I want to be a good landlord - but do I really need to do this?

[BlameItOnTheBogey]

We bought a house last year. It is our family home. But shortly after we bought it we were offered a great opportunity overseas for a few years. So we have decided to rent out our home (that we have yet to live in) whilst we are abroad. We are not looking to make money on the rent and just want to cover our mortgage. It cost a lot of money to get the house ready to rent (e.g. having the required electric tests done etc) so I am feeling quite broke at the moment. The house is absolutely fantastic and in brilliant condition. We put it on the market and got two offers on it in the first day (from the first two people to look around). We offered it either furnished or unfurnished (for a lower price) and accepted an offer from the first couple to view it. Their offer price was based on it being unfurnished.

I have lived in rental properties for many years and know that having a good landlord is key so have been determined that e.g. if the dishwasher breaks, we'll replace it immediately rather than repairing it with a bit of string endlessly as most of my landlords have done. We have a managing agent and I have told them that this is how we want to work. The tenants moved in two weeks ago and I have just received this request from them. They want me to pay to have curtains tailor made for the house because apparently the drop is longer than the standard drop and they don't want to spend this much money when they will have no use for the curtains when they move on (because they will be too long).

I think this is cheeky; they've signed a two year contract based on the property being unfurnished. I really don't want to fork out for them to choose some tailor made curtains which probably won't match any of our stuff when we move back in. And I don't really get their argument that they won't be able to use them when they move on because surely they can just shorten them?

On the one hand, I want to be a good landlord. On the other hand, I think this is their responsibility and I am feeling pretty broke at the moment. Would use our house emergency fund if it was an emergency. But curtains? What do you think please? Will I really piss them off if I say no?

Managing agents always do an inventory when new tenants move in, wouldn't this specify the curtains (or lack of) then? When I rented every scuff, mark, bent fork, mirror and cushion cover was listed!

Just to clarify - if curtains weren't listed on the inventory, they can't be considered as part of the agreement, can they?

We did a full professional inventory (another cost) which of course didn't list curtains as there weren't any....

I don't think they are arguing that they were part of the agreement so much as going for a 'if you don't ask approach.

Good for you for deciding to buy curtains - I would expect them in an unfurnished property, and who knows maybe the tenants thought they were fine without them when they viewed but have since found the house is much chillier than they expected.
Speaking from the point of view of a tenant it IS so annoying when you have to shell out for items that you will have no use for in future, but which would be of much use to the landlord.
Yep made to measure curtains are taking the piss, but Ikea will be just fine.
As for those bitter landlord types slagging off the tenants on this thread, because of crackers house prices most tenants have no choice but to rent, you CHOSE to get involved in these sorts of niggly situations when you decided to dabble in property investment. If you like things tidy buy an ISA instead... otherwise the tenant is your customer and the customers is (almost) always right. Show some respect for the poor sods having to pay your mortgage because they can't afford one of their own.

If it was me and I was asking on the off chance, I'd be happy if you agreed to pay for something ready-made (like the Ikea ones), or gave me permission to change any curtain rails or poles so I could put something cheap up myself.

If I wanted something particular, I would understand it's my own choice, so something I should pay for. After all, a 2 year lease IMO is worth me investing in for a lovely home.

I havent read the whole thread but...

You do not have to do anything of the sort.

THe property was taken as seen and presumably did not have curtains when they looked around and therefore you are under no obligation to provide them now.

Where would it end?

If they would like to buy some then let them go ahead.

You might also want to make sure that they have any curtain rails or poles installed "to a professional standard" if they are not already there.

If you do decide you want to buy them then please put it in writing, update the inventory, get them to acknowledge receipt and keep the invoice.

If they aren't on the inventory then technically you don't have to provide them but I think really you should for an unfurnished place so Ikea a good compromise.

Personally I think there is a big difference between something like curtains and rugs. Without curtains it is very difficult to sleep and they provide basic privacy whereas a rug is pretty much decorative and doesn't really serve a particular function. I am speaking as someone who let's sn unfurnished flat.

