UK Landlord Forum / Life

I'm a landlord for a single property and recently had a new tenant in. I admit the property is a little worn from a decor point of view but it's not that bad. It is however, all in good and safe working order. The property was listed on the market at a price point that took all of that in to account.

The new tenants seem okay and nice and friendly but they've been requesting some changes with small things. They wanted to paint some of the walls at their own cost which I was happy for them to do. They requested a few things that needed a little bit of a repair to make good which is fair enough and I've done this at my cost. There was a problem with one of the appliances that was provided in the property and they were asking how old the appliance was and whether they could get a replacement one (no suggestion of getting it repaired). I'm in the process of sorting out the appliance.

Now they are suggesting to change things that are not broken but simply for home improvements. I totally understand a few home improvements so I don't want to reject completely but I feel this is a simply slope that will continue to get worse. Especially given it has started so soon after they've moved in.

My thoughts are to remain polite and courteous but to decline the request.

Try that.

What's a simply slope?

If improvements are expected to be paid by you, and aren't necessary, of course you can slippery reject politely?

If improvements are to be paid for by the Tenant, retain an open mind, until the time they really mess something up.

For example, if they painted a room well enough for you (hopefully you took the time to inspect) then you can let them progress to other things, if you want, as long as it's clear that any new fixtures (especially those that replace existing ones) are to stay with the house. You haven't taken the time to detail what these "things" are... so how are we to judge? And you say "get worse" - but how are you defining worse? Is "worse" linked to "expense for you" or something else?

I deal with a lot of Landlords and Tenants, there is one thing that they have in common when there is a dispute but not both parties concurrently.

It is entitlement, this entitlement can be a huge fee earner for some firms and a very expensive lesson.


The more you give the more people will want, but they will be notching up all the things they do, at the same time if you do things then you will start notching up all the things you keep doing (maybe not realising some are legal requirements).

Personally I don't recommend providing white goods, cookers, curtains or floors (lino or carpet), Housing Associations don't and they rip out anything that is added, even if the new Tenant might have wanted it.  I think Landlords who are not marketing property at top end can learn a lot from HA's.

On the Decor side they do not decorate, they will repair damages, treat mould professionally etc, but what some do is partner with Dulux on their Refresh scheme.  The HA gives a limit on the Colours and provides a budget of £500 to be spent at a Dulux Centre.

https://www.duluxdecoratorcentre.co.uk/social-housing

Now you can make your own scheme with some vouchers at Wickes or B&Q, you can specify what you want it spent on, for example the HA's allow decorating materials as well as paint.  The budget depends on the size of the property and they allow it once every 5 years.

Where you need to be careful is that if your Tenant is asking if they can put in white goods then they own them and you have a job to do to remove the old one.  What happens if they want a new shower, will they feel they own the shower, will they install it properly, what if it leaks onto the flat below and you are liable for repairs.  Will your insurance cover you if you allow a non-professional to carry out works?  Probably not.

One of my clients gets all of their appliances from Freecycle, they clean them up and store them, but again, my advice is provide nothing.  You might have seen when Landlord had the Tenant who wanted a new or better toaster. 

As others have said, it is a slippery slope and for me it creates entitlement.

I think you need to put in writing what can and can't be done, that any fixture that is changed becomes your property and any improvement requires your explicit permission on a per item/event basis.  They must agree never to make any structural changes. They need to sign something to the effect of all above, when you have a Tenant like this you need to make sure you are doing your quarterly or bi-monthly inspections.

Explain to them that the rent is priced to reflect the condition of the property, but if they want to improve at their cost on the basis that anything they change becomes your property, then you will consider it and not decline a reasonable request subject to their written agreement that such changes do not give them any entitlement.

There is a school of thought that such Tenants are wonderful and should be nurtured, this is fine unless you have plans to evict them and sell up or get a better rent.

None of this affects your legal obligations.

BTW they are not allowed to install a Gas cooker, only a Gas Safe Registered Engineer can do that, make sure they are aware of that and that they acknowledge it in the agreement.

Quote from: wizzystar on May 23, 2024, 11:20:15 AMI'm a landlord for a single property and recently had a new tenant in. I admit the property is a little worn from a decor point of view but it's not that bad. It is however, all in good and safe working order. The property was listed on the market at a price point that took all of that in to account.

The new tenants seem okay and nice and friendly but they've been requesting some changes with small things. They wanted to paint some of the walls at their own cost which I was happy for them to do. They requested a few things that needed a little bit of a repair to make good which is fair enough and I've done this at my cost. There was a problem with one of the appliances that was provided in the property and they were asking how old the appliance was and whether they could get a replacement one (no suggestion of getting it repaired). I'm in the process of sorting out the appliance.

Now they are suggesting to change things that are not broken but simply for home improvements. I totally understand a few home improvements so I don't want to reject completely but I feel this is a simply slope that will continue to get worse. Especially given it has started so soon after they've moved in.

My thoughts are to remain polite and courteous but to decline the request.

I do still provide white goods and carpets for the studio flats, because of the typical tenant. They oftn tend to be working away from  their own home on weekdays, or recently graduated. For the houses I  only provide carpets. The more things you put in, the greater potential for hassle. I used to provide mowers and strimmers- never again.

I think I would write a friendly letter/ email, explaining that while you will obviously do what is required of you regarding important repairs, you let the flat to them as seen, with a rent that reflected any imperfections. Tell them that you do not want things removed unless they are broken.
The painting is fine, because even if they use weird colours ( I once had Goth tenants ) you will need to redecorate when they leave from what you say.

It is not clear if they expect you to pay for the improvements ?  If so, rather cheeky!