Page 9 | New tenant asks for maintenance work that is financially not viable

Amadeaa · 2023-05-11T21:41:07+00:00

My tenants moved in this week. They’ve asked me to undertake maintenance work which they believe are in my responsibility as a landlord, but these works are financially not viable. The costs would exceed the yield of a whole year’s rent with no guarantee that the problem might not reoccur within 6 months. I also don’t have this kind of money available right now. What are my options? They are at the start of a 1-year contract. I don’t think I can terminate the contract without any fault at the tenants side. Should I offer them money if they agree to terminate the contract early?

Dishwashersaurous · 12/05/2023 09:56

Get a full independent damp report and then work out what to do next

Dishwashersaurous · 12/05/2023 09:58

And maybe you should think about selling the flat rather than renting if you can't afford to deal with the issues

kitchenhelprequired · 12/05/2023 09:59

What are the proposed major works? If you didn't have issues in the same way the tenants are there's quite possibly a reason.

Are there trickle vents in the windows and are they open?
is window condensation being wiped away or just allowed to drip?
Is the house being aired daily?
is the temperature of the house being maintained at c.17 degrees?
is there a tumble dryer and if so is the area sufficiently ventilation whilst it's in operation?
Is washing left to dry in the house?
is the kitchen being sufficiently ventilated when cooking via extractor and window?
are extractor fans being used in bathrooms and doors closed stopping steam escaping to the rest of the house?
are there more people plus pets in the property than when you lived in it created more moisture in the air?
Are radiators covered by furniture?

All of these can be contributing factors to issues which you didn't experience.

CitizenofMoronia · 12/05/2023 10:00

have you checked where the damp is coming from? My mortgage was reduced by £XXX because the surveyor said my house had damp and needed dampproofing, you could see where it had already had damp treatment so that didnt make sense to me, turned out it was water running down the back wall every time it rained as the guttering was blocked, pressure washed the gutters... no more damp.

AsphaltGirl · 12/05/2023 10:01

kitchenhelprequired · 12/05/2023 09:59

What are the proposed major works? If you didn't have issues in the same way the tenants are there's quite possibly a reason.

Are there trickle vents in the windows and are they open?
is window condensation being wiped away or just allowed to drip?
Is the house being aired daily?
is the temperature of the house being maintained at c.17 degrees?
is there a tumble dryer and if so is the area sufficiently ventilation whilst it's in operation?
Is washing left to dry in the house?
is the kitchen being sufficiently ventilated when cooking via extractor and window?
are extractor fans being used in bathrooms and doors closed stopping steam escaping to the rest of the house?
are there more people plus pets in the property than when you lived in it created more moisture in the air?
Are radiators covered by furniture?

All of these can be contributing factors to issues which you didn't experience.

Except the op did experience those issues. And rented it out knowing what condition it was in.

kirinm · 12/05/2023 10:03

IceStationHorse · 12/05/2023 08:00

We had this issue with tenants - had it investigated by an independent expert and he said it was "lifestyle caused" ie them not switching on extractor fans when using kitchen and en suite and not opening windows. They also put a clothes airer on top of the bed and filled it with damp laundry. We got new extractor fans that came on automatically 🙄 and had some extra ventilation bricks put in. They didn't wipe windows in winter and completely ruined a very expensive set of curtains. We continued to rent to others afterwards , no issues and sold the property on with no issues. Not saying that is all it is but could be worth getting the investigation done. Sorry I haven't read all posts.

The tenants have caused £15k of damage in 4 days? Wow.

mumandahalf87 · 12/05/2023 10:03

I mean this kindly, but if you're not in a position to maintain the property to a level you'd wish to live in, the property should be off the rental market until you can afford the upkeep.

kitchenhelprequired · 12/05/2023 10:03

dizzygirl1 · 12/05/2023 09:56

I think most people are missing that the tenants have only been in a week - it isn't down to them.
OP had posted that she had to use a window vacuum and dry the windows each morning - that isn't normal.
Also OP has stater that they lived there until recently. If the condensation and water hasn't been cleaned up each morning as the property has been empty, it will cause an issue quickly.

Not only will damp and water affect the structure of the building it will affect the tenants furniture, clothing, health and possible mental health.

