Labour Brings in excellent Renter's Rights - long overdue.

Rosie51

^It’s also not very eco friendly to unnecessarily dispose of decent carpets.^

I hadn't even thought of that aspect, unless twaddle only used very cheap quality carpets that were scruffy after just a few years. Still not a very eco friendly practice.

Agreed. It probably wasn't, but it did mean that every new tenant had brand new carpets without other people's dead skin and mites.

2nd paragraph - gosh

Though was it ever like that?

And I presume the full deposit would not be given back if the property is not returned to the state it was[and if previously professionally cleaned[which I ssume most renting properties are where the tenancy starts]] a full deposit is not returned?

Replying to LJ

^Primrose £1300 to £1750 is about the price rises I know of too.

Some may still consider that a win for good tenants.
I dont.

fancythat

2nd paragraph - gosh

Though was it ever like that?

And I presume the full deposit would not be given back if the property is not returned to the state it was[and if previously professionally cleaned[which I ssume most renting properties are where the tenancy starts]] a full deposit is not returned?

Don't forget fair wear and tear. Most carpets and decorations are only expected to last five years. Bathrooms and kitchens should be replaced every ten years or so. The tax system allows a certain percent to be claimed as expenses. It's quite a long time since I was involved and the rules have probably changed. Most of our tenants were there for at least two or three years. It was quicker and cheaper to strip out carpets and redecorate than a deep clean.

twaddle

Rosie51

It’s also not very eco friendly to unnecessarily dispose of decent carpets.

I hadn't even thought of that aspect, unless twaddle only used very cheap quality carpets that were scruffy after just a few years. Still not a very eco friendly practice.

Agreed. It probably wasn't, but it did mean that every new tenant had brand new carpets without other people's dead skin and mites.

Can't agree with trashing the planet when an industrial strength vacuum and shampoo would have dealt with dead skin and mites equally as well. Are you aware of some of the 'nasties' that abound in carpet warehouses? Indeed any fabric warehouses?

I do wonder if some people never stay in an hotel, guesthouse or other holiday let where they might encounter the 'microscopic left over presence' of other people.

Most carpets and decorations are only expected to last five years. Bathrooms and kitchens should be replaced every ten years or so.

Really? Goodness my kitchen and bathroom are positively pensioners by that criteria, let alone my stair carpet. No wonder this wonderful planet of ours is being destroyed and buried in landfill if that's the case.

Primrose53 13.16.

Your post echoes one of my earlier posts highlighting of the problems a couple of people I know who are each LLs of a flat/apartment. They both say they now can not make any profit due to all the costs and LL obligations, which the renters rights Act, in their view accentuates. Both wish to leave the LL market and the value of said facts/apartments has fallen since purchase 10 years ago. So there has been no capital gain.

As a result, LLds of flats have 2 choices- sell so property no longer available or increase rent in line with others that are increasing rents following introduction of Renters Rights Act. Plus they must make a decision to sell when the property is empty as the new act prohibits a LL to sell and market a property in first year of tenancy.

I said it then, and say again- I agree with the principles and provision of the renters rights as set out in Act- it is their home. However at the same time there needs to be a balance with LLs rights and obligations, so that they do not continue to leave the market. UNLESS the government builds more homes for rent and/or Social housing to fill the gap LLs leaving the market creates.

fancythat 13.18- I think you might be asking me about deposits might be for me?

The deposit legally must be held by a regulated deposit holding organisation, not in the LLds bank account. The LL can be prosecuted if they do not do this.

The tenant and LL agree return of deposit at moving out stage. However ff there is a dispute by either party they ask the deposit holding company to arbitrate. E.g. if the LL seeks to withhold any of the deposit they must provide evidence of reasonable and just cause to do so for the deposit holding company to release that part of the deposit and pay to the LL. Not professionally cleaning a carpet, as the renters act sets out cannot be mandated so that wouldn't be evidence of just cause. The LL would to evidence carpet damage, or some thing beyond 'normal wear and tear' to demonstrate good enough cause to be put right by deposit monies.

To evidence that the LL must pay for an inventory at time tenant moves in. That inventory must include, room by room photos of everything the LL may think could be disputed at end of tenancy. if carpets, every inch of carpet must be photographed to evidence any damage. The Act also now allows pets- so any pet damage to carpets, unless significant and out of the ordinary (e.g. smells normal) may also be considered "normal wear and tear".

A professional inventory cost depends on area, size of rental property and availability of company to do it on the day of moving out- just google for your area.

Rosie51

^Most carpets and decorations are only expected to last five years. Bathrooms and kitchens should be replaced every ten years or so.^

Really? Goodness my kitchen and bathroom are positively pensioners by that criteria, let alone my stair carpet. No wonder this wonderful planet of ours is being destroyed and buried in landfill if that's the case.

Mine too .

Five years for a carpet?? In what world is that the norm in a domestic house or flat? And I expect a new kitchen or bathroom to last a lot longer than ten years, too.

“It was quicker and cheaper to strip out carpets”. Must have been el cheapo carpets then. We only buy quality carpets that last for years.

I think the RRA will reduce the number of rental properties for new tenants while giving a lot of security to existing tenants and the houses released for purchase will be out of reach for poorer tenants. Labour's calculation is obviously that landlords don't vote for them, the very poor are too busy surviving to vote and it escapes having to build lots of social housing (NOT affordable homes) which is what is needed.

