Who pays for…. ? Light Bulbs, Mould, Pests, Water, Gardening, Damage

Repairs are a given, but are they always your responsibility?

It’s time for action, panicking tenants are calling and txting about various issues. Who is responsible for getting all these issues seen to?

As the landlord you are responsible and liable for costs incurred to maintain the property and must replace any items that will expire over time. This includes any chattels you supply with the tenancy.

What does that mean for light bulbs, mould, pests, water, gardening, damage?

Light Bulbs:

Landlords – though tenants usually replace them themselves. A good middle ground here would be to supply a few spare bulbs to the tenant at the start of the tenancy. Just mind in order to ask the tenant to replace these themselves, light fittings should be within easy reach – ie not too high to need a ladder as that would then be a health and safety issue.

Mould:

Depends. If the property was mould free when tenants moved in, it would be expected that the tenants are not cleaning condensation off windows or adequately airing the property – especially in winter. Having security latches for windows fitted, so they can be left open securely with no one home would be a good way to show your willingness on your part.

Pests:

Depends. If the tenants are not keeping the property clean and tidy to avoid such issues, and you can prove this (inspections!). The tenants can be issued a 14 day notice to clean up any problem areas. Even clean and tidy properties will run into pests every now and then. Consider having an annual pest control plan in place for ants, flies and spiders.

Water bills:

If the property has it’s own meter the tenants are expected to pay the water usage charges unless otherwise indicated on lease agreements. Fixed water costs remain the landlords responsibility. Watercare recently added an option for landlords to pay this fixed cost in one payment for the whole year so water bills can then be sent direct to the property for the occupant to pay usage charges.

Gardening:

Landlords are usually responsible for pruning and maintaining trees, shrubs and hedges, and removing the cuttings. This is because some trees and shrubs may require special care, skill or knowledge to properly maintain them, which a tenant may not have.

Damage:

Depends. To avoid the blame game ensure a detailed ingoing inspection report of the property condition was drawn up at the start of the tenancy and filed with evidence (photo/video). This is a spot to watch, recent tribunal cases have ruled that even if a tenant carelessly caused damage, but the landlord has insurance that will cover costs – the landlord will be footing the bill! Hopefully you have a more careful and reasonable tenant than that but be prepared for the worse.

Whiteware:

Depends. If the appliance has worn out from old age and is included on the chattels, as landlord you are required to replace this. If the appliance is broken by tenant carelessness – see above.

Generally, we aim to find ourselves reasonable and responsible tenants. It should be understood that any careless or reckless behaviour leading to property or chattel damage should be for the tenant to repair or replace but each case will be looked at and decided upon by tribunal.

Pick your battles.

Disclaimer: The information contained in this publication is exclusively for promotional purposes and is not to be relied upon for legal or contractual dealings. Tenant Source recommends you seek independent legal advice, and that you may need to seek technical or other advice and information prior to making any actions in regards to tenancies in your investment properties. Tenant Source Ltd including its staff and directors accepts no responsibility for any issues arising as a result of taking advice from this publication.