Carpets

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  • Carpets

    New to this game so any help and advice would be appreciated.
    Two student houses.
    Carpets in one house are one year old and now has two rooms with iron burns in them (one room a bad burn , the other 3 or 4 smaller burns).
    The second house the carpets are 2 yrs old and now has two rooms with burns from a sheesh? in them. (golf ball size burns)
    There were no faults with the carpets when ast started.
    Carpet fitter states that I need to replace the whole carpet as joins would not be acceptable due to colour and ruffing up. (Is that fair on the tenant?)
    Do I charge the tenant the whole cost of replacment (£1400.00) or do I deduct an amount as the carpets were not brand new when damaged and I have claimed depreciation over the years.
    I want to be fair but not out of pocket because of their stupidity.
    Thanks in advance.

  • #2
    A sheesh?
    Certainly the burns damage does not sound like fair wear and tear.
    Is existing T staying-on or leaving?
    (If staying) Tell T re the cost and ask whether he/she is content to leave damaged carpet in place (whilst T acknowledges respopnsibility for damage and that replacement cost will ultimately be deducted from deposit after a reasonable allowance for wear and tear).
    (If leaving) Tell T that replacement cost (after such allowance) will be deducted from deposit.
    JEFFREY SHAW, solicitor [and Topic Expert], Nether Edge Law*
    1. Public advice is believed accurate, but I accept no legal responsibility except to direct-paying private clients.
    2. Telephone advice: see http://www.landlordzone.co.uk/forums/showthread.php?t=34638.
    3. For paid advice about conveyancing/leaseholds/L&T, contact me* and become a private client.
    4. *- Contact info: click on my name (blue-highlight link).

    Comment


    • #3
      Originally posted by WILLOMAX View Post
      Carpet fitter states that I need to replace the whole carpet as joins would not be acceptable due to colour and ruffing up.
      There's a surprise. Of course, carpet fitter might have an ulterior motive?

      Do I charge the tenant the whole cost of replacment (£1400.00)
      No. You must take into account the fact that the carpets are now second hand and therefore not worth as much as a new carpet.

      or do I deduct an amount as the carpets were not brand new when damaged and I have claimed depreciation over the years.
      Yes.

      I want to be fair but not out of pocket because of their stupidity.
      You are going to be out of pocket if you buy new carpets. Why not go for second hand ones? Look for some offcuts? That might save a few £££. Or just tell the carpet fitter to replace the burnt bits and if he's not willing to because it would offend his eye (or wallet) then find a different carpet fitter who will do what you want, not what he wants.

      Peter

      Comment


      • #4
        Thank you for your comments.
        In your experience is 10% per year for wear and tear acceptable?
        Apparently it is a 'Shisha'

        Comment


        • #5
          Originally posted by WILLOMAX View Post
          In your experience is 10% per year for wear and tear acceptable?
          If you would normally expect a carpet to last 10 years, then 10% is exactly right. If you expect a carpet to last 50 years, then it would be 2%.

          Peter

          Comment


          • #6
            Thank you for your wise words!

            Comment


            • #7
              Originally posted by WILLOMAX View Post
              Apparently it is a 'Shisha'
              So why does Oxford English Dictionary website deny all knowledge of such a word?
              JEFFREY SHAW, solicitor [and Topic Expert], Nether Edge Law*
              1. Public advice is believed accurate, but I accept no legal responsibility except to direct-paying private clients.
              2. Telephone advice: see http://www.landlordzone.co.uk/forums/showthread.php?t=34638.
              3. For paid advice about conveyancing/leaseholds/L&T, contact me* and become a private client.
              4. *- Contact info: click on my name (blue-highlight link).

              Comment


              • #8
                Jeffrey a full explanation........
                http://www.shishapipe.net/

                Comment


                • #9
                  Originally posted by Stel View Post
                  Jeffrey a full explanation........
                  http://www.shishapipe.net/
                  Aha, the happy hookah...
                  JEFFREY SHAW, solicitor [and Topic Expert], Nether Edge Law*
                  1. Public advice is believed accurate, but I accept no legal responsibility except to direct-paying private clients.
                  2. Telephone advice: see http://www.landlordzone.co.uk/forums/showthread.php?t=34638.
                  3. For paid advice about conveyancing/leaseholds/L&T, contact me* and become a private client.
                  4. *- Contact info: click on my name (blue-highlight link).

                  Comment


                  • #10
                    Originally posted by jeffrey View Post
                    (If staying) Tell T re the cost and ask whether he/she is content to leave damaged carpet in place (whilst T acknowledges respopnsibility for damage and that replacement cost will ultimately be deducted from deposit after a reasonable allowance for wear and tear).
                    And in fact you can point out to T that the longer they stay, the less it will actually cost them... if they stayed in the property for as long as the effective lifetime of the original carpet, it wouldn't cost them anything at all.

                    Comment


                    • #11
                      carpets

                      If the tenants are staying, why change the carpets??? If they were happy to cause the damage and live with it, why not let them.

                      As for wear & tear, you have said that you are depreciating, so that will give you the starting point to work out the current value, if you are depreciating at 20% for 5 years then after two years they will be worth 60% of the original cost. e.g £1000 now worth £600

                      If you decide to buy new carpets which cost more than the original £1000then you cant expect them to pay for the extra cost, that would come later if they caused more damage.

                      Comment


                      • #12
                        And if they're in the habit of damaging carpets, then leave them with the burns - who's to say they won't just damage the new ones?

                        Comment


                        • #13
                          After all, it's Burns night...
                          JEFFREY SHAW, solicitor [and Topic Expert], Nether Edge Law*
                          1. Public advice is believed accurate, but I accept no legal responsibility except to direct-paying private clients.
                          2. Telephone advice: see http://www.landlordzone.co.uk/forums/showthread.php?t=34638.
                          3. For paid advice about conveyancing/leaseholds/L&T, contact me* and become a private client.
                          4. *- Contact info: click on my name (blue-highlight link).

                          Comment


                          • #14
                            ARLA recommends (sp??):

                            a) Cost of carpet = £500

                            b) Actual age of existing carpet/item = 2 years

                            c) Average useful lifespan of carpet/ item = 10 years

                            d) Residual lifespan of carpet/ item calculated as c) less b)= 8 years

                            e) Depreciation of value rate calculated as a) divided by c) = £50 a year

                            f) Reasonable apportionment cost to tenant calculated as d) times e) = £400

                            Burn baby burn, Disco inferno (sorry couldn't resist, I blame Jeffrey)

                            Comment


                            • #15
                              Originally posted by Skengland View Post
                              ARLA recommends (sp??)
                              Yes. Think "command", from same root- one c, two m.

                              Originally posted by Skengland View Post

                              Burn baby burn, Disco inferno (sorry couldn't resist, I blame Jeffrey)
                              Yes.
                              Crazy World of Arthur Brown: Fire, I'll teach you to burn.
                              Bangles: Eternal flame.
                              Lindisfarne: Smoke on the Water.
                              JEFFREY SHAW, solicitor [and Topic Expert], Nether Edge Law*
                              1. Public advice is believed accurate, but I accept no legal responsibility except to direct-paying private clients.
                              2. Telephone advice: see http://www.landlordzone.co.uk/forums/showthread.php?t=34638.
                              3. For paid advice about conveyancing/leaseholds/L&T, contact me* and become a private client.
                              4. *- Contact info: click on my name (blue-highlight link).

                              Comment

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