Some questions regarding contracts, maintenance, etc.

Hi again, folks!

Now with new questions in our second tenancy. We seem to get awful landlords.

Some background story here - we rented this house in December 2009. House was in very good condition, etc. We signed a 12-month contract and within the contract there are some clauses such as: We need to pay for a yearly boiler service with the company of their choosing, the gardens need to be landscaped twice a year with the gardening company of their choosing, etc

The house had 2 old televisions. We asked if we could replace those with two flatscreen tvs and they would remain in the property. The landlady agreed. We decided to add a new television in the lounge, so there are 3 flatscreen tvs now. The landlady says that we have to keep the 3 televisions in the house, since removing the large one will damage the wall. Our plan was to have it removed and wall plastered and painted to leave it in the same condition as it was when we came in. When we told her this she said that she wants her old tvs back. She told us in an email a year ago that we should recycle them!

The dishwasher, washing machine and dryer were in good working order when we moved, but the dishwasher has broken 3 times since we moved, and we have always paid for the repairs (I have all the receipts) it seems to have broken again - the engineedrtold me not to bother having it repaired again, that it's better to replace it. The landlady insists that we have to pay for a new dishwasher. Is this the case?

Now for the problems here - when the lease was up in December my husband signed a new 12-month contract (I know, I know, not the best move!) and now we are moving back to the UK in August. My husband told the landlady last week (giving her more than 3 months notice) and she says that the deposit will be forfeited and -if- the property is up to her standards, then she will "excuse" us from paying rent until the end of December. I can understand the deposit forfeiture -it was in the contract after all- but surely she can't demand we pay her for the months that we won't be here?

She also came up with a list of things that need doing before we hand over the property. Amongst them - cleaning the carpets professionally (I had thought about this - as the carpets are cream coloured and I have young kids), landscaping the gardens and servicing/replacing as needed the dishwasher, washing machine and dryer?

I have noticed that some parts of the house, like the skirting boards along the stairs and a wooden windowsill in the bathroom have some paint peeling, as well as the decking outside. We painted the decking last summer, but are we expected to paint these bits too? Apparently the woman has no idea on what is wear and tear.

The property is not registered with the PRTB - I don't even think they know it exists!

Report her to the PRTB, the tax office and the local authority (as she's probably not paid the nppr charge) - it's nonsense that she's demanding you have to pay for boiler servicing, gardening, professional cleaning etc. That is the landlord's responsibility.

And once you give sufficient notice, you may lose your deposit, but that is all. You need to act tough.

+1 to the previous post, this landlady is not in the real world. Her expectations are far beyond what could reasonably be expected of a tenant. Appliances will suffer normal wear and tear during a tenancy or if she was in residence - I don't know of anyone who gets their own appliances serviced every year, this is ridiculous.

She sounds like a reluctant landlord who doesn't really want anyone else living in the house at all

Oh I wish you were my tenant.

Other posters are incorrect in some aspects. If you signed a lease that said you have to do certain things then these you have to do. That would be the boiler service and the landscaping.

You have it in writing about the 2 TV's so she cannot ask for her old TV's back. As long as you put the wall of the 3rd TV back in the same condition you let it in you will be ok. Please send your land lady written notice as per the PRTB guidelines. Also write to the PRTB now with what your landlady has stated to you and ask them their advice.

Diswasher, you should not have had to pay for the repairs (unless it is in your lease). Did you tell your land lady it had broken down 3 times. Can you get it in writing from your engineer that he recommends it be replaced.

Never have I heard of a dishwasher, washing machine and dryer being serviced. Did she actually write that to you?

Paint peeling, that sounds like a bad paint job, so it's the land ladies responsibility.

All contact between you to be in writing. Please make a comprehensive video of the property when you leave. Right now I cannot remember the rule about the notice but I think you are liable for the rent until the end of the tenancy, double check the PRTB website. Most people in your circumstances would just do a runner. No way would she be able to get you in the UK. I applaud your up standing behaviour as a tenant and the fact you paid the other landlord the remainder so quickly. You have been most unfortunate.

Bronte said:

Oh I wish you were my tenant.

Other posters are incorrect in some aspects. If you signed a lease that said you have to do certain things then these you have to do. That would be the boiler service and the landscaping.

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True, I was reacting rather than advising - I agree that the parts in the contract can't be argued as the OP has already agreed to those.