Could you compromise and get curtains for 1 or 2 rooms only?

Who is going to choose the style/colour of the curtains, you or the tenants?

I've experienced this dilemma from both sides
and in flats with 13ft drops!

Do you want curtains when you return to live in the house? If so, then you might as well buy them now.

Whichever way you decide this agree with the tenants who will be responsible if they get stained/damaged. If you buy them then say they will be charged at the end of the tenancy if they are damaged. This may sway them into buying their own.

If it was me, I'd give them a contribution (which I could afford) for them to spend/ top up buying curtains of their choice. If they leave them when they leave, that's a bonus for you.

When I first rented out my flat my new tenant saw there were no curtains or poles as I was refurbing it. She asked if she could put up her own and I said yes. At the end of the tenancy she moved on and said she'd leave them as they were no use to her!! Still there 5 years later. Guess I was lucky. If I was you I'd go for the cheapest option. I know when I was in service accom the curtains were hideous and I always had a trunk of curtains that i moved with with loads of different size curtains- sad eh!!

I live in an unfurnished house. All the rooms had curtain poles in them but not all the windows had curtains. As a tenant I had to ask landlord what would be in the house when we moved in but once they told us I think both parties took it as a 'take it or leave it situation'.

Your tenants are taking the proverbial. Ikea will do if you feel that you must provide curtains - which you don't.

All the rentals I have lived in have been unfurnished but all have had curtains. I have simply replaced them where they haven't been to our taste.

I agree with poppet45 tbh. The poor sods have probably been forced to rent and will be at your mercy when you decide to move back in!

Sunnylabsmum, I have the same! I collect curtains, if I see them cheap somewhere and they are really nice...and save for the next house, It has worked out OK so far, but you have to stop yourself having too many in reserve or you stop feeling settled...mind you if you know you'll have to move soon it's worth it.

OP, I think it's worth considering the curtain rails or poles, unless they are already fitted...you ought to get these installed yourself, that's not only because they are kind of a necessity, but because it is very difficult to do with especially older houses and you can end up with very bodged efforts as window lintels are sometimes impossible to get a good hold in...i know this as a tenant who has done the job several times! Tahnkfully I usually do it well these days but it can be v tricky.

Then they can maybe get their own curtains.

Dont do this ! It is ridiculous. Unfurnished means that.i rent out my cottage unfurnished and it did not have a fridge, cooker curtains or anything, it was bare. They are taking the piss, it is their inconvenience thats all, they should have brought this up when they viewed it. You sound so niiiiiiiice, I dont want to let thses people take advantage of you.

Re: Ikea curtains and the tab-top issue: You needn't be stuck with tab-top curtains (which I hate and aren't as warm or light-proof as traditional curtains).

You can sew curtain heading tape onto the Ikea curtains (flatten down the tab tops) and hang them like that, with Swish hooks (plastic) or metal hooks.

That's true. i think Ikea also do a lot of lined, nicer quality curtains too...I had some for our windows but they were just a couple of inches short, so I gave them to my sister They were about £45 a pair.

Ikea curtains are £20 a pair and 3 metres long - the cotton ones don't need hemming, you can just cut them with pinking shears.

And if they don't touch the ground then it doesn't matter, it just has to cover the window.

The Ikea thick cotton ones come with those giant eyelets that just slide along the pole so you don't need to do anything.

We did leave curtains when we had rented it out but it was "part furnished". Surely they took it as seen ? if they are that naive then I suspect they may not be reliable at measuring ! these are pretty cheap and cheerful. I doubt the drop is more than 228 unless you have especially high ceilings. Left similar when we last moved house.

i rent out unfurnished and ea said that meant including curtains, so i would ask him.

i wouldnt give them the choice. give them ikea and if they dont like it, then can sort it out themselves. there is nothing wrong with ikea curtains, and you are not being a bad landlord if you put them in.