To think checking appliances work before renting out a property would make sense?

[tangerineclouds]

I decided to rent out my house via an agent and things ended up moving very quickly as there was someone in the pipeline.

Last weekend I painted the downstairs rooms ready for the new tenant moving in. I left a tin of paint out in the kitchen (new tin, unopened.) Also the trapdoor to the loft was open.

Every day i get calls from the estate agent and I feel like it's beyond a joke. They wanted me to go there on Sunday to move the paint and close the loft and then yesterday's drama was a leaking tap and a washing machine not working properly.

Now here is my gripe: surely before doing an inventory you would check everything works? Or AIBU? :)

You're thinking about this entirely incorrectly.

The inventory is checking that property is there and with no physical signs of damage. Not to check whether the appliances work.

The gas and electric check is a safety check, to ensure that nothing in your gas supply or electrics present a safety hazard. It's also not to check whether appliances work.

If you live far away, and can't answer the phone during the day, you need to pay for a fully managed service, with your tenancy manager pre-authorised to carry out works/replace items up to a certain cost.

When you say safety checks 'should have been done' - surely, you know whether or not you hired them to do this? That's not something I'd like to think a LL would just forget to check up on.

I think the paint pot seems a bit petty, but I can see others' points about it being tricky always to know what's wanted. We've been in properties where the LL very definitely didn't want us touching up paint work (on the assumption that we might mess it up, which I could understand - though we wouldn't!).

Have you actually checked the basics (or made sure that you've a contract with the agent to check them)? Gas safety?

You really need to be on top of this.

Well, the point is that I just don't think the paint was so very important that it warranted driving hundreds of miles, I really don't.

The loft can be easily opened or shut. Again, mildly "why has that been left open" but it's literally just like shutting a door. Anyway ... it is what it is.

This is something that only with renting a lot do tenants usually realise they should do.

I've lived at multiple properties and was only in my last house did I realise I should have checked all appliances because the dishwasher was sparking and would blow if I tried to use it. The landlord never fixed it, loads of other issues with the property I didn't know about as well which they tried to say I had caused when I left. They didn't get a penny out of me.

I'm quite happy now as found my landlord without going through agency and let her know when something is wrong, I always offer to pay extra or make up the difference. She is very efficient.

Yes, of course the paint pot didn't warrant driving so far (which would, obviously, be an argument for not leaving it there in the first place ...). But why not get in touch with specific instructions? Eg., 'please instruct the tenants they may use the paint for touch-ups' or 'could you ask the tenants if they would mind the paint being disposed of in their bin'? Most tenants won't mind things like that so long as you're not asking all the time.

Did you drive back? Or did you (as I imagine anyone would do) just tell them that the paint was for the tenants and anyone could close the loft hatch.

If you did drive all that way then more fool you!

I had tenants who took with them all the touch-up paint that I'd left in the garage so I had to have vast areas repainted rather than touched up.

If you ever get into a dispute when the tenants leave, put the evidence (receipts etc.) of all the things that you had done at the start of the tenancy in the TDS statement or they may claim they've been living with the dripping tap and broken washing machine all through the tenancy.

Have just read that you told your tenant's to go find somewhere else to live?
Why?
That's your house, your responsibility. I'd be so fucking pissed if I'd told my landlord that appliances aren't working and they told me to go find somewhere else to live.

You are so rude, you shouldn't be a landlord.

Yes, if that's your attitude you will be needing to find new tenants very regularly indeed, and will find yourself paying even more to the agents, as inventories need to be done for every check in and check out.

I suppose my stress (and it has had me very stressed and upset, to the point where I suggested the tenant find alternative accommodation yesterday and the property stand empty)

Did you seriously threaten to evict your new tenants because they expected their washing machine to work and the property to be a decent condition?

It doesn't sound like you are cut out to be a landlord, and you are going to find yourself in a lot of trouble!

"but again safety checks should have taken place, surely?"

The paint is not so important - but the one most important thing to remember is that you as the landlord are ultimately responsible for safety and ensuring all the relevant checks are carried out (hence my reference earlier to legionella risk assessment).

Also, have you also got the right insurance in place? - if you're letting it you need to tell your insurers and might need to change policy. MNers sometimes refer to a thread where the owner had let the property, not told the insurers, and there was then a fire - not covered by insurance.

There are some organisations for landlords which provide updates, advice etc - could be worth subscribing to one of these?

