent.co.uk/t/tenant-left-8-10k-worth-of-damage/85638/2 "2025-07-29T01:50:21Z")
It seems you didn’t visit for three years. You need to understand that roughly 30% of people you need to teach them how to live in a property. You cannot assume anything especially after they first move in and at least annually afterwards you need to be inspecting, teaching them what to do so they don’t have any excuses, Document the discussions as evidence, for example, in this case, was it even clear who had responsibility for the garden? ---
**Author:** ![newfoundglory](https://yyz1.discourse-cdn.com/flex031/user_avatar/community.openrent.co.uk/newfoundglory/32/9284_2.png) [@newfoundglory](https://community.openrent.co.uk/u/newfoundglory)\ **Post date:** [29 July 2025 03:49 UTC](https://community.openrent.co.uk/t/tenant-left-8-10k-worth-of-damage/85638/3 "2025-07-29T03:49:21Z")
Hi, property was visited by estate agency, from previous visit photographs things seemed okay, Although drawings on walls were identified there was little we could do, and the true scale of the problem wasn’t really apparent on the photographs then, the garden was being maintained for the first 18 months-2 years required by contract I believe, we even provided a lawn mower Section 21 took a year during which time I think they stoped looking after the place completely one of the tenants moved out leaving just one living there with the children How should deposit protection be handled ? Do I need to know the total cost of repairs in case court action follows? ---
**Author:** ![David122](https://yyz1.discourse-cdn.com/flex031/user_avatar/community.openrent.co.uk/david122/32/1449_2.png) [@David122](https://community.openrent.co.uk/u/David122)\ **Post date:** [29 July 2025 09:00 UTC](https://community.openrent.co.uk/t/tenant-left-8-10k-worth-of-damage/85638/4 "2025-07-29T09:00:11Z")
Why didnt you try to claim the whole deposit? ---
**Author:** ![newfoundglory](https://yyz1.discourse-cdn.com/flex031/user_avatar/community.openrent.co.uk/newfoundglory/32/9284_2.png) [@newfoundglory](https://community.openrent.co.uk/u/newfoundglory)\ **Post date:** [29 July 2025 09:40 UTC](https://community.openrent.co.uk/t/tenant-left-8-10k-worth-of-damage/85638/5 "2025-07-29T09:40:36Z")
I have to complete the statutory declaration saying we don’t agree to return the deposit remainder. Indicating amounts claimed for each section etc, but some I do not have amounts for The deposit is accessed via the estate agency account who have not been completely helpful I don’t have any access to upload evidence or make any claims, I understand the signing of the document is usually witnessed ---
**Author:** ![Leslie1](https://yyz1.discourse-cdn.com/flex031/user_avatar/community.openrent.co.uk/leslie1/32/4265_2.png) [@Leslie1](https://community.openrent.co.uk/u/Leslie1)\ **Post date:** [29 July 2025 21:34 UTC](https://community.openrent.co.uk/t/tenant-left-8-10k-worth-of-damage/85638/6 "2025-07-29T21:34:48Z")
Anyone that uses a managing or estate agent must understand that they are in it for themselves and not you, that why I dont use them. Unless you have a large portfolio you are on a hiding from these people, they dont care about you or your property, just their commission. They have let you down terribly. ---
**Author:** ![Graham](https://yyz1.discourse-cdn.com/flex031/user_avatar/community.openrent.co.uk/graham/32/450_2.png) [@Graham](https://community.openrent.co.uk/u/Graham)\ **Post date:** [4 August 2025 07:09 UTC](https://community.openrent.co.uk/t/tenant-left-8-10k-worth-of-damage/85638/8 "2025-08-04T07:09:52Z")
Yeah i guess i’ve done a better job at tenant selection and never had any of these problems. Whereas you….. ---
