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Original poster

WWYD - tenant went ahead without our permission

105 replies

birdladyfromhomealone · 02/05/2017 23:36

New tenant first month in, tells us the back door is not easy to lock.
For security we agreed to his request to call a locksmith.
He told us he had called three and gave the price.
We agreed the one who charged £65 per hour- estimated £95 to fix.
One month later our tenant has emailed to say they came out but couldnt fix the lock as the PVC door was warped.
Attached an invoice for £398 for complete new locking mechanism.
He has paid on the day and wants repayment.

OP posts:

WhatToDoAboutThis2017 · 03/05/2017 03:31

The door was lockable, just temperamental.

You can't live with a temperamental lock! That's bloody outrageous. You need to step up your responsibilities and pay for this.

sykadelic · 03/05/2017 03:42

I'd actually be wondering whether this is a "friend" who upped the invoice to try and profit from you. I would find out how much it would have cost for your person of choice and whether that's a standard cost.

You have 3 options:

Pay it all
Pay some
Pay nothing (and get a new door instead)

Bear in mind, that if you do #1 you open the door (no pun intended :P) to him doing similar in the future.

If you do #2 or #3 then you run the risk of his entire tenancy being filled with complaints/issues.

I'd probably just eat the cost for now along with giving him a warning about doing something like that again. He should never have authorized something like that without your express permission, it wasn't emergent and could have waited while you sourced another door.

Why on earth would you have replaced the lock if it was just going to break again? Can you use that same mechanism on a new door? Maybe at least there's a saving there?

RaeSkywalker · 03/05/2017 03:47

I think you need to pay it OP- and in future, I'd contact contractors yourself, and make sure that they call you direct to get work approved before going ahead.

As a PP has said, just tell the tenant that you'll pay, but in future all costs have to go through you.

Gallavich · 03/05/2017 04:23

This is on you for leaving it broken for so long. Things that don't work properly tend to get worse and I expect when the locksmith tried and failed to fix it they had no choice but to replace the lock or leave it insecure.

nuttymango · 03/05/2017 04:29

Our landlord has a regular contractor who he uses for anything like this, we report a problem to the estate agents and they give the contractor a ring and he comes round and fixes it. No need for us to get quotes or agree anything with our landlord, it just gets done. You really need to look at something like that.

Mummyoflittledragon · 03/05/2017 04:57

Landlady here. You made the mistake by relying on your tenants. Now you need to assume the responsibility. Yes your tenant overstepped the mark. But you allowed them to take charge of repairs on your property, which is your responsibility. If it goes wrong again, you will then need to replace the door unfortunately. Life is full of lessons.

Yayne · 03/05/2017 05:15

I'll go against the grain a bit. I do think you should pay as you clearly failed in your duty yo sort this out quickly. But you also need to say that in future you'll sort out repairs yourself as what was authorised was repair not replacement, replacement was not in your best interest and they didn't try to consult (have they got your mobile number?) and also, notifying you of the bill after a month is not on.

FancyThatFenceEdge · 03/05/2017 05:33

Fuck that, I wouldnt pay.

On what authority did the tenant think it was their responsibility to pay?

Why didnt they check doors/locks ask about it on viewing? Why didnt they tell the LL the cost when it was being fitted rather than wait a month?

I would contact 2-3 different locksmiths, get their quotes and see what they say. Sounds like the tenant is trying to make a quick buck by using the lock as an excuse - who waits a a MONTH to tell their LL that they forked out £400 for a lock?

Something definitely wrong, but I for one sure as hell wouldnt be paying them a penny when they had no clearance to do so. Fuck that for a game of snooker.

Mummyoflittledragon · 03/05/2017 05:56

You're really missing the point FancyThat. Op didn't bother to check with the tenant that the lock had been fixed and how to pay the invoice.... for an entire MONTH. This is the type of landlord, who gives decent ones a bad name and a hard time on this site.

Is this the same property you inherited and don't want to sell birdlady? I really think you should reconsider as you're not able to manage it properly. Or get an agent to manage it for you.

picklemepopcorn · 03/05/2017 06:27

I'd ring the contractor and ask about the work. That sounds a lot in comparison to a replacement door.

