Tenant requesting repairs

[DaffodilsandSnow]

Can anyone help, I have had a 2 page letter from my tenant who is now in her 5th year of tenancy. Some of the requests may be reasonable some however are a little OTT. I am just wondering where I stand with this, can I just decide what I think is reasonable and what I think is unreasonable and therefore refuse to do. I'm unsure if I have an obligation to do certain things?

I also wondered if anyone knows whether a tenant gets additional rights after being in a property over a certain number of years? I don't think they do any longer but would really appreciate clarification from someone in the know.

Thank you in advance.

[Doinmummy]

What sort of things are they asking you to do?

[LIZS]

No I don't think so but after 5 years, wear and tear would be sufficient to require repair or replacement of many items, or at least a service.

[OldLadyKnowsNothing]

The tenant doesn't gain any extra rights as a tenancy grows longer. As for repairs, homes need maintenance, is this the first request she's made for repairs?

[DaffodilsandSnow]

No not first request I have done lots of things as they have needed doing. She has asked for entire house to be repainted amongst other things. Some of the things are I guess wear and tear but they are things that you wouldn't necessarily do in your own home.

[OldLadyKnowsNothing]

What does it say in your contract about who is responsible for interior decor?

[MirandaWest]

I think asking for the whole house to be repainted is a bit much - I've been renting a house for just over three years and wouldn't ask for that to happen. I do ask about maintenance issues as they happen but accept that major things either I'd need to do myself or accept that when you rent you don't just get what you want iyswim.

What other things is she asking for?

[LIZS]

Do you have regular inspections ?

[RCheshire]

How often would you expect to repaint?

[DaffodilsandSnow]

Re plastering, replacing of doors and a few other more minor bits. I need to check the contract don't I. I didn't realise it might say in there who was responsible. I guess it would be nice to know who has the right to decide what should/shouldn't be done.

[LIZS]

Normally it is ll. I doubt she expects to get it all done though.

[DaffodilsandSnow]

Inspect generally once a year. The difficulty is I painted the entire property white before she moved in to make repainting easier. The tenant then put her own colour up and wants it repainted in her choices. Colours are obviously more effort to repaint which is why it was white originally.

[LIZS]

Did you give permission ?

[DaffodilsandSnow]

Permission given on understanding it would be repainted back to original colour when she left.

[Vatta]

You also need to check the landlord and tenant act (I think 1987) - some repairs are your statutory responsibility whether or not the contract says you have to do them.

[LIZS]

If she painted it non white then I'd say theoretically she has the responsibility to maintain it but I doubt the lease is that specific.

[OldLadyKnowsNothing]

I'd say that by putting up colours, she has accepted responsibility for the interior decor, then. Isn't statutory stuff things like keeping the property wind and water-tight?

[Doobydoo]

Am a tenant.Would expect to paint especially as I chose the colours so don't think you should.

[MistyB]

If she has been a tenant for 5 years and you expect that she will continue renting from you then I think some things may well be reasonable. She does not get extra rights for long tenancy but she possibly has saved you money remarketing the property and sprucing up between tenancies.

Are some of these things you would have to put right in order to remarket the property? Then they should be done.

How long would you reasonably expect to go between repaints? For me, two years in major traffic areas and three to five in other areas seems reasonable, however, I would consider asking her to contribute as they are her colours and not neutral all over which would be cheaper.

Replacing doors, if they have been damaged by the tenant, she may need to contribute, if they have deteriorated beyond a reasonable standard then possibly, but unlikely.

Replastering, I would want to know why and address the under lying cause.

[Viviennemary]

I don't think you should have to repaint when the tenant put her own colour over your paint. Replacing doors damaged by tenant. That's cheeky. I think I'd tell her to get lost. But in a polite way. She sounds really ungrateful and demanding.

[specialsubject]

no. She put up her colours, you repaint the tatty bits white. She wants to choose the colour, she does it herself (with your permission).

if she has damaged things, she pays.

it shouldn't need replastering unless there is a fault or she damaged something.

[holidaysarenice]

Ultimately you hold the final decision about painting etc.

Personally I wud say no you painted it these colours. I was prepared to do one coat white/neutral to freshen it. Not to start with three-four coats over your colour. Then decide what you are prepared to do. Perhaps provide neutral paint if she wants to do it. Or decide on a room that you will do.

[holidaysarenice]

Or this has worked for me before 'I will discuss any non urgent maintenance at the yearly inspection when I do the rent review.'

Usually ends silly demands.

[DaffodilsandSnow]

Thank you to everyone's input. I'm going to go round and assess what needs to be done. I just don't want to not do things that I may be obliged to do and get myself in hot water. It doesn't actually say in the contract who is responsible for internal decor.

[TinyDiamond]

I'd do the doors etc that need replacing but say that the cosmetic decor is her responsibility. With long term rental it's always good to take some responsibility yourself as the tenant. I agree that if she has changed the original colours therefore she should sort that. Although 5 years is a long time and if you don't want to lose her as a tenant I'd do what you can afford to.