LETTINGSinventories
DECOR
Landlords are expected to redecorate a property on a regular basis – a general rule is every three to five years. Life expectancy of decorations depends on the quality of the paint or wallpaper and preparation of the surfaces, the location and if a tenant has young children or pets. Multiple person occupancy or smoking will also dramatically affect life expectancy of the decor. Excessive wear and tear, such as numerous nail or screw holes, torn wallpaper, gouges in woodwork, soiling etc, will require compensation.
CARPETS
Damage such as cigarette burns, animal damage, heavy staining and excessive wear, will require compensation. However, if carpets were not cleaned at the start of the tenancy, the tenant will only be liable for proportion of the charge. The compensation is determined by the manufacturer’s recommended life expectancy, the quality and the age and condition of the carpet prior to the tenancy. The expected traffic, location and any extenuating circumstances also need to be considered.
VINYL FLOORING The quality of laminate flooring
varies, which reflects on its life expectancy. However, regardless of quality, it should be accepted that there will be minor marks or damage. Good quality hardwood laminate will have a high life expectancy so may require a higher compensation if there is excessive marking. Inexpensive laminate has a much lower life expectancy and be prone to the ‘stiletto heel syndrome’. Vinyl flooring has similar problems, like indents, small nicks and scuffs. It is also prone to tearing. Damp or water getting under the flooring can also arise so it depends on the location as to whether this is fair wear and tear.
FABRICS
An independent inventory clerk will usually recommend carpets and curtains be cleaned, at the tenant’s expense, after a 12 month, or longer tenancy, if professional cleaning was carried out at the star of the tenancy. However, most fabrics, regardless of quality, will age prematurely if cleaned too frequently. When an
52 FEBRUARY 2011 PROPERTYdrum LAMINATE AND
NATURAL FORCES There are numerous factors that
need to be considered and fair wear and tear would include the effect of sunlight (UV) causing fading and the rotting of net curtains and conservatory blinds. Storm damage to structures is not normally be considered the tenants responsibility. However, water will cause significant problems and tenants are expected to report such damage to enable it to be dealt with swiftly. Weathering of external surfaces, garden furniture and fencing, is considered to be fair and is a maintenance issue for the owner.
AND DAMP A very problematic area and a
Should you allow smoking? It is likely to mean more frequent redecoration at the very least.
animal has been allowed during the tenancy, it is recommended that professional cleaning of all curtains and soft furnishings be carried out.
APPLIANCES
The life expectancy for small electrical and kitchen appliances is that recommended by the manufacturers and if items fail during normal use, this is fair wear and tear. However, damage caused by misuse is not. Floods from washing machines can affect other residents as well, so tenants should take care.
number of factors need to be considered before assessing whether mould staining caused by condensation is fair wear and tear or not. If the landlord has provided extractor fans, air vents and adequate clothes drying facilities, the tenant would be expected to use them. If there is evidence that they have not been used, mould damage would then be considered to be excessive wear and tear.
AND FINALLY… CLEANING Soiling or staining to any degree is
GARDENS
The landlord should be responsible for maintenance of trees and shrubs as they may need specialist knowledge. If the tenant is to be
responsible, it should be made clear on the agreement and a gardener be instructed accordingly. The tenant is expected to mow the lawn regularly and maintain flowerbeds. A tenant is not normally responsible for the death of living plants and would not be expected to replace bedding plants. However, if their specific action
‘Faulty machine or careless tenant? It can be hard to tell.’
has caused the damage, this may be considered excessive wear and tear, such as dead areas of lawn caused by play equipment. Normal weather soiling to paths and patios is considered fair wear.
not considered to be fair wear and tear. Landlords cannot expect ‘new for old’ when something is damaged as everything has an expectancy of useful life and will need to be replaced periodically at the landlords’ expense. Tenants have a duty to return the property at the end of the tenancy in a condition consistent with that described on the inventory. This is why it is vital for
landlords to have a detailed and accurate documentation
to show the condition the property was in at the start of
the tenancy in order to assess whether its condition is consistent.
LEGISLATION
AIIC members are kept fully informed of current legislation and the evolution of fair wear and tear issues so their knowledge will enable them to make a fair and reasonable assessment of the condition of the property at the start and end of the tenancy.
www.theaiic.co.uk. CONDENSATION
Page 1 |
Page 2 |
Page 3 |
Page 4 |
Page 5 |
Page 6 |
Page 7 |
Page 8 |
Page 9 |
Page 10 |
Page 11 |
Page 12 |
Page 13 |
Page 14 |
Page 15 |
Page 16 |
Page 17 |
Page 18 |
Page 19 |
Page 20 |
Page 21 |
Page 22 |
Page 23 |
Page 24 |
Page 25 |
Page 26 |
Page 27 |
Page 28 |
Page 29 |
Page 30 |
Page 31 |
Page 32 |
Page 33 |
Page 34 |
Page 35 |
Page 36 |
Page 37 |
Page 38 |
Page 39 |
Page 40 |
Page 41 |
Page 42 |
Page 43 |
Page 44 |
Page 45 |
Page 46 |
Page 47 |
Page 48 |
Page 49 |
Page 50 |
Page 51 |
Page 52 |
Page 53 |
Page 54 |
Page 55 |
Page 56 |
Page 57 |
Page 58 |
Page 59 |
Page 60 |
Page 61 |
Page 62 |
Page 63 |
Page 64 |
Page 65 |
Page 66 |
Page 67 |
Page 68