GinIsIn · 03/05/2017 06:34

It was your responsibility as landlord to arrange and undertake necessary repairs. You shouldn't have dumped that responsibility into the tenant so I hardly think you can complain now.

WateryTart · 03/05/2017 06:36

Offer them half, they had no right to commit you to that kind of expense without talking to you first.

The new door would have been a better option and that may have been what you wanted to do.

PossumInAPearTree · 03/05/2017 07:01

I would pay the money and next time sort out repairs myself.

MackerelOfFact · 03/05/2017 07:15

You say the money could have gone towards a new door, but you clearly had no intention of replacing it anyway since you thought it was just 'temperamental' and didn't cause previous tenants any problems. If you wanted to put the money towards a new door then you should have bought the new bloody door ages ago when you realised there was an issue!

Tenants aren't supposed to do repairs without permission, but you did allow them to handle the repairs themselves. If you'd been a bit more proactive to begin with they wouldn't have had to.

You have to pay for the repair to your property. Handle all repairs yourself in future, and before you get your next tenants, go round and perform thorough checks on everything (hell, even stay in the property a day or two) to enable you to make good any problems at a price you are happy with.

Bluntness100 · 03/05/2017 07:23

You can't ask tenants to live with a "temperamental" lock. I doubt it was replaced for the shits and giggles. If the door is damaged or the lock is temperamental get it fixed. You can't be "that" landlord who takes the rent but doesn't want to pay for repairs.

InfiniteSheldon · 03/05/2017 07:28

I think this is a scam. Tradesmen charge £150 -200 a day a lock costs £40. There is no way this job cost £398. However you didn't cost it book it organise it or manage it so how can you challenge it?.

Either the tradesman is scamming the tenant or the tenant is scamming you. I would ask for copies of the estimate and the final invoice. I would then report the tradesman to trading standards and tell the tenant that is your intention. Personally I would also give the tenant notice £398 for a lock my arse!

InfiniteSheldon · 03/05/2017 07:31

Oh and seriously what are you playing at renting out a substandard property. Roadblocks should always be fixed before renting out a property. In fact all issues should be.

whattheactualfudge · 03/05/2017 08:13

Replace the entire door. As you say, it's going to break again as there are e siting issues with the door itself. And refuse to pay tenant. Yes they'll be mightily pissed off at spending £400 on a lock for a door they no longer have, but that will teach them for trying to undermine you!!

whattheactualfudge · 03/05/2017 08:17

Infinite - You would actually kick a tenant out?? Ohhhh you're one of those 'revenge evictors' wow

JigglyTuff · 03/05/2017 08:24

If the two previous tenants never reported any problems, how do you know the door is temperamental?

I can well imagine that's the cost - those 5 point locking mechanisms on UPVC doors cost well over £100 without the labour.

If you'd wanted a new door, then you should have got that sorted the moment he complained about it. Well, you've learned a valuable lesson I guess - get things fixed and sort them out yourself. You should have been straight round there the moment he told you it was broken.

Auspiciouspanda · 03/05/2017 08:24

You realise petty landlords = petty tenants right?

cestlavielife · 03/05/2017 08:24

You need to pay up.
You agreed to an estimate
Not tenants fault it was more.

Timeforabiscuit · 03/05/2017 08:26

Its £398 for a new pvc door from how i read the op, if it was a cheap upvc i can imagine the lock couldnt be removed without the upvc being further damaged so the lock and door act as one "unit".

Sorry you had a large bill, but i am very glad you're not my landlord as you clearly don't mind others being out of pocket for YOUR property.

specialsubject · 03/05/2017 08:32

Same answer as on landlord zone - you should have taken ownership of the problem rather than left it to the tenant. They assumed you were paying so didn't bother to get proper quotes and have now been scammed.

No, it doesn't cost £400 for a new mechanism. But that is the penalty for ignoring issues. This was not for the tenant to fix.

What do you do? Go see what has happened, take on the bill and the argument with the scammer and learn a lesson.

Another lesson is not to believe the guardian when it says that being a landlord is easy money and big profits. This bill would be nearly a months rent on my property so unless you are in London, pay attention.

expatinscotland · 03/05/2017 08:32

Would you want one of your kids living in place with a 'temperamental' lock on the back door?

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