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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:
modgepodge · 22/02/2022 17:09

My experience with the TDS was very positive. Landlord wanted about £700 for cleaning the whole house, replacing stuff we’d damaged (with brand new, despite it not being brand new when we moved in) and floor tiles that broke when her washing machine broke flooded. We offered £100 as a contribution towards the things we’d damaged (we accepted responsibility but as the items were clearly not new when we moved in we didn’t think we should fund new when we left 3 years later), and cleaning the bathroom, the rest of the place was fine.

We ended up having £110 deducted, so £10 more than we offered, hundreds less than the landlord tried to take.

Definitely don’t agree to more than you paid as a deposit!!

Original poster
Ttcfinalbub · 22/02/2022 17:48

She has just sent a message with redecoration only at £2900 ?????? She's put down to have the whole 3 storey house redecorated and charging us?
Carpet cleaning £150
£300

With more apparently to be added on for garden ( the garden was like it is as we moved in it's grass and was always bad quality ) and blinds throughout.

OP posts:
chesirecat99 · 22/02/2022 17:58

What does the inventory say about the state of decoration when you moved in and out for the other rooms? Just send her the £350 quote.

Ditto send her the quote for carpet cleaning. TBH £60 for one for 1 room sounds expensive, let alone £150. Unless the inventory says the carpet needed cleaning in the other rooms too?

You also need photos from your check in and check out inventory of the garden.

What does the inventory say about the blinds (check in and check out)?

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Original poster
Ttcfinalbub · 22/02/2022 18:07

It pretty much says the same for the whole house that check in was all cream paint work with general signs of wear and tear and minor scuffs and the same as check out and its been ticked off as same condition and cleanliness as check in for all other rooms bar the 2.

Same thing for the carpets.

Actually shocked she's trying for the whole house !

OP posts:
Original poster
Ttcfinalbub · 22/02/2022 18:08

The blinds it says good condition at check in and check out is blind cord snapped

OP posts:
MsSquiz · 22/02/2022 18:09

@Ttcfinalbub

She has just sent a message with redecoration only at £2900 ?????? She's put down to have the whole 3 storey house redecorated and charging us? Carpet cleaning £150 £300

With more apparently to be added on for garden ( the garden was like it is as we moved in it's grass and was always bad quality ) and blinds throughout.

She can claim what she likes, but she will need to provide evidence that all of the work she is claiming for is necessary. She can't just decide to charge you for a full re dec if it wasn't necessary as per photographic evidence
Original poster
Ttcfinalbub · 22/02/2022 18:16

Good luck to her with that, need to get hold of check in photos asap because she is delusional.

OP posts:
MsSquiz · 22/02/2022 18:18

Do you have a copy of your check in and check out inventories? You should have been sent them

As you will be able to use them in your evidence against her

NinjaQueen · 22/02/2022 18:20

Wow she is trying her luck isn't she!!

Definitely take it to the deposit scheme!

Ariela · 22/02/2022 18:20

A snapped blind cord can be replaced fairly cheaply - contact a local blind company for a quote. I'd be disputing as wear and tear frankly, but I do know you can buy bits to repair blinds very cheaply on Amazon/ebay, a handyman quote can hardly be more than £35-50 I'd think.

I'd dispute the garden , presume you have before & after photos

Original poster
Ttcfinalbub · 22/02/2022 18:27

We don't have the check in inventory or pictures but we know this was done so trying to get a hold of it but she completely ignored that part of the message requesting the pictures. but the check out inventory has a side by side table of check in and check out which strongly goes in our favour bar the things we completely don't mind paying for. We have some garden before and after pictures privately as we actually re seeded the bad patches ( the garden is in deep shade and gets water logged in places so had bald patches ) and we replaced the stone chippings and bordered in with sleepers ( the improvements haven't been mentions so she's clearly happy with that part )

OP posts:
chesirecat99 · 22/02/2022 18:41

You should have been given the check in photos and inventory to sign when you moved in so you could challenge it if it was incorrect, otherwise the landlord could use any old photos as proof the property was in perfect condition when you moved in. If you weren't given them, be sure to state that in your dispute with the TDS.

If the paintwork is in listed as the same condition on both inventories, she can't charge you, ditto the blinds.

As well as apportionment being appropriate for the blind you actually broke, if it is just the cord that has snapped, a repair would be more appropriate than replacement if that is cheaper.

