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AIBU?

Share your dilemmas and get honest opinions from other Mumsnetters.

Original poster

To think this is an extortionate quote?

19 replies

notnagging · 04/02/2013 14:37

To replace 3 broken spindles on staircase and affix an additional hand rail £200 & to replace 2 catflaps with bottom door panels £150
total cost £350
Would I be unreasonable to tell the tenant to replace the spindles ( easy job & cost £4 each at B&Q) which I will reimburse & to live with the catflaps?
I cant afford to spend especially if its not essential. I did replace a broken window panel last month for £90 which she should have paid for but im not quite clear how it got broken.Ive had more fixture requests from this tenant then the previous 2 put together. Im worried that what was once our family home is getting ruined by tenants that have only been in 3 months. They have also said the bathroom floor needs replacing which must mean they've flooded it? I cant afford to sell Sad

OP posts:
aldiwhore · 04/02/2013 14:39

What does your contract say?

We have to pay for every bit of damage on the inside, even wear and tear, the only thing the landlord has to sort out are the electrics, the heating and anything outside.

We've been waiting for our heating to be replaced for nine years. You are a good landlady. Smile

Original poster
notnagging · 04/02/2013 14:46

thanks aldiwhore, i will check the agreement. I do think it is getting a bit ridiculous. Im waiting for a new repair every month. I do think she should have replaced the window but I dont know how it got damaged & wanted it secure.

OP posts:
Original poster
notnagging · 04/02/2013 17:34

anyone know if this is definitely too much to pay?

OP posts:
ReluctantMother · 04/02/2013 17:37

Spindles don't get broken easily, surely!

mrssmooth · 04/02/2013 17:40

Did you get the quote or did the tenant arrange it? I can't see how it could cost £200 to replace the bannister - the carpenter we use charges £100 per day plus materials. I doubt this job would take a whole day if it's only replacing spindles and fixing a handrail to the wall, and if, as you say, it's only £4 for a spindle ... Not sure about the catflaps though. Why do you need to replace the catflaps? They come with those bits you can insert into the flaps to stop them being catflaps, iyswim? I would say she just has to live with the door/s as it is. Would also find out how the spindles broke, and if it was her fault she needs to pay for the damages ... hope you get it sorted out soon x

UnexpectedItemInShaggingArea · 04/02/2013 17:40

Sorry, if I have this much damage from a tenant I would give them notice.

UnexpectedItemInShaggingArea · 04/02/2013 17:41

And yes, they viewed the property with catflaps and should have said before they moved in that they would want them removed. As it is it's not something you should feel obliged to do.

PrettyKitty1986 · 04/02/2013 17:48

150 quid for replacing two bottom door panels seems really reasonable to me... Door panels aren't cheap.
£200 for spindles is extortionate though!
Tell the tenant that tough luck, the cat flaps stay...really, how exactly are they causing them problems? And like others have said, the spindles really depend on your contract, but if they are your responsibility then I'd get it done ASAP for h&s reasons...the last thing you want is your tenant saying they've fallen through them and trying to sue! But definitely get another quote.

cumfy · 04/02/2013 19:32

Have you inspected ?

My immediate suspicion is there is more damage. 3 spindles Hmm.

Catflaps is a red herring. She expects you to reject flapwork and OK stairs.

Piece of work.

CloudsAndTrees · 04/02/2013 19:36

Have you inspected?

Bannister spindles don't just break themselves. And yes, they should just live with the cat flaps as longs as they can be secured shut.

You really do need to go and have a good look at what is going on, and if you aren't feeling confident, take someone with you who is!

kitsilano · 04/02/2013 19:38

I'm a landlord and would definitely tell them to live with the cat flaps. Not sure about the spindles - would the new ones have to be painted and is that included in the cost? Might be reasonable if so. But if the tenant broke the spindles then they should pay. That's not "reasonable wear and tear" surely?

bedmonster · 04/02/2013 19:41

Think the quote for the spindles and handrail are about right if it's putting in a new handrail? Those things are expensive, we have just bought one for the tennants in our flat! Spooky!
Not sure about the prices for panels although again, doors are v pricey, but you could just not replace them and secure them closed instead.
Good luck!

ethelb · 04/02/2013 19:49

You are the landlord. Replace the spindles. But get a new quote.
Say no to the door panels and investigate the windows.

BlueSkySunnyDay · 04/02/2013 19:51

H is a carpenter, stair parts are expensive, labour on this would probably be a day so £120 in our area - you could probably check the price of materials on the B & Q or Richard Burbage website (carpenter will rightly mark up slightly 10-15%) Is the extra hand rail into the wall? If solid brick H would allow for drill bit as again expensive and possibly ruined after this, to me £200 for this doesnt sound excessive.

Did they damage the stairs moving in? If so then surely the tenant should pay to put this right unless you have a crap tenancy agreement. Cat flap if they view with it in place then tough I am afraid.

ihearsounds · 04/02/2013 20:02

That is expensive. Have recently bought handrail and wall fittings. 10 spindles. New front door. This all came to less than £250 delivered. Didnt spend anywhere near £100 for fitting either, but got lots of quotes. Live in London, in an area where everything is expensive.

andubelievedthat · 04/02/2013 20:03

wasn"t there a viewing ? was this stuff damaged before they moved in, did they do it ? part of this jigsaw is def. missing! why are they telling you/insisting you repair things now?what does contract say?why is the tail wagging the dog?is there an inventory/did youask for and recieve a deposit? soz so many questions but wtf ?they seem? to be shittin u!

Theicingontop · 04/02/2013 20:09

Wish you were my landlord! I've just spent a small fortune fixing a leak and replacing the bath taps, landlord doesn't give a stuff...

Get your own quotes, and you're entitled to know how the damage occurred. Inspect it for yourself.

Tell them to whistle for the door panels! Cheek of it.

MrsKeithRichards · 04/02/2013 21:12

Whoever quoted doesn't want the work, fiddly jobs like that are more hassle than they're worth.

holidaysarenice · 04/02/2013 21:44

if they have damaged the spindles they pay. or you pay and deduct from the deposit.

if they were damaged when they moved in, you pay and sharpish or you'll have a problem with being sued if anything happens.

cat flaps there when they moved in = tough. they want rid of them they pay, and to a standard of the landlords choice.

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