To dispute this cleaning cost

[PookieDo]

I have left rented accommodation and we are at the point of quibbling the deposit

I had lived there for nearly 10 years and initially they asked for 50% of redecorating costs and I said no, I will not pay this and unreasonable to ask as it’s wear and tear. I filled in all small holes or knocks but during my tenancy nothing was upgraded by them and no discussion as to whether I should be doing my own redecorating, and it wasn’t at all clean when I moved in. There is no inventory. I tried to clean the windows but it’s not on the ground floor and next to a busy road (so all the external windows and frames in all the properties they own are really dirty). Before AND after I moved out I cleaned every skirting board and door with sugar soap. I touched up all the grouting too.

I cleaned the property myself when I left including renting a carpet cleaner.

I got an email from LL the next day saying that property was very clean and in good condition, but needed some painting done. They conceded they would not charge me for the redecoration.

I’ve since had another email a week later saying on closer inspection it’s really dirty and dusty on skirting boards and windows and they want £100 for cleaning costs, seen as I haven’t had to pay for the paint. This doesn’t include the kitchen or bathroom or carpets because they are ok.

I have gone back to say £100 for dusting and cleaning skirting boards is really OTT and I will go back to do it myself. AIBU? What is normal in this situation? I feel like I AM paying for the paint, just in another way!

I just got an email out of the blue saying we now need you to sign a 12 month contract. I had been there since 2010, at that time I had no way of moving

The whole point of the break clause is that they are being compensated for you leaving early. If you are also paying rent until they get a new tenant, then they are being compensated twice, aren't they?

I am going to dispute it all. I will let the adjudicator decide what is reasonable - if I need to pay the £400 I will, but I feel like they are taking the complete piss out of me now

Also my post is missing. I paid RM for redirection but it’s neither at my new house or old place as I’ve checked both

If you had used a professional cleaning company they would only guarantee the cleaning for 48 hours because after that time dust etc will start to build up again. If tenants have been viewing the property, the landlord has been doing work, of course it has got dirty again!

Ask the landlord for an exact breakdown of what is dirty and photos. If it is something like a dirty oven or a ring around the bath that could only be down to use, then she might have a point. Anything else, footprints, dust, marks on the wall, marks on the wall, there is no way of knowing whose fault it is. If she didn't notice them when the original check was done, then it is not your responsibility probably because they were clean. Even if you are responsible she can't charge you more than it actually costs, eg the cost of a professional oven clean if you left it dirty.

The contract is a bit more tricky. It's unfair because you wouldn't have had to pay the rent/fees if you were still on a rolling contract but you did agree to the terms when you signed it... Did they give you an EPC, How to Rent checklist, gas safety certificate when they did the new contract?

Yes and I haven’t really been disputing the extra costs I knew about those all along

It’s this £100 that has my goat up

I have sent her a very clear email that I do not consent to these costs I would like a list of cleaning needs doing I will do myself. And that this may need to be disputed

I know I cleaned this 2 WEEKS AGO

I'd refer them to the first email, they can't suddenly change there mind. Did you agree to let them decorate when you are still paying rent ?

She has instantly turned on me
Surprise surprise

I sent a short email that said I don’t consent to this cost, give me a list I will go clean it myself. If we can’t agree on costs then I will raise a dispute. You aren’t doing me a favour not charging me for redecoration, we already agreed this wasn’t included. How have things changed from email 1 to now email 2.

Her response summarised:
You got cheap rent so we have already helped you out
We could charge you for decorating
The flat is ‘filthy’ but did not send a list
We are doing you favours getting it rented so quickly and you should be grateful
‘Don’t take this stance with me’
And she is ‘disappointed in me’

Without pictures and an inventory DPS will not let them keep the money.

Are they planning on taking the extra costs for breaking the tenancy and things out of the deposit as you could raise a dispute for the whole amount with the DPS.

She can't ask you to pay for redecoration unless you damaged the walls eg put up shelves and pictures and didn't make good the holes. Here are the guidelines from Shelter:

england.shelter.org.uk/housing_advice/tenancy_deposits/tenancy_deposit_deductions_your_landlord_can_make

Dispute it OP, they are taking the mickey.

