Check-out disputes are the leading source of disagreements between lettings agents or landlords and their tenants.
Arguments over deposits, inventories and conditions of property have combined to become the number one dispute since the introduction of tenant deposit protection in 2007 according to research by website mypropertyinventories.co.uk.
Specifically cleanliness is the most disputed subject - some 56 per cent of check-out disputes are about this subject, compared to 49 per cent five years ago. It does not occur to many tenants that they have to leave the property as they found it. Tenants often fail to clean the mould in soap dispensers and in the washing machine; lint in the rubber seal; dust above doors; dirty windows and skirting; finger prints on light switches claims a mypropertyinventories spokesman.
The firm says agents should prepare a thorough schedule listing the condition of the property as well as its contents at check-in. If professional cleaning is required, agents and landlords should provide the tenants with a detailed quotation from a cleaning company, referring to the cleaning deficiencies noted at check-out. This should be followed up by evidence to show the time spent by the cleaning contractor and the work undertaken says the spokesman.
Ovens, toilets, carpets, showers and windows are the main source of cleanliness disputes - and in that order.
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Comments
This is not really news as this issue has been the case for the last 25 years my agency has been running. However publication of this article is a reminder to us all in the industry I guess.
We use video inventories and provide a copy of the inventory on DVD to the Tenant(s) with a written request to watch it and report any discrepancies in writing to us within 7 days. Any discrepancies (maybe we missed a small crack in a window) will be recorded and added to the end of the DVD.
During the tenancy we carry out regular inspections and our written report GENTLY advises the Tenant(s) that, should they vacate imminently, then the following points could affect the amount of deposit returned. Even the best tenants (who we aim for) don't always fully understand their obligations.
Once the Tenant serves notice (usually within 3-4 days) we carry out a PLI (Pre Leaving Inspection) where we walk round the property and tell the Tenant(s) what should be done to ensure a full deposit return. The results are provided in writing and hand delivered to the property with some useful leaflets about cleaning/decorating etc.
At the final inspection after the Tenant(s) has vacated, again we film all the points noted and provide a DVD to the now ex-tenant along with a written report of our findings.
We have been using video inventories since video cameras existed and find that the above investment in time before any potential dispute is paid back many-fold. No agent wants to get into a dispute with a Tenant because of issues such as cleanliness after what has probably been, thus far, a successful business relationship.
I am proud to say, and this is 100% true, that one of the adjudicators from the DPS made a supplementary comment in his judgement report for a dispute lodged by a Tenant 2 years ago. He said "In all the years of adjudicating, this is by far the most comprehensive evidence I have ever had to consider". Pleased as punch we were!