TheTeenageYears · 22/02/2022 23:58

Don't engage with the LL further (I am one) just reply to say this is now in the hands of the deposit scheme so it's not appropriate to respond directly. Like I said earlier don't file your statement until the last day so you can see exactly what the LL is claiming plus all evidence and can then respond accordingly. The LL will have to include all evidence to try and justify costs which will include inventory pictures at check in and check out. If you already have written evidence of costs to rectify the things you know you are responsible for just sit tight after opening the case and wait to file your side.

Original poster
Ttcfinalbub · 23/02/2022 08:01

She's gone in with the tds first so we have to wait to respond now, she has how ever been snakey snakey and put 'tenants painted and wallpapered the house ' ( failed to mention its TWO rooms ) and attached the qoute for the whole house redecoration and failed to provide them with check in check out inventory. Not happening lady, can see this being a looong ass battle but she has indeed asked tds for over double the deposit Grin:L

OP posts:
Original poster
Ttcfinalbub · 23/02/2022 08:05

Her qoutes she's provided them with are also
Painter and decorating - her freind non registered company hand written on a piece of paper
Carpet and cleaning company's from London over 50 miles away !

OP posts:
QuinkWashable · 23/02/2022 08:43

If she doesn't have the pictures, and the inventory checks as 'same condition' then she doesn't have a leg to stand on - she needs to be able to prove the change.

I'm a landlord, and a renter, and I've also only had positive experiences with the TDS. Once as a landlord, when a tenant inexplicably decided to paint the kitchen worksurface with white gloss (!) and they gave me 50% cost (it had been 1 year old when they moved in, 3 years old when they moved out) and once as a renter, when the landlord wanted to charge me for a second clean (cobwebs on a high ceiling light fitting, which were there when I moved in, but didn't get noted), and didn't believe I'd had the conservatory carpet cleaned (I had.. he never had, the fuzz that came up kept clogging the machine!), and I foolishly offered 110 and TDS took it. The cleaners were laughing all the way to the bank with that one.

Original poster
Ttcfinalbub · 23/02/2022 10:15

Considering what everyone has said and her absolutely ludicrous claims I'm going to low ball our original offer. I really hope she has to provide them with inventory and pictures because I sure as fudge will be sending it it where 95% of it is perfect ! I'm 85% certain she's already had the stuff done. Just money grabbing, there's no need, had numerous property buisness and shut down at tax time Hmm

OP posts:
WeAreTheHeroes · 23/02/2022 10:29

I don't quite understand your last post as I think there's a typo. If you have copies of those documents, provide them to TDS to demonstrate she isn't telling the truth.

MsSquiz · 23/02/2022 11:14

All you need to do is go back to the TDS and clarify there are 2 rooms that were redecorated by you (and show any photos that you have) and any other aspects you feel you are responsible for. I think you said you had received quotes for work you were happy to pay for so you could provide them to the TDS too, to show willing.
She will then be required to prove the additional work she is claiming for

chesirecat99 · 23/02/2022 13:40

It doesn't matter that you don't have the check in inventory if you have the check out inventory that shows check in and check out condition side by side. Do tell the TDS though that you weren't given the check in inventory or the opportunity to contest it as it speaks to the landlord's lack of professionalism.

It also doesn't matter that the landlord hasn't uploaded the inventory. You can upload it as part of your evidence. Also, the TDS tends to side with the tenant if there is no inventory, however, as it supports your case, I would upload it.

Ohsugarhoneyicetea · 23/02/2022 13:47

I used TDS once many years ago. Landlord was ridiculous, among many other things tried to charge £60 for a plug pull chain (13p online). TDS ignored all of it and returned my full deposit.

Original poster
Ttcfinalbub · 23/02/2022 13:57

Thanks so much for all your advice guys I genuinely appreciate it as was stressing the £2000 let alone £3.5k. Does anyone have an estimate for timeframe for tds ?

OP posts:
chesirecat99 · 23/02/2022 14:12

Off the top of my head (so I could be wrong), the TDS may ask you to try and resolve things between yourselves first, so that can take a couple of weeks. Then they ask the landlord to upload their evidence with a deadline of 10 working days (I think), then the tenant gets 10 working days to upload their evidence, then it goes to adjudication, which can take up to 28 days but it is usually much quicker. If you call the TDS helpline, they can tell you.

Imperfectp3rf3ction · 04/05/2022 13:31

Wanted to come back and thank all those that gave advice. Tds made their decision today strongly in our favour and we got over £1100 back

RandomMess · 04/05/2022 13:32

Hurrah so glad they found in your favour it was clear the LL was being unreasonable when they have to allow for reasonable wear and tear.

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