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? :)

Oh yay! Another LL who hasn't the barest idea what they're doing. Because We need more of those.

Op why don't you get a managed let? It will cost more but I will suit you more. Also you say you've paid £100's of pounds for the agency and what have they done? Nothing is the answer.

But tenants have it worse, I recently went to a letting agent who wanted £750 for reference checks, to hold the let and to check credit.

This didn't include the deposit.

If I fail the references if the credit checks they get to keep the money and I would be turned down for renting with them: sucks doesn't it

So yeah after paying out £750, and a deposit of nearly £2500. I'd wouldn't be putting myself out.

OP following link is info for tenants from Shelter website but it might help you know what you are dealing with. Obviously the vital thing now is to read the contract you have to see what type it is

m.england.shelter.org.uk/get_advice/private_renting/renting_privately/letting_agencies

The government website has a few basic guides for landlords of responsibilities
www.gov.uk/browse/housing-local-services/landlords

I think for £300 a gas safe check and certificate, an electrical check and a proper inventory is quite reasonable. I expect the vast majority of it went to pay the electrician, gas safe engineer and inventory clerk.
At that price I expect the electrical check didn't include pat testing individual appliances let alone testing their functionality.

Inventories are expensive these days because (for good reason) any deposit deductions need a high burden of proof of the tenant contests them. It's very labour intensive for a new let because everything has to be detailed in full. You might find you can negotiate a discount if/when you relet as they will be able to just amend the existing document.

Some people really shouldn't be landlords.

OP you sound like a bit of an 'accidental' landlord. It might be a good idea to join a landlords association who can advise you properly on your rights and responsibilities. And/or look on a site like landlordzone.co.uk

Never forget that a letting agent is out for their own interests first, their client the landlord second, poor old tenants a distant third. Also they are sometimes economical with the truth. For example they will often insist on the renewal of a fixed term contract after the initial one runs out, even if both tenant and landlord would be fine with it going to a rolling month to month contract,( which is more flexible). The reason they do it is because they can then charge lots of lovely renewal fees to both landlord and tenant for issuing a new contract, ie pressing 'print'. Don't forget they will also charge you a hefty markup on any maintenance work that they arrange. It is best to stay involved so that you have a true picture of what is going on.

Renting a property isn't just about splashing some paint around and waiting for the rent to pour into your bank account. You are renting someone's HOME. Some poor sod has moved into their HOME and their washing machine isnt working. So why dont you get off mumsnet, get on John Lewis and order them a new one, preferably with premium delivery. If you're not going to do that then at least knock several hundred off the rent for the time and money it'll cost them to use a launderette!

And dont be surprised when they're gone in a year!