Letting a flat with virtually all brand new stuff in it eg new kitchen

[LOVELYDOVEY05]

Will I get more rent for this as all so new? How do I safeguard against them messing up (apart from wear and Tear? Thanks

You may do. Instead hopefully you wil attract a better quality tenant. The sort of person who likes a nice flat and will keep things nice.

I would make clear to the letting agent that as the flat is in good condition you want the right tenant.

Obviously that is assuming that the property is right for the area. So no point looking for young professionals if it is too far from transport, or is in the middle of a student area, and so on. Price it highish but not too high. You would not want to price out responsible but lower paid people.

I do my best to keep properties looking nice, because as soon as you don't, you either reduce the rent or you only attract those who don't care.

That said, letting is always a risk. Always, always, always!

And first rule of being a landlord is not to get too attached to a property. There are many more rules.

From another angle, I rented a flat which was newly done up. We ended up paying less than what the LL wanted plus they gave in and let us have a cat as they were struggling to find a tenant. On one hand I don't understand why, it was a large flat, great location, looked lovely - it's somewhat of a mystery.

However, please don't do what my LL did and try and use us as a way of making money. They tried to keep pretty much all of our deposit for minor scuffs (wear and tear) and it was only because I had the upper hand due to their negligence elsewhere that I got my full deposit back (we'd completely looked after that flat)

deposit protection is not a matter of 'upper hand' it is a matter of evidence. op, your only protection is full insurances ( including malicious damage) ,a full and detailed inventory and luck.

I think with the best of intentions even the best of tenants will not treat a home they rent like a home they own. Yes, be fastidious with the check in report and take lots of photos but you will find walls will get scuffed more quickly, washing machines will need replacing more often, soft furnishing will get tatty quickly. Inevitably wear and tear on a rental will just happen at a much faster rate than on a home that is owner occupied.

From what I understand if you rent out a properly with white goods included you are then responsible for replacing and repairing them as and when required.

Over the last two years we have had to replace everything- oven, fridge freezer, washing machine, tumble dryer and dishwasher. Also several things were looked at by an engineer before replacing which bumped up the cost.

There is always a scramble to get things sorted quickly as understandably the tennant is annoyed when something breaks. Sourcing a replacement, getting it fitted and the old one removes is stressful and costly.

From our angle it seems like a more costly way of doing things. Especially if the tenant does not look after the white goods.

Whatever you do, have a full and independent inventory done.

In my experience letting agents dont really care if they find the right tenant, they just want their fee.

If your location is suitable as Need said, then I would insist on young professionals and if possible, references as well.

YY to getting a full and independent inventory done. We rented out our house to a family and there was a lot of unnecessary and premature damage within the house and garden. In the end the inventory company agreed that 90% of the deposit should be given back to us - about 4.5k!