Singing Pig

wiganer:

David A:

Although I am an agent, so a little different to a private landlord, the principles are the same.

A fortnight before the tenants are due to leave we send them an information sheet with a covering letter. It says things like cancel standing orders, we make sure the place is clean before they move in and things checked like all light bulbs are working.

We tell them to return the keys to our office, and when they have done this they are stating that they are happy with the condition of the property and that, other than wear and tear, it is in a good state of repair and clean. We particularly highlight the cooker and fridge, saying both need to be cleaned and the latter defrosted and door left ajar.

They are also told that no black bags are to left by the bin (the dustmen won't take them). Lastly, if there are any maintenance issues, please advise us immediately.

If there is every any query, the information sheet is pure gold as we say why didn't you tell us, or do, x, y, or z like the information sheet says. 

 

You do all that, and the tenant STILL turns round and says they weren't told anything. We get it all the time. Sadly, tenants think that all landlords and agents are liars, and immediately get on the defensive; in the process, turning themselves into hypocrites.
 

agreed ... most tenants assume, almost without exception, that landlords will try to fleece their tenants on check-out ... which makes the end of tenancy period quite a tense time in my experience.  i have a good rapport with most of my tenants, and after sending the "official" pre-check-out letter always follow up with a phone call to reassure them that i will keep my end of the agreement if they do .... i.e. emphasising that if they do (x), we will do (y) .... a clear link!  one guy last week took offence at our requirement for written proof that utilities have been paid, asking us to waive this requirement.  he stated, quite matter-of-factly, that this was a trick to delay the repayment of the deposit.  he could not be persuaded otherwise.  i was actually quite blunt with him, telling him that we do everything properly and above board ... e.g. havne't we just refunded your daughter 2 weeks rent as we re-tenanted the house within 2 weeks of her leaving her fixed-term tenancy ..... but he was adamant.

i am tired of the whole check-out confrontation ... so, i'll trial the "drop off the keys and we'll be in touch" approach. 

PS  one thing (davidA) ... if they don;t return the keys on check-out day, do you continue to charge rent at the daily rate, or do you just charge them for new keys?  a friend of mine in london said that his agent charged him 3 days rent because he returned the keys 3 days late!

DavidA certainly is one of the good guys !!   heed his wise words

talking of tenant denial  -  the following tale has to take the biscuit

a Surveyor who taught me a huge amount in the early  years used to own BTLs. 

He had a "no dogs" clause in his AST. 

He visited one tenant whose Alsatian was in the kitchen and as a HUGE hole had been poked thru the studding wall between Kit/lounge - the dog was clearly standing on the kitchen table with its head  poking thru  the wall immediatley above the tenant who was sat on the settee .....

"Do you have a dog then Mary ?"

"No sir, definitely not !!" 

what CAN you do ?????  !!!!!!!! 

inventories   -   why not get a member of your family/staff to do the inventory and pretend they are from an independent Inventory Company  - you cannot shout at anyone who aint there  in my experience ......  

Hi Clottie - I definitly agree, this checking out process with the tenant being there is pretty intimidating and I just cant be doing with the aggrevation that you know is going to happen.

To be honest several years ago when rents were good and our houses shabby, we didnt worry too much and did return pretty much everyones deposit.

Nowadays, we barely make a profit from the rent, the properties are in a much better condition with new kitchens, bathrooms, new carpets, freshly painted walls, nice furniture etc, yet tenants still think its OK to put their fags out on the carpets,  scuff the walls,  splash bath water all over the floor, draw on walls . . . . and what does a £600 deposit cover? Even if you can persuade the tenancy deposit scheme that you should keep it.

I have just done 2 check-outs without the tenants being present, saves the earbashing, but none of the other hassles. I took LOADS of photos.

I have also used an agent to perfom a check-out (one off fee of £60, which wasn't much more than petrol to drive there), but he didnt seem to think cleanlieness was an issue and anyway the ex-tenants  still had my address and phone number (as I managed it), so still complained to me.

Anyway, very interested to hear what others do and wether with the advent of Tenancy Deposit Schemes we should be even more careful with check ins and outs.