FWIW, DH is a landlord- he touched up paintwork between tenants recently, and there was a lot of dust on the courting boards... we just cleaned them, because we’d have had to clean them before decorating anyway...

How are they helping you out, by you paying them rent whilst presumably the house is unliveable whilst they get the necessary renovations done? All seems a bit dodgy to me!

Dispute! With no inventory they’ll almost certainly side with you re the cleaning, esp if you have photos showing it looking clean. Redecoration should be expected every 3 years I believe so no way can they charge for this. My last rented property wanted £600+ for damage, cleaning, redecoration etc. We offered £100 as our cat had caused some damage which we were happy to pay for. It went to arbitration and they got £110 (£10 of which went to the estate agent so LL ended up with exactly what we offered in the first place 😂) Took 3 months mind.

No idea on the legality of the break clause, paying rent after you’ve left etc - I’d imagine it depends on your contract. You have nothing to lose querying this too, so I would. Serves the greedy LL right if you get thus back as well having originally being willing to pay it!!

I was half tempted to make a smaller offer, to show I am the bigger person. I asked to negotiate it but she’s taken a very rude FINE JUST LEAVE IT THEN stance on it.

Also I think she’s expecting that I have been paying electricity there. When I rang up they said I couldn’t pay it for 2 properties so I swapped it to my new one!

OP, you are legally responsible for all bills until the day your contract ends. If the new tenants move in on the 2nd March, and you are paying rent until then, then you are liable up to and including the 1st March.

Stop communicating with them and raise the dispute. Its all bluster. You WILL win. Do NOT offer a penny.
There are agencies where I live where they make deductions and don't get the cleaners in. They keep the money.

I will contact electric and water, I need them to change the council tax too so I can get a settled bill

So the requested amount is now the 1 week rent and £400 early contract end. Do I just pay this and be done with it?

Just an additional point - LLs are known for charging you then pocketing the cash. I’ve always refused to pay anything direct to the LL. When cleaning was required I told the LL to get a quote and I’d pay the cleaner direct. Surprise surprise, the subject was dropped.

Contact Shelter. They give good advice. You can quote them in your correspondence to LL.

england.shelter.org.uk/housing_advice/private_renting

Same thing happened to me. I spent 2 entire days cleaning the house at end of tenancy, and the landlord came round and confirmed he was happy with it. Then the estate agent said they were withholding £500 for a "professional clean". When I had moved IN, it hadn't been clean and there were skids in the toilet! I left it in better condition than I found it and they still took £500 from my deposit. I challenged it and lost..I hate estate agents.

The ARLA guidelines on redecoration for various parts of a property will be used by TDS in a dispute. After 10 years there is no way that you can be charged for anything that needs redecoration unless you have damaged walls etc. The decor is all due for redecoration after 10 years.

The LL has already told you that you left the property clean except for a few cobwebs. Since then they have been in and done some decorating. I would be amazed if TDS concluded that you should pay anything for cleaning. If, as they said, the house was filthy their original comments would have been odd to say the least and they should be able to show you dated photographs to show which bits were filthy. Finding that it needs cleaning after they have been decorating will not wash with TDS.

I have an independent inventory company and often see threads like this and end up feeling that the tenant is unreasonable in thinking that they should not have to pay when things are not left as clean as they were at the start of the tenancy. In this case I cant see that the LL has any legitimate claim for cleaning or decor. The fact that there have become unpleasant since you have cha;lozenges their claim suggests that they know this.

No idea about the issues on rent and early termination of contract so I wont attempt to comment on those

If there is no inventory,there is no proof an d you will not be charged for decorating or cleaning. Arbitration will find in your favour.
If you are ending your contract early you are liable for the rent and council tax until the end of your rental period. The landlord is permitted to re-let and deduct the cost of advertising and/or any agent fees from an6 outstanding rent however It will might work out cheaper to pay the outstanding rent and let the landlord pay his own agent fees.