steam cleaning carpets in our rented house. Do I have to?

[Sassyfrassy]

We had the usual inspection from the agency we rent our house through. In the letter we got back it says we should steam clean the livingroom carpet. It is a boring brown carpet and since we've lived here for three years with two children it has got some stains. However, I am not bothered about the stains myself, so can they actually insist that we steam clean while we are still living here? They also said that they would be coming back in three months. Before they have always inspected every six months and we are on a 12 month contract. It's bothering me because I always get a bit stressed when they are due to come and I really don't enjoy a stranger going around where I live.

I think you do have to do it if they put it in writing. I hate agencies like this, I rented from one who wanted to inspect every 3 months. It's so intrusive. Are the stains small? Could you just spot clean? If not could you borrow a carpet cleaner from a friend? I don't rate steam cleaners much.

In my opinion the stains blend in nicely with the overall brownness of the carpet. I've spot cleaned them but they haven't gone completely. At the moment, renting a carpet cleaner is very far down on my list of things to spend money on. I might well challenge the 3 monthly visit since the precedent is 6 monthly.

I have my 3 monthly inspection tomorrow and wouldn't be surprised if I were asked to rent a steam cleaner (have been considering it anyway but would probably prefer not to have letting agent point it out though).

Have been told in their inspection letter that I need to make sure it is clean and tidy to show it to its best, or something like that so will be scrubbing the kitchen floor tonight

The longer stains are left on carpet, the more difficult they are to remove. By getting them professionally cleaned, you're more likely to keep your full deposit on exit.

However, it's possible to argue that stains on a carpet are unavoidable over a 3 year period and are therefore fair wear and tear (for which landlords are not allowed to deduct). Moreover, if your landlord is prepared to let to a family with young children, they will have anticipated a greater degree of wear and tear and reflected this in a slightly higher rent.

Legally, it all comes down to what is "reasonable". Is the damage "reasonable" over a 3 year period; did you behave "reasonably" in failing to remove the stains (would you have ignored them if you owned the house and the carpet, for example?) How old is the carpet? How big are the stains and what are the stains?

I subtracted from the deposit of a tenant because she'd left nail varnish stains and felt tip stains on the carpet, because such stains could have been reasonably avoided with a reasonable degree of care given that she was an adult. I'd not have been able to subtract against the deposit for scuffs and scratches, which can't be avoided over a 3 year period in which furniture has been moved about.

Landlords have to pay a fee for these attended inspections. If their frequency has increased from 6 months to 3 months, I'm afraid there's a danger that the landlord is not happy with the way you're maintaining the property.

Do you get written advanced notice about the access arrangements for the inspections? Is your deposit in a protected scheme? Do you have the name and address of the landlord (not a "care of" letting agent address)?

We do get written notice and the deposit is in a scheme. Everything else in the report was satisfactory or good. We did point out the holes in the crumbling walls and mould in the bedroom wardrobe. Maybe they're coming to check on that =).
The stains are from the children spilling food or drinks. We've got a 7 year old and a 3 year old. Each time there has been a spill I have used carpet cleaning foam and given it a good scrub so while it is stained it isn't dirty. It's a cheep, thin carpet though and I can't imagine that by the time we move out it wouldn't need changing no matter what we have done with it.

I suppose since we wanted to ask permission to have a kitten I should probably get the steam cleaning done. I feel that we do put up with a fair bit though since we can't put up anything on the walls as they just crumble, or the cooker that the gas man has recommended to be binned for 2 years in a row. We very rarely complain or asked for things done unless they are big things, such as the boiler breaking down.

i would not be paying to steam clean carpets with just a few stains from food that can easily be cleaned with capet spray.

unless you signed a contract agreeing to steam clean they can't make you. they can send letters til the cows come home, they aren't enforcable.

also, you don't have to let them in to the property to inspect either, you can say no you know. the only way they can enter your home without your permission is with a court order(or gas/flooding emergency) and if they do it's trespassing

this is a huge bugbear of mine, i hate the way renters are treated in this country

Bamboo, a tenant has a legal obligation to provide the landlord or his/her agent with access to the property for the purpose of inspection, or to carry out repairs, as long as sufficient notice has been provided.

Again, it all depends on what is "reasonable". It's not "reasonable" (in fact it's positively suicidal) for a tenant to refuse access to the gasman when he comes to provide the annual gas safety certificate, for example.

By the same token, it is not "reasonable" for a landlord or letting agent to drop in whenever they happen to be passing, or to let themselves into the property - even for essential maintenance - in yoru absence in a situation which is not an emergency.

If any tenant of mine refused an inspection - which I normally carry out every 6 months, and which are as much of an opportunity for them to raise maintenance issues as for me to identify them - I'd be very concerned, to the point that I'd think something unathorised or even illegal was going on.

Trespass is covered by civil law so enforcing it against your landlord is going to be a hell of a job; you're more likely to receive a s.21 notice at the first opportunity.

Like most things in life, a tenancy works best if both parties accept that they have rights and responsibilities towards one another, and a spirit of co-operation and fairness exists between them.

By the way, if someone is having problems with their landlord or letting agent accessing their property without permission, the right piece of law is the Harassment Act of 1997.

