Who is responsible?

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    Who is responsible?

    Hi Folks,

    Newbie here although not new to being a landlord. That said, I find myself in a situation where I'd appreciate some advice. I have a reasonably good tenant (with two young children) who has been in situ for 10 years in our grade 2 listed property. Over the course of her tenancy she has decorated other areas of the property at her expense to her taste with my agreement. She has asked if I could decorate the hallway as it is a fairly significant undertaking. All the walls were freshly decorated before she moved in but 10 years later it is looking tired especially since the arrival of two young children. A professional decorator has quoted £950 for materials and labour. I have seen conflicting advice online on who should be responsible for this so I welcome your thoughts on this. Should L or T pick this up or should we go 50:50?

    She has also requested the dining room carpet be replaced as it's well over 10 years old and threadbare in parts. I accept that's my responsibility.

    I'm also scoping out replacing the 20 year old kitchen which she's clearly delighted about but that might have to go on the backburner subject to the cost of the above.


    Decorating is your responsibility, unless the tenant has some unreasonable or unusual demand, like specific/expensive wallpaper.

    Although in practice carpets are seen as part of what's rented in the UK, if the property is let unfurnished, it's more of a convention that the landlord replaces the carpet than a rule (unless the tenancy agreement says otherwise).

    After 10 years, I'd expect to pay for both.
    When I post, I am expressing an opinion - feel free to disagree, I have been wrong before.
    Please don't act on my suggestions without checking with a grown-up (ideally some kind of expert).


      Agree with the above, it for you i am afraid, and after 10 years of rent from a tenant i would count yourself lucky given the mayhem that some on this forum are currently in the middle of, i suspect they would swap with you in a heartbeat.


        I let long term tenants decorate as long as we agree colours etc. If they go (and had not decorated) I would have to do so anyway so if I have to correct bad work it does not cost me any more. I would probably pay for the carpet myself.
        Unshackled by the chains of idle vanity, A modest manatee, that's me


          I'd look for a few quotes but pay for this. After 10 years, and if you've done no other decorating I'd say that was fair enough.

          I no longer replace carpets during a tenancy. I'm sick of tenants ruining them. I don't include replacement carpets when calculating rent. But if a carpet is old and worn by the end of the tenancy I do put in new for the next tenants so it's decent.

          However, if a tenant insisted then I'd put the rent up to reflect the upgrade.


            10 years or no redecoration costs & tenant has been paying so they can. And you're asking if any further redecoration costs can be lumped/dumped on tenant?


            I'd expect to have to pay after 5 years...
            I am legally unqualified: If you need to rely on advice check it with a suitable authority - eg a solicitor specialising in landlord/tenant law...


              You have lost sight of what you are renting the property for, Its to receive money, Before I did anything else I would get a Letting Agent to give you an idea of what rent you should be charging. You have been dealing with it yourself for 10 years and have done a good job.
              Once you have established that the rent the tenant is paying is about right, yes I would just get the decorator to do it, and pay for it yourself. When was the last time the rent went up.
              I would leave off doing g the kitchen until after the tenant leaves, even if it is 5 years, a new kitchen would improve the value of the house enormously, even if you rent it out.
              And as "the artful lodger" says above Expect to pay after 5 years. And you can offset it against your rental income.


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