Fair Wear and Tear for a Tamworth Landlord

The highest number of disagreements between landlord and tenant is often related to wear & tear, so what is fair wear and tear and who is responsible for paying for the costs of repairs.
Applying the rules of betterment is the is the correct way to sort out these disagreements  and it’s a fair way of calculating who should pay and how much should be paid. 
To read the guidance notes  from ARLA click here……http://bit.ly/29H54oY

A landlord should not be at a financial or material advantage or disadvantage at the end of a tenancy, however fair wear and tear does depend on the type of tenancy. 
The little old lady living on her own is likely to suffer far less wear and tear than a home rented by a large family with young children or pets.
A small stain on a carpet or rug which would likely cost £20 to clean should be the responsibility of the tenant, however, if the landlord decides to replace the carpet or rug and deducts the whole cost from the deposit, well, this would be betterment and not a repair.
The landlord should split the cost with the tenant, a fair way would be to obtain a few quotes from reputable cleaning companies, to remove the stain and charge the lowest quotation by deducting this from the deposit. The landlord would then pay the balance on the replacement cost.
Before replacing the carpet or rug, copies of the quotes should be supplied to the tenant, thus keeping everyone in the know.
There are times when cleaning or a repair is not worthwhile for the landlord, but charging the tenant the full replacement cost is unfair.  Apportioning the cost to a carpet that is 8 years old  and nearing the end of its life with a small stain that needs cleaning is the fairest way to charge a tenant.
The method of calculation takes into account the value and lifespan of the carpet and splits the purchase cost over the lifespan. Below is an example showing how the figures are calculated.
The figure input as the expected life of the carpet should reflect the degree of wear and tear relating to the tenancy, this figure can be adjusted up or down depending upon low wear and tear or high traffic.
Betterment
A Replacement cost of carpet £750
B Age of carpet 5 years
C Expected life of asset 15 years
D Expected time before renewal of carpet (C – B) 10 years
E Annual depreciation (A / C) £50
F Apportioned cost to tenant (D x E) £500
What is the lifespan of the carpet? This will depend on the quality of the carpet and type of occupants in the property (the general ‘rule of thumb’ is that an item in a tenanted property will have an average lifespan of five years) 
It’s always good to back up the calculation with a copy of the original purchase invoice if possible with an explanation of how the expected life of the item was calculated.
 
Photographs or video inventories are a good way of recording the condition of the property at the start and end of the tenancy by providing a clear record of the property.  Any evidence should be clearly dated and signed by the tenant to verify any details i.e burn marks, carpet stains and damage to furniture. This will help with negotiating the return of the deposit at the end of the tenancy and always ensure the inventory is completed once the tenant has moved out with all their belongings.
 
If you are thinking of getting into the property rental market and don’t know where to start, speak to us for impartial advice and guidance to get the best return on your investment. For more information about other potential investment properties that we could introduce you to, or to ask about our thoughts on your own investment choices, call us now on 01827 425195, you can always email me on Lorraine@hallandthompson.co.uk


Don’t forget to visit the links below to view back dated deals and Tamworth Property www.tamworthpropertyblog.co.uk

Facebook, https://www.facebook.com/Hallandthompsonestateagents

 
 
 
 

Leave a Reply

Your email address will not be published. Required fields are marked *