View on flooring clauses in a tenancy?

View on flooring clauses in a tenancy?

9:31 AM, 23rd August 2021, About 2 months ago 22

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Hi, I have just been having a discussion with my wife regarding costs and tenancy agreements, and I am curious about what other landlords do. I have just completed inspections on my portfolio and one of my tenants has just asked for new carpets on the hall, stairs, landing and 2 bedrooms.

As we all know margins are minimal with selective licensing, EICR, gas Certs, insurance, mortgage costs and tax etc. I am keen to know if landlords take the stance of adding a clause in tenancy like council houses that exclude flooring for landlord responsibilities. Any views would be welcome.

The carpets they want to replace are about 6years old and from a new build that has foam underlay under, so they are good carpets and were only in the new build for a week as it was originally a friend’s new house.

It also is typical as I have just advised tenants of a rent increase before inspections.

Thanks

Andrew



Comments

by paul kaye

11:35 AM, 23rd August 2021, About 2 months ago

you are not obliged to even provide carpets,curtains,blinds,etc .
I let several properties and if carpets are in situ when let
the tenant takes them on.
However if the carpets are really bad,as a landlord I will replace them.Certainly if they are a danger trip hazard.
My choice is carpet tiles now,no underlay needed and easy to fit and can be bought for around £1.50 £2.00 each !

by boble

11:45 AM, 23rd August 2021, About 2 months ago

The rent increase will be their reason for the carpet request. Use your own judgement as to whether they need changing.

by Gardiner

13:40 PM, 23rd August 2021, About 2 months ago

As you have just completed inspections, in your opinion, do the carpets need replacing (ie are they dangerous)? If not, to appease tenants who are likely to stay long-term, you might have them cleaned? Much cheaper than new ones. Otherwise, you are under no obligation to replace them.

by Gail Whittaker

17:16 PM, 23rd August 2021, About 2 months ago

I manage 3 properties myself. I let my long term tenants decorate to their own tastes and change the flooring if they want to. I would say carpets should last longer than 6 years if you don't wear shoes around the house. Some of my own carpets are 15 years old and have plenty of life left in them. So, no, I wouldn't replace carpets in a rented property. Suggest they have them cleaned if its just dirt. Obviously if they have worn out and have holes in then I would say you'd have to replace but I doubt if this is the case as 6 years old.

by Paul Shears

20:37 PM, 23rd August 2021, About 2 months ago

Reply to the comment left by Gardiner at 23/08/2021 - 13:40
Assuming that the carpets are worth it, get a professional in who has a huge truck mounted carpet cleaner. It's a no brainer in my extensive experience against what appear to be cheaper cleaning options.
Make sure that the operative has nothing to obstruct his work.

by DSR

10:15 AM, 24th August 2021, About 2 months ago

Funny enough I was going to ask a similar question. When I rent flats as unfurnished I still classify carpet as part of the 'fabric of the building' and don't think of excluding it. (I mean if its good I leave it as if after a clean for the next tenant not meaning I purposely remove it).
Do other LL's then (if the carpet is bad /old/dangerous) when there is a change of tenant strip it out for example then rent without carpet??
I only found out the other day that if a tenant applies for social housing, carpet is not a given when they move in. I couldn't believe it!

by Gardiner

11:11 AM, 24th August 2021, About 2 months ago

I wouldn't rent a property out without flooring. For me, when you let it, the impression your property gives is reflected on the tenant you end up with. But I am a small landlord. It might be different with a large-scale business.

by Andy

12:27 PM, 24th August 2021, About 2 months ago

Reply to the comment left by DSR at 24/08/2021 - 10:15
I always put new carpets in every time relet as always repaint between tenants so is as expect to get it back and generally get better tenants because of standard

obviously vinyl and carpets if not kept well or tenants have pets can become worn but should I exclude and say on average 10years is life span of carpet as underlay is same that I use and put clause in

No carpets are put in council houses as they rip them out whatever state as I was shocked but my tenants just moved out and her new house has no Flooring or shower over bath which I was shocked but clearly dash standards etc don’t cover ha or la houses

by Andy

12:30 PM, 24th August 2021, About 2 months ago

Reply to the comment left by Gardiner at 24/08/2021 - 11:11
Totally agree what I mean which I may not have said right was if I let a property with a clean functional carpet that once in that it’s the tenants responsibility to replace if required

by DSR

13:02 PM, 24th August 2021, About 2 months ago

Reply to the comment left by Andy at 24/08/2021 - 12:27
I have up to now done the same...but...some of my properties are let to UC tenants (and while NOT wishing to tar everyone with the same brush..) experience so far has proved that they get trashed every time and simply not viable to leave them in the state they are in.
I have replaced carpets in 4 flats now and tenants in fine, but am thinking that maybe worth an additional clause in TA stating that the carpet is X years old (when the new TA starts) and that as as result it will not be replaced at the earliest until X date. If tenant wished to replace before then they can at their own cost but must be professionally fitted.
Is this a viable clause to put in the TA? What if the carpet has issues (ie get a bit holey or get pulled) - who makes the decision if they are 'an issue' or general wear and tear or not?
NB longest UC tenant I have had to date is 4 years.

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