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Original poster

£1550 unreasonable to take ?

92 replies

Ttcfinalbub · 22/02/2022 12:33

We moved out of our home recently 2 weeks before we had to. At the same time I suffered a misscariage oh had to work mental hours to cover the dual rent period. We had decorated 2 rooms ( 2 m x 3m and 2.5 x 3m ) and had planned to put them back to normal but with my situation we just couldn't practically do it so we're prepared to pay a large amount from deposit. The landlord has come back saying she is taking the full deposit plus seeking 'more money '. Invenotry check out has issues with decorating- of course thats on us as is one carpet needing cleaned ( 2m by 3m) of course and slight limescale. We've had qoutes ranging from 350 - 700 for decorating £60 intense carpet cleaning. So where on earth does this amount to £2000 ? Is this reasonable ?

OP posts:
WeAreTheHeroes · 22/02/2022 12:36

Which country are you in? If in England, raise a dispute with the deposit protection company. Assuming of course that your deposit is protected.

TooMuchPaper · 22/02/2022 12:39

Who are you getting quotes from? And your landlord?

Original poster
Ttcfinalbub · 22/02/2022 12:39

We are in England we are looking at doing that but first we need to try resolve it which we have sent a message asking for breakdown of costs to which no response. We were expecting a decent chunk to be taken as in £1000 but over and beyond deposit seems a bit far fetched.

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Original poster
Ttcfinalbub · 22/02/2022 12:40

We had numerous qoutes come in from reputable and insured p&ds the average was £500 with highest being £700. They won't provide their qoutes

OP posts:
SpamIAm · 22/02/2022 12:46

If they're not replying just go through the tenancy deposit scheme. It wouldn't be unheard of for landlord to delay until you're past the window where you can raise a dispute...

Original poster
Ttcfinalbub · 22/02/2022 12:50

Can I just tell the scheme we made attempts then ? Have never had to use the scheme so a bit unfamiliar with procedure all I saw was the before you raise a dispute try resolve. The protection ends March and it says 3 months after that but no idea how long it takes so want to get the ball rolling if that makes sense ? Just hoping we have grounds

OP posts:
DuckWithOneWing · 22/02/2022 12:54

You have already tried to resolve it, do go to the deposit protection scheme. You can initiate the dispute. The landlord will then be asked to provide proof of what they're claiming, and you can provide proof (if you have any) of why you don't agree. It does take a long time to resolve so that everyone gets enough time to submit their evidence.

MrMrsJones · 22/02/2022 12:59

Just contact the scheme to claim your money back.

The landlord will have to prove all points.

They will deduct a fair amount or not

WeAreTheHeroes · 22/02/2022 13:04

Yes, raise a dispute now. Provide details of the quotes you've had, your landlord's figures and copies if the correspondence, plus copies of the emails/letters/texts, etc you've sent which have gone unanswered. Just keep it factual and in date order.

Original poster
Ttcfinalbub · 22/02/2022 13:17

Going to raise the dispute today and attach and keep fingers crossed. Thanks all

OP posts:
TheTeenageYears · 22/02/2022 13:19

If you take the deposit scheme to a dispute you provide a written statement as you see things and can provide quotes. Landlord and agent if there is one does the same. All will be reviewed and a decision made. The adjudicator can't assign more than the total deposit they can only allocate to the maximum and discount anything which could be claimed by other legal means like rent arrears. Give statement completely factual with no emotion and my advice would be to submit on the last day possible- means you can read what other parties have written and less chance of them disputing what you say. The deposit will be held until resolved.

chesirecat99 · 22/02/2022 13:35

Has the landlord given you a list of what is wrong and how much they are asking for for each item?

The deposit scheme will ask you to try and resolve it between yourselves first. You need to ask for a list of the proposed deductions first, if you haven't been given one. It doesn't matter if they refuse to give quotes at this point, you just need to know what they are claiming needs rectifying. Then I suggest you counter offer with evidence eg your quotes for carpet cleaning, decorating etc. The deposit scheme will expect you to have done that much before they start the process.

They would have to take you to court to claim more than the deposit, unless you agree to pay. I wouldn't be surprised if the threat to go after more than the deposit is a negotiating trick to bully you into letting them keep the whole deposit.

EveryAvenue · 22/02/2022 13:42

@Ttcfinalbub

We are in England we are looking at doing that but first we need to try resolve it which we have sent a message asking for breakdown of costs to which no response. We were expecting a decent chunk to be taken as in £1000 but over and beyond deposit seems a bit far fetched.
You don’t. I have rented and moved every year for the past 6 years. Each time they have tried to make deductions (and they always do) I’ve just said no thanks I’ll contact DPS for them to sort it and if they don’t reply within a day or two that’s what I do.
Original poster
Ttcfinalbub · 22/02/2022 13:51

They sent the list of issues which was
2 x rooms reinstated to original condition
1 x carpet clean in small bedroom
1 x blind replacement
Limescale build up clean in lower toilet
And one footprint on outer front door ( this definitely wasn't there when we moved out and no idea where it came from but it is pictured )

The rest was same condition as moved in and ticked off by clerk. We asked for itemised breakdown because all we got was that list and that the full amount plus extra would be sought. We sent a message explaining qoutes in relation to each item needing resolved and got nothing back in response.