LemonJam the Tenants Deposit Scheme was a good idea and imo works well. I returned the full deposit to two tenants and another lost all the double glazed window keys for the whole house so I deducted the cost from their deposit.

Rosie51

^Most carpets and decorations are only expected to last five years. Bathrooms and kitchens should be replaced every ten years or so.^

Really? Goodness my kitchen and bathroom are positively pensioners by that criteria, let alone my stair carpet. No wonder this wonderful planet of ours is being destroyed and buried in landfill if that's the case.

We've wood floors, job done. I certainly expect bathrooms and kitchens to last beyond 10 years - our kitchen was my grandparents. Warm white paint. Easy.

Under the new Act Tenants can now move out at any time after they move in, with just 2 months notice, as 12 month fixed term contracts ( previously the norm for new tenants) are prohibited in the new Act.

So tenant turnover may be high in cities, London etc, or near hospitals, e.g. junior doctors on rotation or other professionals on short term employment contracts ( LL ofcourse can't ask or discriminate).

Each time a tenant moves out the LL must do a myriad of things. Arrange another inventory for new tenants, pay to market the property, usually now after the tenant moves out as the new Act enhances the tenant's rights to privacy and enjoyment of their tenancy (I don't disagree with that). Inform the insurance company if property empty- usually only 3 months allowed before policy revisited. Pay council tax at double the usual rate for period the property is empty. The LL must also legally pay for and carry out the required checks for each and every prospective tenant in addition.

Thus fallow periods of no rent and short than 12 month tenancies will become more common (particularly in areas perhaps near hospitals, cities and London, with the new Act. All this increases the LLs' costs- which they no doubt will seek to cover by increasing rents- or choose to leave the market.

LemonJam

"It is the norm around here to have it written into the agreement that the tenant should have carpets professionally cleaned before they leave and provide invoices from cleaning company."

That may have been the norm in the past in your area but the new Renters Rights act prohibits making it a mandatory requirement for tenants to professionally clean anything, carpets, curtains or anything else. All such costs are now met by the LL.

If you are correct then that’s another reason to encourage LLs to sell up.

Primrose 13.54- loss of keys is reasonable I agree- but you asked me about carpets being professionally cleaned- not covered.

Doodledog

Rosie51

Most carpets and decorations are only expected to last five years. Bathrooms and kitchens should be replaced every ten years or so.

Really? Goodness my kitchen and bathroom are positively pensioners by that criteria, let alone my stair carpet. No wonder this wonderful planet of ours is being destroyed and buried in landfill if that's the case.

Mine too .

Five years for a carpet?? In what world is that the norm in a domestic house or flat? And I expect a new kitchen or bathroom to last a lot longer than ten years, too.

For a normal family perhaps, but if there are frequent tenants who knows how they treat things?
I don’t own any rental property but have read that decor and carpets need changing quite often.

LJ. Thank you for that.
But my question is really about things being professionally cleaned.
Before new Act and after.

No worries. I will look it up.

fancythat

LJ. Thank you for that.
But my question is really about things being professionally cleaned.
Before new Act and after.

No worries. I will look it up.

I gave my understanding in my 13.41 post; "That may have been the norm in the past in your area but the new Renters Rights act prohibits making it a mandatory requirement for tenants to professionally clean anything, carpets, curtains or anything else. All such costs are now met by the LL".

The LL can deduct from the deposit for damage and anything above fair wear and tear, lost keys etc if evidenced.

It would be interesting if your looking up finds anything to the contrary..

Oreo

Doodledog

Rosie51

Most carpets and decorations are only expected to last five years. Bathrooms and kitchens should be replaced every ten years or so.

Really? Goodness my kitchen and bathroom are positively pensioners by that criteria, let alone my stair carpet. No wonder this wonderful planet of ours is being destroyed and buried in landfill if that's the case.

Mine too .

Five years for a carpet?? In what world is that the norm in a domestic house or flat? And I expect a new kitchen or bathroom to last a lot longer than ten years, too.

For a normal family perhaps, but if there are frequent tenants who knows how they treat things?
I don’t own any rental property but have read that decor and carpets need changing quite often.

Yes, I can see that, but whilst normal wear and tear (rightly the LL's responsibility) is not chargeable to the tenant, spillage stains, pet damage etc will be covered by the deposit.

Sorry, Doodledog, ask anybody involved professionally with rentals. Five years is typical. HMRC won't query it when a claim is made.

If I were renting, I'd want everything to be pristine at the start of the tenancy. Why wouldn't I? If I were buying, I'd rip out a tatty bathroom and kitchen and replace carpets. As a tenant I wouldn't be able to do that, but it's likely I would be paying a premium to the landlord to do what I wouldn't be able to do. It's what professional landlords do, if they want good tenants.

The deposit wont necessarily cover the cost to the LL Doodledog especially as it was in our case that the entire flat had to be gutted.

Our tenant had unknown to us kept ferrets and allowed them free rein. Their urine soaked into the laminate flooring which all had to be removed and it took a year to completely get rid of the smell.

I'm in total agreement that tenants rights should be protected, but there is nothing that enables a LL to speed up the process therefore limiting the cost to rid themselves of a bad tenant.