I need some advice. We have had the tenants in our house for 5 years and they have generally been good tenants, though prone to be a bit late with rent (which they pay directly to our letting agent) but nothing major. Last year we had to reduce rent twice and they are now paying 1000 euro p.m. There 3 men sharing. As they are builders, life must have been rather difficult for them over the last few years but between 3 of them they are managing.
The house was totally repainted just before they moved in. Then 2 or 3 years later they asked for the living room and hall, stairs & landing to be repainted, and we agreed and paid for this. Now our letting agent tells us that they repainted the whole house themselves WITHOUT telling him first, and now want us to reduce their rent for this month by 500 or 600 euro for this. The rent this month is almost 2 weeks late now and still not paid (to us - I don't know if it is the agent who is sitting on it, or the tenants, but we haven't received it yet).
Recently the agent sent us a bill for a new cooker, saying that the old one broke and had to be replaced, and we paid for it, no quibbles.
Now the tenants are also asking for the bathroom taps & shower to be changed as they are broken - and, as one of the tenants is a plumber, our agent has asked him for a quote to carry out this job.
Also the tenants now want the light in the living room replaced, complaining that it is broken.
We would have had no problem paying for the repainting if our agent told us it was needed and 500 euro is not a lot for a whole house. But what worries me is that the tenants did it without approval - and we don't want to let the situation develop when they do whatever work they please around the house, whether it is needed or not, and then expect their rent to be reduced for that.
Similar concerns about using one of the tenants for the plumbing work - don't want to encourage them not to pay proper rent.
I'd like to hear from more experienced landlords - what's the best for us to do? So that we don't end up with tenants always reducing their rent on account of some work they did (maybe unnecessary or not of good quality). But on the other side and especially in the current climate we don't want to lose good tenants. They are Polish and we have been worrying since the crisis started that they might go back to Poland, but these signs (painting the house, getting new cooker etc) seem to suggest that they don't want to move anytime soon. Which is actually good
So we are not quite sure what to do. We are thinking of speaking to the agent and trying to impress upon him, that he should not allow any unauthorised work by tenants in future - that we reduce their rent for one month by 500 euro (or maybe by lower amount?) but we aren't going to reimburse any unauthorised work in future.
Regarding fixing the bathroom/shower, we are thinking of telling the agent to get at least one other quote, not just from the tenant, and then go with the lowest. If he does decide to use the tenant to fix it, then to insist that they pay full rent and get paid for the plumbing work separately.
We have no objections to the replacement of the living room light, as it is 14 years old, so could probably do with being replaced.
So, any thoughts?
The house was totally repainted just before they moved in. Then 2 or 3 years later they asked for the living room and hall, stairs & landing to be repainted, and we agreed and paid for this. Now our letting agent tells us that they repainted the whole house themselves WITHOUT telling him first, and now want us to reduce their rent for this month by 500 or 600 euro for this. The rent this month is almost 2 weeks late now and still not paid (to us - I don't know if it is the agent who is sitting on it, or the tenants, but we haven't received it yet).
Recently the agent sent us a bill for a new cooker, saying that the old one broke and had to be replaced, and we paid for it, no quibbles.
Now the tenants are also asking for the bathroom taps & shower to be changed as they are broken - and, as one of the tenants is a plumber, our agent has asked him for a quote to carry out this job.
Also the tenants now want the light in the living room replaced, complaining that it is broken.
We would have had no problem paying for the repainting if our agent told us it was needed and 500 euro is not a lot for a whole house. But what worries me is that the tenants did it without approval - and we don't want to let the situation develop when they do whatever work they please around the house, whether it is needed or not, and then expect their rent to be reduced for that.
Similar concerns about using one of the tenants for the plumbing work - don't want to encourage them not to pay proper rent.
I'd like to hear from more experienced landlords - what's the best for us to do? So that we don't end up with tenants always reducing their rent on account of some work they did (maybe unnecessary or not of good quality). But on the other side and especially in the current climate we don't want to lose good tenants. They are Polish and we have been worrying since the crisis started that they might go back to Poland, but these signs (painting the house, getting new cooker etc) seem to suggest that they don't want to move anytime soon. Which is actually good
So we are not quite sure what to do. We are thinking of speaking to the agent and trying to impress upon him, that he should not allow any unauthorised work by tenants in future - that we reduce their rent for one month by 500 euro (or maybe by lower amount?) but we aren't going to reimburse any unauthorised work in future.
Regarding fixing the bathroom/shower, we are thinking of telling the agent to get at least one other quote, not just from the tenant, and then go with the lowest. If he does decide to use the tenant to fix it, then to insist that they pay full rent and get paid for the plumbing work separately.
We have no objections to the replacement of the living room light, as it is 14 years old, so could probably do with being replaced.
So, any thoughts?