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You do need to take into account it's age now, and it's expected lifespan.
This is a calculation I posted on here earlier - it was for a carpet, but the principles are the same...- Cost new (£500)
- Expected Lifespan (5 years)
- Age at end of tenancy (3 years)
A quality carpet where the figures are £1200, 15 years, 3 years would produce a much higher figure of £960.Leave a comment:
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yes, we did an inventory which was signed by everyone, and the deposit was registered. I thought it was a lot too but i got three quotes to compare and unfortunately that was the cheapest of them! I wasn't involved with the original purchase but to replace with the same quality of sofa would be around 2k, it has feather stuffed cushions etc. rather than foam, and plus it's a sofa bed...
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you should of course account for fair wear and tear but this sounds above and beyond what is expected.
Was there a full inventory for the property when they moved in and was it signed? Did you register their deposit in a scheme?
£1200 sounds an excessive amount to have a sofa recovered - what was the cost of the sofa originally?Leave a comment:
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deposit deduction for damages - should i allow for wear and tear also?
Hi there, just wondered if anyone could give me some advice. I have some tenants who have rented a flat from me for 2 yrs. They have moved out and unfortunately left the sofabed in really bad condition. The cushions and arms are ripped and one of the arms has a hole (about 25cm2) with a huge chunk of the foam ripped out down to the core of the sofa. When the tenants arrived the sofa was not new but in good condition, it had no wearing, no rips, stains nothing. The tenants were always great and so I just want to make sure that I am giving them a fair deal as unfortunately I have discovered that having the sofa recovered costs their entire deposit (minimum 1200pounds). Should I make any allowance for the sofa not being brand new at the time they moved in or does the fact that it was in good condition (they have acknowledged this verbally and on the inventory) mean that they should just cover entirely the cost of recovering? Thanks.
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Hmm..
https://www.landlordzone.co.uk/news/...aign-by-acorn/
A landlord who won £100,000 in damages from tenants’ union ACORN has spoken of her fear
“The tenant said she didn’t want to move in...19-05-2022, 11:53 AM -
I’m a tenant facing a sharp rent increase and in need of advice.
I have a good landlord who agreed to a rent reduction last year because of ongoing maintenance issues and lower market values. However, I can only communicate with them through an agency.
Approaching the end...18-05-2022, 22:10 PM -
Are we missing the point here, by passing the legally binding tenancy agreement which stipulates how and where notices, issues etc are meant to be sent to and addressed to, should be enough (otherwise what is the point of it all). If the LL instructs an agent to deal with a T, then that's who the T...19-05-2022, 11:43 AM
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My tenants get a nice letter with my name and contact details on it, but I want them to talk to my agent, not me.
I try and make it clear that the details are really only if they have a problem with the agent and need to talk to me....19-05-2022, 11:32 AM -
If you break it down further, it's better for the landlord.
The median time from claim to possession order (which is 60 odd percent of the time, the result) is under 11 weeks (say just under three months), so from that point, possession is pretty much inevitable.
So it's frustrating, but...19-05-2022, 11:29 AM -
The latest government figures for possession claims have been published, which cover January through March 2022.
That's post Covid restrictions and would probably include most of the last of the Covid backlog.
And there's no sign of the massive wave of evictions and resulting mass...19-05-2022, 10:46 AM -
Stat's are one thing, reality and being in the middle of trying to get your property back is another, just feel sorry for those LL's who are trying to get back possession even after 27 weeks (7 months) it's a long time!!!19-05-2022, 11:24 AM
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Can't agree more: Such information (landlord, address..) should be available for free, 24/7, not requiring £3 spend.
.gif "(devil)")
As in Scotland from the landlord register (I've had prospective tenants telling me they'd checked me out before viewing .. fair enough.)
But in England...19-05-2022, 11:20 AM -
Tidal wave? London mayor Sadiq Khan was warning of a tsunami! ;
https://www.london.gov.uk/press-rele...iction-tsunami19-05-2022, 11:08 AM -
If the property is now in good condition then you might suggest there should have been a £100 pcm rent rise for the first year - when you got a reduction - and a further £100 pcm this year, so £1700. If market rate is around £1800 then I would think this reasonable.19-05-2022, 10:58 AM
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