Tenant wants to sand the floor...

[newname167]

We have a property that is currently under permission to let but we hope to change to buy to let in due course - I'm definitely not a commercial landlord and am learning as I go along. I have a good relationship with the tenant and she has been in the property now for 18m - contract (theoretically) to conclude later this year. She's asked if she can do bits and bags of redecorating over that time, most of which I've said yes to.

She's now asked whether she can have the floorboards in the hall sanded - it's currently carpeted and the carpet was put in almost four years ago but still looks good - unless something has changed in the last couple of months. The carpet was put in when we lived there and is good quality. I have no idea what the flooring is like under them.

I'm conscious about finding a balance with keeping her happy but this feels like a big unnecessary job which might make too much of a mess and be difficult to fix.

What would you do?

Say no, tell her you don’t mind a bit of painting but not big changes that would be expensive to return to original condition.

I would say no.

Unless she has a specific reason (like she wants to remove carpets to help asthma symptoms or get rid of a moth infestation) I think this is a waste of a good carpet.

No, the current carpet is fine.

No - sanding floors is a big job, and that's just if the floor is in good condition!

That said, hallways are high traffic - so long term might be worth looking at alternative flooring, or factor in cost of re-carpeting or deep clean between tenants?

She's probably had a peek under the carpet (I know I have in this place). I'm not sure what I'd advise to be honest, to me it seems a bit much, perhaps if she agrees to return it to how she found it when she moves out?

I rented a room in a house as a student and my friend did this in her room, put the carpet in the cellar for the year... The floorboards looked pretty shit (I thought) and the carpet did NOT go back down again very well when we were leaving.

I wouldn’t allow my tenant to make big changes like this - what if she damages it in the process, what if the flooring needs additional work and she can’t afford to pay for it, would it then need more work when renting it out for next tenant, and so on. Painting walls and similar is fine but changes like this have more consequences so I’d say no.

When you sand the floorboards, you’re removing the top layer. You can only do that so many times before you’ll need to replace the floorboards. Our living room floor was sanded one too many times and the floor bowed as you walked on it.

It would be no from me too. That's a big job, will ruin the good carpet you have there with every chance of it looking shit.
It will increase noise levels too.

Thanks all, first post on this board and you've confirmed my instinctive response was not unreasonable. Will probably come back for BTL advice in due course!

A lot of rented houses have pale carpets in high wear areas where it's impossible to keep them clean - is this an issue and she's thinking it will be more hardwearing?
Having said that changing a few square metres of carpet for something industrial grade/dark grey will be cheaper,warmer and less invasive than sanding the floor.

No. You need to organise a condition survey though. You need to know what condition the property is in. You cannot let tenants make major changes. The tenant is responsible for cleaning the carpet but you have to take fair and wear and tear into account. Tenants rarely look after a property in the way you would.

Why on earth would tenant go to all that trouble doing work in a property that is not their own?

No. She could damage your property. If you say yes it’ll be a slippery slope of lots of DIY bodge jobs.

Say no. Bare floors are noisy, and that could upset people in neighbouring flats.

Does she plan on staying longer term?

Nope - she could get half way through - make a right mess and then move out leaving you to make good.

Sanding floors (I've done it) is back-breaking work, and really a job for professionals; and the end result depends on the quality of the varnishing. Botch that, and you'll be sorry you ever started. They are also extremely drafty.

No. dirty noisey job and not too cheap if they use a company and if gaps are not filled well it can look awful.

Thanks all - I've said no and she was fine about it. We had previously sanded and varnished the two reception rooms (again, whilst we lived there) so I think she was hoping the floorboards in the hall would look the same - from memory they weren't good enough so we put the carpet right through - hall, stairs and landing. It's good quality and dark grey.

I think she plans to stay long term as it suits her in terms of location, proximity to school etc, so she has done things to make the back look nice. She's also furloughed so looking for projects I think, but this won't be one of them!

I will go again and do a condition survey now lockdown is easing - assuming I can enter the tenanted property anyway given it's "work" of sorts but haven't really explored that.

Thanks for the advice!