UK Property Law
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Hi I have a one year rolling contract
My Landlady (agent) has a knack of making all wrongs of her right. When I took the apartment, I had asked for A dishwasher. Further I was told the apartment will be fully professionally cleaned and it will have fresh paint. I did not get the dishwsher on moving in. On asking for it, she asked me to share the expense. I told her I was not happy in an email- she apologised but didnt do anything about it. Further, I found the oven, the washing machine to be dirty. The apartment also had lots of dirty greasy utensils which had been washed but which still had food items clinging to it. On the outside it was all clean but not really clean as I started to use this. I complained to her and she got her cleaning lady to comeover and do some preliminary cleaning. She has gotten away with a lot becuase I am soft person. But in case of carpets that are expensive to replace, I want to know my rights. How do I decide what is a reasonable amount to pay. My guess is the carpets are 6 year old atleast.
Is it possible to confirm that the court allows 20% of reduction per year? Are there any citations available. In that case, should my next step be asking for the receipts for the existing carpets, which show installation date?
Further can she claim money from me and not replace the carpets. ? Do I have a right to see if she really did replace anything?
Thank you- Valuable advise.
Why is moth infestation not cosidered a normal things for carpets? My carpet cleaners said i cannot do much to prevent it unless i get carpets steam cleaned every six months.
Also my landlady has been throwing remarks suggesting I get the house professionally cleaned at my expense. My contarct says I need to keep the place neat and clean but doesnt say- professionally cleaned unless upon exit. Should I have gotten the carpets cleaned professionally every six months?
By Implication- is the pest control then my responsibility?
Is replacing carpets in this kind of situation covered by landlords insurance?
I dont want to casue her any loss. I will want to pay my fair share.
What happens if she cannot give me proof of the age of the carpet? I know it has to be atleast 6 years old as I know that the tenant before me had inherited a used carpet as I have seen their exit report.
This apartment is 14 years old and still has almost the same furniture and fixture as from the time of it being built.
So it may so happen that I may have to pay an amount depending on the age of the carpet but she will still have the insurance to help her replace so she doesnt lose out. I hope I have understood it right.
However can different courts take different views of the rate of depreciation of the carpets? Can a court say the rate of depreciation is 10%? I am sure this is the cheapest , most commerical carpet available. Can there be a discussion of rate of depreciations and what can I do to influence that?
You have been most helpful.
One last question. Can she ask for repair cost instead of replacement value? It is possible that replacement cost of this carpet may be nothing but the repair cost may be a few hundered pounds
What does "claiming the cheapest" mean? Lower of replacement vs Repairs?
Thank you v much. Very balanced advise.