If you're finding this stressful to the point you were threatening to break a contract, you are absolutely not cut out to be a landlord. It's not an easy role.

Ive rented several properties over the years and the inventory has always stated that it only includes a visual check and no check of functionality (including, for example, a note of how many light bulbs are present but they do not turn them on to check they work). I think I've had a problem in every single flat I've moved into, from the washing machine door not opening, to toilets leaking when flushed and bath waste water pipes not being connected and flooding our downstairs neighbours ( not ideal). Unfortunately things happen and they can't be identified until the items are actually used. If suggest in future you make sure you're clear what service you're actually paying the agent for.

I didn't drive there, but my point was I felt this was an unrealistic expectation from the estate agents and that they shouldn't have asked me to do that.

Honestly, would any of you been so horrified to move into a house and see a tin of paint? Or would you just stick it in the shed?

As for me being "rude", I wasn't. It really was coming across as the tenant was really unhappy and I was unhappy and the agents were unhappy so I was thinking (as some have said here) that I wasn't cut out for it.

Please tell me you compensated the poor tenant for backing out of the contract! It's a massive hassle to move and at the very least you should be the one to cover whatever they were charged by the agency plus costs like hiring a van.

I do think that the agents very oddly baffled by a tin of paint and don't sound very efficient. How hard would it be to email you to ask if it's for the tenant?

the tenant has moved in and the washing machine isn't working. But unfortunately I had no way of knowing that - but how did you think the agent was going to tell you that? Did you expect them to run a load of shirts through the machine as part of the inventory?!

Actually I think the agent can at least turn the washing machine on and run it empty. It won't do much if it's just not washing properly but will cover if it starts and goes through a full cycle. Better than nothing and no hassle really.

No, I believed (wrongly, as acknowledged earlier in the thread) that when you handed over hundreds of pounds to electricians, gas safety engineers and estate agents, they would check and ensure everything was in working order prior to the tenant moving in. It has been a surprise to me to discover that this isn't the case, but as I've said, you live and learn.

Actually I think the agent can at least turn the washing machine on and run it empty. It won't do much if it's just not washing properly but will cover if it starts and goes through a full cycle. Better than nothing and no hassle really

Quite a lot of hassle actually, since a cycle can tak 1 to 2 hours easily!

Looks like you didn't bother to read your contract, OP.

Well yes, but given they have been paid hundreds of pounds, they were paid amply for that hassle.

Except they weren't: if it wasn't in your contract!

Are you always this naive OP? They do what they are contracted to do. Have they done that? If so, you've nothing to complain about. If not, get on to them to make them do it.
Whether you think they should have done things that they are not contracted for is neither here nor there!

I'm beginning to think you really aren't cut out to be a landlord OP. If you have paid money to electricians and gas engineers then you will have received the checks necessary before renting the property. If you have paid hundreds to the agent, then that will be for finding you a tenant, checking references, producing the contract etc - and yes, doing the inventory. Remember they are only a conduit for the tenants - if there is a complaint about the loft hatch being left open or paint left on the floor then that will be the tenant complaining via the agent. You get all kinds of tenants - some who will be quite happy to fix minor things themselves, some who are seemingly incapable of changing a light bulb. You need to accept this.

Also, no matter how many checks are done prior to moving in, there will always be things which crop up later. You will have the tap which doesn't appear to be leaking when you initially run it but has a very slow leak around the seal which is only noticeable overnight or the heating system which seems to work perfectly but won't turn off at the correct time.

And yes, I am a landlord.

I'm sure I'm not, but unfortunately she's moved in now.

So is she going to live there or have you taken your house of the market?

I think the tenant could move the paint and shut the hatch themselves too. I leave paint labelled "living room" "bedroom" etc for tenants in my BTL in a cupboard for top ups too. Its for their benefit as it enables them to leave the property in a good state and no deposit reductions at the end.

However the washing machine is something you should have just had the good grace to decide whether you should repair or replace. I have now found an electirician and plumber that I use for the rental and they go out and charge me direct but I leave it for the tenant to arrange a convenient time when they are there to give the tradespeople access.

Unfortunately unless you have a managing agreement the VAST amount you have paid to the agent is for them to find the tenant for you and for them to complete credit checks, references and draw up the agreement. I assume they may also be placing the deposit in a scheme - if they have given it to you have you put in a scheme and have you provided the How to rent guide to your tenants as required by law?