**Author:** ![newfoundglory](https://yyz1.discourse-cdn.com/flex031/user_avatar/community.openrent.co.uk/newfoundglory/32/9284_2.png) [@newfoundglory](https://community.openrent.co.uk/u/newfoundglory)\ **Post date:** [4 August 2025 15:24 UTC](https://community.openrent.co.uk/t/tenant-left-8-10k-worth-of-damage/85638/9 "2025-08-04T15:24:22Z")
All really useful, thank you. You are all correct, and yes, tenant selection is everything - I wonder how that might change with the new legislation. If I did this again I wouldn’t use an estate agency to find tenants - no need - and I’d probably meet all tenants personally and talk to previous landlords. unfortunately for me this went wrong, and not only that, the background checks didn’t take references from previous landlords, as the tenant claimed they owned their own home… some red flags there and not something I noticed at the time when a checking process is used on your behalf. ---
**Author:** ![Susan25](https://yyz1.discourse-cdn.com/flex031/user_avatar/community.openrent.co.uk/susan25/32/27969_2.png) [@Susan25](https://community.openrent.co.uk/u/Susan25)\ **Post date:** [5 August 2025 09:15 UTC](https://community.openrent.co.uk/t/tenant-left-8-10k-worth-of-damage/85638/10 "2025-08-05T09:15:52Z")
Thanks Graham for the private message you sent Me.. You said “how great you are at picking tenants and no issue for you.. but Me”… thought I would take the time to respond - 10 of my bad tenants were put in by Agents.. Good to know there is one landlord who has no problem with tentants, definately the fault must be on the rest of us as Landladies. ---
**Author:** ![tatemono](https://yyz1.discourse-cdn.com/flex031/user_avatar/community.openrent.co.uk/tatemono/32/19789_2.png) [@tatemono](https://community.openrent.co.uk/u/tatemono)\ **Post date:** [5 August 2025 09:27 UTC](https://community.openrent.co.uk/t/tenant-left-8-10k-worth-of-damage/85638/11 "2025-08-05T09:27:04Z")
> [@Susan25](#): > > similar issues maggots, urine, mould like I’ve never seen, furniture, carpets ruined. > [@newfoundglory](#): > > thick carpet dust and the windows, overgrown garden with giant weeds, they drew all over the walls with pen, burnt the carpets, damaged the flooring (urine stains), cupboards full of grease Both of these situations would have been prevented with quarterly inspections and issuing a S21 as soon as able if Ts were non-compliant. While picking Ts does require skill, experience and a certain amount of luck, picking agents is usually something that most LLs think is guaranteed to solve their problems. I’ve said it before and I’ll say it again: when you get an agent to manage your property, you simply move from managing your property to managing your agent. The buck stops with you. Only use an agent if you have no other choice (e.g. live thousands of miles away from your property). Otherwise, be aware that you are introducing a huge amount of risk into an already risky investment by employing an agent and then not checking they are doing their job. That includes getting all documentation about applicants prior to allowing the AST to be signed thereby greatly increasing your chances of being able to spot “bad tenants” that “were put in by agents.” ---
**Author:** ![tatemono](https://yyz1.discourse-cdn.com/flex031/user_avatar/community.openrent.co.uk/tatemono/32/19789_2.png) [@tatemono](https://community.openrent.co.uk/u/tatemono)\ **Post date:** [5 August 2025 09:33 UTC](https://community.openrent.co.uk/t/tenant-left-8-10k-worth-of-damage/85638/12 "2025-08-05T09:33:41Z")
> [@Susan25](#): > > 10 of my bad tenants were put in by Agents I’ve been renting out property since 1998 and five since 2013. Because I lived overseas for 21 years, I used agents during that period of time. In the last 27 years, I’ve had only 1 “bad tenant” and he was one I picked myself. Lesson learned. I have to say that, from my experience of letting, if by your own admission you’ve had more than 10 bad tenants then yes, you would be wise to examine and improve your approach to selecting tenants. ---
**Author:** ![tatemono](https://yyz1.discourse-cdn.com/flex031/user_avatar/community.openrent.co.uk/tatemono/32/19789_2.png) [@tatemono](https://community.openrent.co.uk/u/tatemono)\ **Post date:** [5 August 2025 16:20 UTC](https://community.openrent.co.uk/t/tenant-left-8-10k-worth-of-damage/85638/14 "2025-08-05T16:20:04Z")
> [@Susan25](#): > > I’ve lived abroad longer than you… er… that’s only the time I was out of the UK while I had property. > [@Susan25](#): > > if you consider UK home def not ---