Wiping condensation from windows daily is absolutely normal in the UK. The amount of moisture created from breathing in a room overnight with a closed window will cause that. Warm air meets cold glass to form condensation- that's why the vast number of damp and mould issues relating to condensation happen during winter months.

GETTINGLIKEMYMOTHER · 12/05/2023 10:03

For starters I’d give them a good capacity dehumidifier asap and see how well that improves the situation. It can be astonishing how much water you empty out after a short time.
But as pps have said, I’m afraid that as a LL, essential maintenance is down to you. I say this as a LL myself.

Dishwashersaurous · 12/05/2023 10:03

The tenants have been there a week.

They can't be creating the problem.

And if th op has already had someone out to produce a quote then I assume that she already knew that there was a potential problem.

Otherwise simply not possible within a week, for:

tenants to notice damp problem
tenants to notify landlord
landlord to organise damp survey
damp survey company to do site visit
damp company to produce a full written report

Within a single.week, which contains a bank holiday

lunar1 · 12/05/2023 10:04

It's not normal to need a window vac and have to wipe condensation like this, it's clearly indicative of a problem. The house then stood empty. The agent might have just hidden signs of damp.

This was avoidable as all the signs of a problem were there.

There should be much tighter rules on being a landlord, including being able to afford everything that might entail.

kirinm · 12/05/2023 10:05

@kitchenhelprequired no it isn't. I never have to wipe condensation. What a ridiculous thing to say.

FirstTimeBoyMum21 · 12/05/2023 10:06

Amadeaa · 12/05/2023 02:35

Thank you to all those who replied with kindness and helpful advice, I appreciate it!

I think I’m unable to sleep tonight because of worries and thoughts racing through my head…

Ive lived in this property myself not so long ago. It’s an unusual built and there were issues with condensation water. I had to use a window vac and dry window sills in the morning. I ventilated frequently and never had any issues with damp and mould. I didn’t consider the condensation too big a problem and not a health hazard.

I’m currently on the other side of the country and haven’t been in the property for a couple months so don’t know for sure what the current situation is. The estate agent never mentioned anything when they did the viewings but then they might have just been after their commission and simply didn’t care.

But I think I’ll try to assess the situation again in a calmer state tomorrow, reading the replies I think there must be a way to fix the problem without doing the major works that were proposed to me.

I am an “accidental landlord” myself and understand your situation about being ‘told’ X has to be done.

What work has been proposed to you?

If it’s a damp proof course, I doubt your tenants could live there through the works (think plaster removed to waist height level of mess throughout downstairs external walls, potentially needing to move kitchen to do so), however they normally come with a 10 year guarantee so provided it is done properly & future tenants ventilate etc as necessary, the issue should not reoccur in 6 months.

If you plan on keeping the property as an investment, it would be wise to get the work done so you can rent without issue. I wouldn’t be offering a £2-5k apology payment but I would consider letting them mutually break the contract with you / discounting the rent.

My letting agent I trust, so I know I could take their advice, however if you are not so confident you may consider consulting a solicitor for legal advice regarding the contract.

Should you choose to sell, telling prospective buyers about the issue is remarkably upfront and not something I’ve experienced!

TallulahBetty · 12/05/2023 10:06

mumandahalf87 · 12/05/2023 10:03

I mean this kindly, but if you're not in a position to maintain the property to a level you'd wish to live in, the property should be off the rental market until you can afford the upkeep.

THIS!!!!!! Being a LL is not a hobby. It is a BUSINESS and should be treated/financed as such

TheFireflies · 12/05/2023 10:08

kitchenhelprequired · 12/05/2023 10:03

Wiping condensation from windows daily is absolutely normal in the UK. The amount of moisture created from breathing in a room overnight with a closed window will cause that. Warm air meets cold glass to form condensation- that's why the vast number of damp and mould issues relating to condensation happen during winter months.

Show quote history

I’ve lived in several different houses and flats and I’ve never had to wipe the windows.

LakieLady · 12/05/2023 10:08

Incognito2023 · 12/05/2023 00:55

Good advice here ⬆️
I know of 2 others with similar stories.

Show quote history

Me too.

Builder BIL went to look at a supposed five figure damp problem a couple of weeks ago.

