Very trivial question about becoming a landlord

[justpoppy]

I’ll be renting out my house from 1st September to a trusted family friend. We have both agreed that we will still have a tenancy agreement, I’ve done reference checks today and speaking to a broker tomorrow about insurance. Gas and electricity safety tests are being done next week too.

The house is in good condition but the oven , although it works properly, has to be turned on and off from the mains to make sure it’s fully off. A family member thinks that it’s unacceptable for an appliance that has what I think are minor issues, to be rented with the property and wants me to buy a brand new oven. They think that because the oven is integrated into the kitchen then it’s my responsibility to make sure it’s working 100%. Are they correct or can I get away with just giving the existing oven a jolly good clean and explain to my tenants how it works.

Anything else I need to know? The local agent wanted a to charge a substantial fee to do the checks and have a tenancy agreement drawn up hence doing it myself.

[Knittedfairies]

I suspect your family member is right; the oven is not working properly so should be replaced.

[InfiniteSheldon]

You need to change that oven I'm afraid and make sure you have smoke and CO2 alarms fitted also ensure you take a deposit even though its a family member even if it's a token amount and make sure your rent is paid by DD. Worth checking that family member understands the difference between 4 weekly and monthly if benefits are involved.

[Knittedfairies]

...or repaired.

[NiceGerbil]

Ask the person who comes to do the certification, I'd have thought?

[DaughterX]

Does your mortgage provider know you're renting it out?
You may need to do a tax return on the rental income even if it's not enough to actually pay any tax.

[NiceGerbil]

It sounds dodgy to me though.

You mean it's electric and unless you switch it off at the wall it's still running? That means it's broken and yes dangerous.

[Summer41]

You might find it fails the electric safety test and you'll have no choice but to replace it.....

[RedCatBlueCat]

While its minor issues when it's your mortgaged home, it needs sorting before renting out.
Electrician to fix or new oven time, I'm afraid.

[jillandhersprite]

I think oven should be sorted as well - its a pretty essential item that should work correctly.
If they don't use it with your 'work around' and it causes a fire - it won't stand for anything you saying 'but i told them to turn it off at the main' - as you would be held liable as a landlord.
Even if they are family friend - a big redecorate bill with an argument of who is liable to pay it can easily cause a fall out... Don't risk it...

[NiceGerbil]

Also I'd put off the electrical test until it's changed otherwise you'll have to pay for them to come back, maybe.

And I'm not sure whether they test appliances tbh.

But anyway. Yeah needs replacing.

[justpoppy]

Shit I just typed a long reply and then lost it. @Knittedfairies I think I will order a new one especially as the existing one is unlikely to pass the electricity test. Does everything have to be PAT tested?

@NiceGerbil yea when you put it like that it does sound dodgy

The house isn’t mortgaged so I don’t have to worry about that but I understand I may have to do a personal tax return.

@jillandhersprite

[IncrediblySadToo]

I turn mine off at the wall because it's old and it worries me (kitchen is being replaced) and so yours wouldn't bother me either, but I wouldn't rent the house out with this oven in place & I don't think you should rent yours out with your oven. You can get brand new ones really cheap (but if it was my friend I was going to rent it to I'd ask if they wanted me to replace it with x oven or if they wanted a better one and pay the difference. Some friends would take the mud price, but a few 'foodie' friends would definitely prefer to pay towards a 'cheffy' oven)

It's not worth the risk leaving yours there, it's really not

[justpoppy]

@jillandhersprite wise words. Even though they are friends there are still risks on both sides hence trying to do everything above board.

[justpoppy]

@InfiniteSheldon no benefits involved and the credit checks came back with a good affordability level.

[justpoppy]

@IncrediblySadToo that’s a good point. It’s a Bosch oven which would probably cost over £800 to replace. I was going to get one for about £300 but I’ll ask them if they want to contribute to a better one.

[Maralb]

Are you taking a deposit? If so it's needs to be registered. There are now limits on how much the deposit can be (I can't remember off the top of my head).

[justpoppy]

@Maralb I wasn’t going to take a deposit. They have lived with me before (as a lodger) so I know they won’t take the piss.

[NiceGerbil]

DPS site is easy to use and has loads of info. Is govt approved and free.

www.depositprotection.com/

Definitely sign an agreement. You can get them from Smiths, that's a perfectly good one. Make sure you buy England/ Wales and not the Scottish one!

[SpringFan]

You do need to replace the oven. Whether an expensive Bosch or a £300 job is up to you. I would not offer the chance to contribute to an upgrade, if they move out it can get messy.
TBH, I know you have already done the financial checks, but you might be better off paying an agent to do the contract and the initial inventory /condition check. DB rented out his old house to the daughter of good friends when he re-married. It was a nightmare, they painted a beautiful 1930s fireplace a vivid red and claimed it was like that when they moved in. There were other decorating horrors as well. Her mum backed her up.
It was bad enough when tenants of ours decorated the flat badly and damaged carpets, but he wasn't a friend, and we had a good inventory and pictures.

[justpoppy]

@SpringFan the letting agent wanted £650 to do the checks, inventory and tenancy agreement. The checks cost me nothing as it was a free trial and a local inventory firm will do the report for £100. The agent wanted to charge me £175 on top of that to have their recommended electrician to do the report and about the same for the gas. So best part of £1k for something I reckon I can do for a few hundred. As a pp said you can buy a tenancy agreement in smiths or download one from gov.uk. Happy to be corrected if I’m wrong and I’m missing something.

[Mosaic123]

Don't spend £800 on the new oven. Just buy a basic Bosch one with your own money.

[Veiaola]

Get it repaired or replace.

[justpoppy]

@SpringFan your DB and your experiences sounds awful.

[RHRA]

Same as Mosaic, wouldn’t even contemplate spending £800 on an oven in your circumstances.

[SpringFan]

@justpoppy it was worse for DB, it had been his home and he had loved living there. He had wanted to keep it but sold after the tenant left. (taking their unofficial lodger......)
Good idea to get a professional inventory, and some agents overcharge for certificates, 175 each sounds steep.
Don't forget the CO monitors and fire alarms.