**Author:** ![newfoundglory](https://yyz1.discourse-cdn.com/flex031/user_avatar/community.openrent.co.uk/newfoundglory/32/9284_2.png) [@newfoundglory](https://community.openrent.co.uk/u/newfoundglory)\ **Post date:** [10 August 2025 12:20 UTC](https://community.openrent.co.uk/t/tenant-left-8-10k-worth-of-damage/85638/15 "2025-08-10T12:20:17Z")
> the insurers have a certain amount of inspections required generally more than the uselss Agent would do plus I found I was under insured Can you tell me more about the additional insurance inspections? Just wondering why you sold these properties, is it because of the type of tenant it attracts who won’t look after it, or because you believe there might be longer term problems come to light ---
**Author:** ![Susan25](https://yyz1.discourse-cdn.com/flex031/user_avatar/community.openrent.co.uk/susan25/32/27969_2.png) [@Susan25](https://community.openrent.co.uk/u/Susan25)\ **Post date:** [11 August 2025 09:24 UTC](https://community.openrent.co.uk/t/tenant-left-8-10k-worth-of-damage/85638/16 "2025-08-11T09:24:56Z")
Just checked OpenRent insurance, no specification for inspections but it does have a clause stating all tenants must have min 3 months contract which will be at odds with RRB. You need to check your insurance they are all different. I think many “landlords” don’t keep proper accounts of true expenses V income. For example you get 1 bad tenant it can wipe out years of positive rental income - I put another 7k into my property and I got no compensation from those responsible for trashing it. You are familiar with RRB I hope and S24 ? S24 means the Government is taxing people on money that they are not even earning..no one seems to have taken on this theft by the Government - people just accept it or .. the option is to sell up which is what 50% are doing. You can make more money in the markets The S&P has gone up 300% since 2015 well that beats what the “gurus” making money from property courses will teach you. You can make much more by packing up and leaving UK and taking all your money out of the place. The majority of people you will deal with in property in UK, in the chain is in my opinion incompetent or dishonest.. this includes Accountants, Agents, Contractors - I’ve had some competent and honest but most werent you add that to the numbers, stress levels, trashed properties, re-letting, voids, evictions. But of course the “experts” will once again jump in and say they never had a bad tenant, love Agents, never got ripped off by a contractor.. ---
**Author:** ![tatemono](https://yyz1.discourse-cdn.com/flex031/user_avatar/community.openrent.co.uk/tatemono/32/19789_2.png) [@tatemono](https://community.openrent.co.uk/u/tatemono)\ **Post date:** [11 August 2025 19:01 UTC](https://community.openrent.co.uk/t/tenant-left-8-10k-worth-of-damage/85638/17 "2025-08-11T19:01:15Z")
> [@Susan25](#): > > You can make much more by packing up and leaving UK and taking all your money out of the place. So you’d be foolish to stay if you didn’t have to, right? ---
**Author:** ![Susan25](https://yyz1.discourse-cdn.com/flex031/user_avatar/community.openrent.co.uk/susan25/32/27969_2.png) [@Susan25](https://community.openrent.co.uk/u/Susan25)\ **Post date:** [12 August 2025 04:03 UTC](https://community.openrent.co.uk/t/tenant-left-8-10k-worth-of-damage/85638/18 "2025-08-12T04:03:17Z")
Ah my favourite goader with a bad memory.. why do you assume I am in the UK, I’m not stupid lol ---
**Author:** ![tatemono](https://yyz1.discourse-cdn.com/flex031/user_avatar/community.openrent.co.uk/tatemono/32/19789_2.png) [@tatemono](https://community.openrent.co.uk/u/tatemono)\ **Post date:** [12 August 2025 06:54 UTC](https://community.openrent.co.uk/t/tenant-left-8-10k-worth-of-damage/85638/19 "2025-08-12T06:54:18Z")
> [@Susan25](#): > > needless to say we’ve sold all these properties. ah you’re right… that’s great. All sold up finally. ---
**Author:** ![Radina](https://yyz1.discourse-cdn.com/flex031/user_avatar/community.openrent.co.uk/radina/32/20036_2.png) [@Radina](https://community.openrent.co.uk/u/Radina)\ **Post date:** [12 August 2025 16:47 UTC](https://community.openrent.co.uk/t/tenant-left-8-10k-worth-of-damage/85638/20 "2025-08-12T16:47:55Z")