Enter The Reality Zone For Many Tenants
Because property in certain price ranges (usually the cheapest) is in very high demand the last thing you can afford to seem is picky. The truth is that the last thing some landlords and agents
want is a tenant trying to look after their own interests. You may not get the property at all if you start asking for paperwork – or even if you sound well informed. The truth can often be that your options are limited by what you can afford to pay. Not everyone’s a high flyer with a six-figure salary. The majority of rentals are mid-range and only affordable when shared and a sizeable chunk of our industry operates way down the pay-scales.
Sometimes tenants find that they have little alternative but to take a property that they know is less than ideal. In these circumstances, a slightly different approach may help and it certainly can’t hurt.
It is too often forgotten that for some of us, at certain times in our lives, the loss of even a hundred pounds can cause a great deal of hardship. It should also be remembered that most tenants have to plan and save for, or even borrow, the deposits on their rented homes. The unfair loss of even a proportion of it can trap people in a cycle of poor quality housing, because their deposit return is vital to fund the new deposit on a slightly better option.
This can be oppressive, and tenants in these circumstances need to act thoroughly to protect their own interests. You may, for example, have no alternative but to sign an inventory, which simply gives a list of items, with no indication of their condition. It may state ‘all items in good clean condition’, when they are not.
Ways To Help Yourself
Here are a few practical tips which can genuinely help. Take someone with you, preferably
not a relative or a close friend, who can give
independent evidence should you need it about how things really were when you moved in. Take a photocopy of the inventory you have signed and, on the first day of your tenancy, note every problem on your own copy of the inventory and
post the photocopy, (never part with original documents) via registered post to your landlord or agent. A neighbour who isn’t the landlord’s tenant and who isn’t concerned may be prepared to take a look around and support your word on how things were when you moved in.
Create A Valid Paper Trail To Protect Your Deposit
The following is a procedure that is always worth following if you do not have the security of an independent inventory service – or indeed have taken on a property that didn’t come with a fresh, accurate inventory. This applies to property right across the price range. Don’t make the common mistake of assuming that top notch rent equals top notch conduct from management – or assume the new TDS will be able to help without evidence.
- On the day that you take possession, as your first task go through the whole property thoroughly, either with your inventory, which you have signed, or making your own paper record (something similar to the suggestions earlier in the lesson).
- Make a careful note of everything in the property, and make a particular note of everything which is already damaged, marked or broken.
- If mould is evident, make a note of its position and extent. It is horribly common in cheap-end rented property. Mould on the walls (black circular dots that rub away with a fingertip, leaving a residual stain) can ruin your belongings as it is impossible to wash out. It can also play havoc with your health!
- Make a detailed list of everything which concerns you, e.g. cooker rings that are loose or do not work, stains on beds, coffee-ring stains on tables, loose sockets, etc.
- Detail the state of the decorations, including whether or not they are in good condition.
- Sign and date the inventory/schedule and if at all possible, get a witness signature.
- Beg borrow or... well whatever... get hold of a digital camera and take photos of any damaged items, putting that day’s newspaper headline and date clearly and visibly in the picture.
- Have your photographs processed immediately, a same-day service is best and may even show a dateline.
- Place your detailed list plus your photographs in an envelope within 24 hours, and mail them registered post to yourself at your new address.
- When the envelope is delivered put it somewhere very safe, but on no account open it. I repeat, don’t break the seal.
It’s been my experience that deposit deductions are a bit like buses, they come along in groups. If a landlord/agent thinks you won’t kick up too much fuss they can start piling on the charges. Don’t accept this. If you damaged something (and accidents do happen) admit it–but don’t then feel pressurised to accept everything but the kitchen sink being thrown at you. I hate to say it, but these situations are far too common industry-wide. Twenty years ago, being a private landlord was a practical way for people to earn their own income. These days it’s a wish list for the fast living, easy buck brigade. Don’t let a well cut suit or crystal vowels intimidate you. Your rent pays everyone’s wages – remember?