OP posts:
Kbyodjs · 22/02/2022 13:55

I’d ask for the quotes they’ve had that cost that amount; we did that when they were asking stupid money for carpet cleaning

Totalwasteofpaper · 22/02/2022 13:55

@Ttcfinalbub

Going to raise the dispute today and attach and keep fingers crossed. Thanks all
Attention! voice of bitter experience here

When you do this what they tend to do is just split it 50/50 which I find exceptionally annoying and lazy of them…

So if she says £2k and you say £1k they will just split the difference and say okay £1.5k so make sure you low ball or fully dispute as much as possible

MsSquiz · 22/02/2022 13:58

@Ttcfinalbub

They sent the list of issues which was 2 x rooms reinstated to original condition 1 x carpet clean in small bedroom 1 x blind replacement Limescale build up clean in lower toilet And one footprint on outer front door ( this definitely wasn't there when we moved out and no idea where it came from but it is pictured )

The rest was same condition as moved in and ticked off by clerk. We asked for itemised breakdown because all we got was that list and that the full amount plus extra would be sought. We sent a message explaining qoutes in relation to each item needing resolved and got nothing back in response.

The LL will request the amount and then you can contest it and the LL will have to provide evidence (invoices) for the work they've had/are having carried out and prove it was necessary (before and after photos, not considered reasonable wear and tear, etc)
SilverHairedCat · 22/02/2022 14:03

Also, how long did you live there?

chesirecat99 · 22/02/2022 15:11

2 x rooms reinstated to original condition
What does your contract say about redecorating? Did you have permission to redecorate? Did you agree to return it to it's original condition? When was it last redecorated/what was the paintwork condition as listed in the inventory when you moved in? How long did you live there? The TDS expects the landlord would need to redecorate every 3-5 years. How did you decorate eg a dark or neutral colour, did you wallpaper over paint? Those factors will determine whether you are liable for the full costs of redecorating or it should be apportioned.

1 x carpet clean in small bedroom
As you agree this needed cleaning you should offer the £60 you were quoted.

1 x blind replacement
This should be apportioned to avoid betterment (the landlord can't benefit financially by getting new for old). The formula is (age of the item)/(average lifespan of the item) x cost of replacement. According to the TDS, a low quality blind has a life expectency of up to 3 years, medium quality is up to 8 years, high quality is up to 15 years. You need to know the age, quality and cost of the blind. I would try to find this out for yourself rather than taking the landlord's word. I would suggest looking at the archive pages on property sites for old ads to see if it is in old photos. You could ask for the original receipt.

Limescale build up clean in lower toilet
And one footprint on outer front door
Is the footprint just dirt or damage? I would deny causing the footprint as it is outside. If it is just dirt, these are both cleaning issues. Be prepared that most professional cleaning services have a minimum charge of 3 hours. I would try offering the cost of 1 hour's cleaning as a starting point in negotiations but expect the TDS to allow more if the landlord has a receipt.

Shiningpath · 22/02/2022 15:35

Are the landlords quotes higher because it’s a rush job to get the place ready for incoming tenants?

Original poster
Ttcfinalbub · 22/02/2022 15:59

2 years here it wasn't redecorated before we moved in it was in decent condition but by no means perfect throughout, the paint is all light and would be pretty easy to cover over. I believe from the picture the footprint is dirt its the external door and I genuinely have no clue why or how it's there. I don't think so because most the painters are offering availability immediately ( this week ) we have written to them explaining this. I believe because they have many contractor freinds/ non official people this is why they won't offer evidence. But raising it with the scheme ust now with our evidence

OP posts:
chesirecat99 · 22/02/2022 16:28

Did you have permission to paint the rooms and did you agree to return it to the original colour, or did you contract allow you to decorate without permission?

QuinkWashable · 22/02/2022 16:34

So if she says £2k and you say £1k they will just split the difference and say okay £1.5k so make sure you low ball or fully dispute as much as possible

Absolutely this - do not over-offer or they'll take it!

But also what everyone else has said. You are not a new for old insurance policy, the landlord is only entitled to claim for damage, not betterment. If the place hadn't been decorated when you moved in, I would point that out too - a lot of landlords give everything the once over between tenants, and this one couldn't even be bothered to do that!

Original poster
Ttcfinalbub · 22/02/2022 16:54

The condition with decorating was that it be restored to original condition, so I take full responsibility for the that one and yeah I think we are going to go in at 800 would be reasonable. Oh is asking for the before pictures from the clerk

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