If you never want your landlord or agent to enter the property except in your presence or except in an emergency, you must put this request in writing. You are perfectly entitled to have repairs carried out at your convenience, for example, not the landlord's, and they must receive your permission to access, not inform you of a time and expect you to go along with it.

I think I'll have a chat with the letting agency and ask why they want to do another inspection so soon and see what they say. I might club together with a friend and rent a steam cleaner for a day and we can share the cost and the cleaner. I do try to keep things amiable, especially as I'm not too keen on moving anytime soon =)

Sassyfrassy It sounds like you've taken as much care as can reasonably be expected and in that case I wouldn't worry.

If, at the end of your tenancy, your landlord tries to make deductions, be sure to argue your corner given the length of the tenancy and the profile of the tenants (ie two small children, food stains). The burden of proof, as it were, is the responsibility of the landlord and TBH most wouldn't give a stuff.

In a dispute, you should certainly ask the landlord to provide documentation for the age of the carpet, and the cost of rectifying the damage. Legally your landlord must be able to demonstrate that they have behaved reasonably too. It's not reasonable to expect you to replace the carpet just because of a few stains, for example. OTOH, if your contract specifies professional cleaning on your exit, it's not reasonable of you to refuse to carry it out.

As an aside, I bloody love how clean the carpets come up in my own house when they've been professionally cleaned

Did they say you had to steam clean the carpet before the next inspection? Or just if you leave the property?

I have a steam cleaner, and it makes bugger all difference to carpets TBH, only really works on hard surfaces. I'd suggest using that Vanish carpet cleaner powder at £6 a pop and tell the LL it's been steamed see what it looks like after that.

They said before the next inspection. Also to bleach and scrub the groutings in the shower. Must admit that scrubbing grouting is not usually high on my to do list =).

Doesn't sound like you have much choice, but I would be suspicious about doing another inspection so soon. Hope you get on ok - renting can be very unsettling sometimes.

thomasbodley a tenant has a legal obligation to provide the landlord or his/her agent with access to the property for the purpose of inspection, or to carry out repairs, as long as sufficient notice has been provided.

this is wrong, even if it says so in the contract, this phrase is overruled by the the right to peaceful enjoyment of your property which is a statuary right (a human right, even).

Can I recommend HG Mould Spray for the grouting? We used it in the shower in our rented flat and it was like magic on the grouting and sealant with no scrubbing required. Also works on mouldy walls etc. if used sparingly on a cloth. It's strong stuff though so need to work with windows open for ventilation! Our local hardware shop can't order it in quick enough for the demand.

Not sure what to suggest re. carpet- we have just moved out of our said flat, and the 'check out' list included professional cleaning of carpets. We didn't bother (although made sure everything else was sparklng) and still got all our deposit back.

Mousy That's interesting. Could you please let me know the case law behind your reasoning?

i have to disagree thomasbodley. having dealt with many bad LLs i have done extensive research on the matter and one time had to get proper legal advice.

when you pay rent you pay for 100% exclusivity of the house at all times. the soliciter we saw said that in reality ast contracts aren't worth the paper they are written on as so much of it isn't enforcable.

legally LLs have to give written notice but there is no law saying the tenant has to let them in. tenants can legally change the locks too as long as the original locks are put back at the end of the tenancy.

sassyfrassy, don't let them dictate how you live in your home. as long as the house is left in good condition when you leave and there is no damage then thats all that matters. they have no right to comment on your housekeeping while you live there. inspections are to check for damage and if anything needs repairing. not wear and tear, not accidental food spills, not grubby grouting etc. how fucking dare they!! on behalf of all tenants pushed around by letting agents and landlords.

I've just been brooding about the same issue. I did actually hire a steam-cleaner before Christmas, but the flat has cream carpets which are really hard to maintain. I have a 4-year old DD, but it's not even her fault. These six-month inspections, accompanied by scoldings from the letting agency, are a big factor in my decision to move house. My housekeeping is far from perfect, but I've always left rented property looking decent in the past, and almost always got the full deposit back. This current letting agency is really intrusive.

human rights act

from landlordzone.co.uk

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Bamboo As someone who has in the past been simultaneously a landlord and a tenant, and is now a landlord of three properties, I completely understand your frustrations. The law is an ass in many respects and I am routinely astounded at the way tenants are treated by many landlords .

You do, however, have to take note of what is practical as well as what is legal.

A landlord has handed you his/her property for a time in return for a fee. But during that time, s/he is liable to various criminal offences if, for example, there is no annual gas safety cert or if you're running a brothel or drug den from their property. Refusing access for routine inspections is going to raise their suspicions and in that case, most would take steps to issue an s.21 at the first opportunity.

Unfortunately it all comes down to maintaining a good business relationship. I'd rather have a home and regular inspections than be in the right legally.

You've lived there three years ... don't you fancy having clean carpets for yourselves? Isn't it slightly minging not to get your carpets cleaned occasionally? It hardly costs a lot to hire a carpet cleaner for a day.

You could argue the letting agent breached your human rights, as Mousy suggests.

It would take about four years to get to court and cost you thousands in legal fees. And you could still lose, if your landlord was shown to be behaving "reasonably" in enforcing access.

Again, the Protection from Harassment Act is the best bet for tenants being hassled by landlords and agents for unreasonable levels of access.