The problem was where the party wall met the outside wall in the kitchens of both properties (semi-detached houses). It turned out to be caused by the new kitchen in the house next door. The draining board wasn't level and the water was draining down the inside of the party wall.

kitchenhelprequired · 12/05/2023 10:11

@TheFireflies as have I but that doesn't mean it isn't a huge issue affecting many people in the UK, it is.

Whaeanui · 12/05/2023 10:13

Dishwashersaurous · 12/05/2023 10:03

The tenants have been there a week.

They can't be creating the problem.

And if th op has already had someone out to produce a quote then I assume that she already knew that there was a potential problem.

Otherwise simply not possible within a week, for:

tenants to notice damp problem
tenants to notify landlord
landlord to organise damp survey
damp survey company to do site visit
damp company to produce a full written report

Within a single.week, which contains a bank holiday

This ^^ !!

user1497207191 · 12/05/2023 10:14

kitchenhelprequired · 12/05/2023 10:03

Wiping condensation from windows daily is absolutely normal in the UK. The amount of moisture created from breathing in a room overnight with a closed window will cause that. Warm air meets cold glass to form condensation- that's why the vast number of damp and mould issues relating to condensation happen during winter months.

Show quote history

Daily wiping really isn't normal at all. It's not something I've ever needed to do at any of the properties I've lived in. Yes, occasionally, there's a bit of condensation around the edges of our bedroom window, usually in the depths of winter, but literally only an inch or so around the edges, easily wiped with a duster or facecloth in 20 seconds or so, and certainly nothing that would cause mould etc even if I ignored and left it!

Mentalheath · 12/05/2023 10:16

Otterock · 12/05/2023 09:48

We noticed damp on an outside wall the first night we moved into our rented property over 2 years ago. We reported it straight away and the landlord got a damp specialist out. Funnily enough straight after they were told the whole wall needed stripping, re damp proofing and replastering they switched to a new letting agent who has brushed us off every time we report it. So we’re just doing what we can (running dehumidifiers) but it’s rising damp so only going to get worse. We just keep reporting so we can’t be held liable when we eventually leave. It’s really frustrating

Have you contacted environmental health or the equivalent if not in England?

kitchenhelprequired · 12/05/2023 10:17

@kirinm it's not ridiculous at all, it's very, very common in the UK.

TimesRwo · 12/05/2023 10:22

DumboLives · 12/05/2023 09:30

The neighbour above me (flat with factoring) tried to claim he had damp coming in the main bedroom and that the walls had a boss cracks. No one else had an issue. Photos did show quite a bit of mould around windows and surrounding wall. However builders could find nothing wrong structurally.

turned out it was a ‘lifestyle problem’. Once the concept of ventilation was explained it seemed to be resolved.

So do get a proper expert in to evaluate it.

They have just moved in so it’s hardly a lifestyle issue. There were issues with damp when OP lived there and they have issues with damp as soon as they move in.

TimesRwo · 12/05/2023 10:23

Dishwashersaurous · 12/05/2023 10:03

The tenants have been there a week.

They can't be creating the problem.

And if th op has already had someone out to produce a quote then I assume that she already knew that there was a potential problem.

Otherwise simply not possible within a week, for:

tenants to notice damp problem
tenants to notify landlord
landlord to organise damp survey
damp survey company to do site visit
damp company to produce a full written report

Within a single.week, which contains a bank holiday

That’s a really good spot.

Fifi00 · 12/05/2023 10:23

I'm a landlord and op you rented out the house hoping someone would live in substandard conditions and pay the privilege. I wouldn't rent my house out if I wasn't happy to live there myself. My rental property is probably right now in better condition than my own house you cant afford to keep the property going you need to sell it.

loislovesstewie · 12/05/2023 10:26

I have never, ever had to use a vac to remove condensation from windows. I've lived in old houses, new houses and in between ones. If there is that much condensation there is a problem, either with the property or with the use of the property. Failure to heat and ventilate does cause condensation, as can severe overcrowding. Not using fans in bathrooms, kitchens etc and even cooking without ventilating can be culprits. But I have never woken up to windows covered in condensation. Whatever the issue is here, the OP needs to have it checked out and remedial action taken.