Tenants need to be pro-active in getting back their deposits
Last week in Tenants' Clinic we looked at the issue of protecting deposits and what can be done if the Landlord fails to comply with the law in this regard.
Another issue faced by Tenants is a failure by Landlords and Agents to return deposits in a timely fashion and/or "unreasonable" deductions.
The inventory is all important
On the day of move in the inventory is the most important document in relation to the deposit. This document forms the basis of the agreed condition of the property in so far as the Landlord and Tenant are concerned. When checking in it is vital that the Tenant inspects the condition of the property, the fixtures and fittings, with the Landlord/Agent and notes any discrepancies there and then. Some Landlords/Agents like to leave an inventory with a Tenant and ask that they report any issues within seven days; otherwise the Tenant is deemed to have accepted what is on the inventory. Judicial Cat does not recommend this. There can be many disagreements if problems are not identified on the day that the Tenancy commences. These days almost everyone has a camera and/or video camera on their mobile phones. USE THEM to take a visual record of the property condition. Your Landlord almost certainly will!
During the tenancy
A Tenant needs to report any issues in a timely fashion. In furnished properties lots of things are the Landlord's responsibility; however, a Tenant needs to conduct their part of the agreement in a "tenant like fashion". This means reporting items needing repair, looking after items as if they were your own, and not allowing the property to fall into disrepair or otherwise neglect your duty to look after the property and the items inside.
Checking out
This is absolutely important. YOU MUST BE PRESENT AT THE CHECK OUT and Judicial Cat cannot stress this enough! Do not allow your Landlord/Agent to conduct the check out without you being there. Again the point of this is to ensure both parties reach an agreement about the condition of the property and there is then no room for "sharp practice" (by either party) if the checkout is done with just the Landlord present. Sign off on the inventory and insist on retaining a copy. Again taking photographs/video is a good idea at this point.
You've left the property but the Landlord/Agent is "dithering" and/or claiming for unreasonable deductions
If you've followed the advice about being present at the check out then there should be no room for much dispute. There could be an argument over specific costings for expenditure; e.g. cleaning, replacing missing items etc. In this event simply insist on receipts and if the costings seem "high" then obtain a few quotes and raise this with the Landlord.
As for "dithering" this does happen (an awful lot). Within ten days of check out the Landlord/Agent should write to you confirming how much of the deposit will be returned. If this does not happen then write to the Landlord/Agent by recorded delivery giving a final seven days to comply. If there is still no response then you either file a dispute with the relevant deposit protection scheme (this is free and the details are in the Prescribed Information) or you can commence proceedings in the County Court.
Disputes about deductions
Firstly let me make clear, that despite wording in Tenancy Agreements to the contrary, Landlords are NOT entitled to make deductions for unpaid utility bills, council tax,and television licence UNLESS your Landlord was the contracting party for those services (in other words the bills are in the Landlord's name, which is unusual).
A Landlord has no personal liability for the unpaid bills of the Tenant. Therefore the Landlord has suffered no loss and is thus not entitled to be "compensated" for the unpaid bills. It is a matter for the relevant service provider to pursue with the Tenant.
Any other deductions should be disputed in writing. In the event of no reply or an unsatisfactory reply then file a dispute with the relevant deposit protection scheme or issue proceedings in the County Court.
COMING SOON: - can a Landlord just walk into a Tenant's home?
