A clean sweep

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Renting

A CLEAN sweep Ultimately, the way to a swift and full deposit return is to ensure that your rental property is returned in the same condition in which it was received. Tenancy Deposit Progressor Tammy Mitchell examines the issues and what you need to do to end a tenancy on good terms.

Moving out of a property can come with its stresses – however, moving out of a property and then worrying about your deposit being returned can further add to that stress.

Historically, there have been many horror stories of landlords keeping deposits without reason, although since the introduction of mandatory deposit protection schemes in April 2007, the whole deposit return process is thankfully far more regulated.

Recent statistics revealed by the Tenancy Deposit Service show that 88 per cent of all deposit claims relate to cleaning. Any deduction from a deposit can be frustrating for the tenant, but also the agent and landlord as work then needs to be completed, potentially delaying any future let from commencing. In an ideal world, an agent and landlord would much prefer for the deposit to be returned in full as agreeing deposit expenditure takes considerable time and effort.

So, what can a tenant do to ensure that their deposit is returned?

I could write a whole book about this; however, I am going to focus on the cleaning aspect due to so many claims relating to this area.

Where to start?

The first thing to do is to pull out a copy of the inventory from when you moved in and review, to establish the cleanliness of the property at the start of your tenancy. If you are unable to locate your inventory, speak to your agent or landlord and they can send you a copy.

How do I know what needs to be cleaned?

The inventory will detail the level of cleanliness of the property, and this should be used as a guide to what needs to be cleaned. If in doubt, contact your agent for guidance as they will be only too happy to help.

What will the landlord or agent be looking for?

The landlord or agent will be expecting you to return the property in the same condition in which it was provided, less fair wear and tear. Dirt is not deemed as fair wear and tear and therefore it is important that you ensure that the same level of cleaning is completed to avoid any proposed deductions from your deposit.

Do I need to have my property professionally cleaned?

Since the Tenant Fees Act 2019, it is not lawful for agents or landlords to insist that you pay to have the property professionally cleaned. What you will be required to do is return the property in a professionally cleaned manner. Reference to the inventory will highlight the level of cleaning that is expected from you.

Renting

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Real Homes Renting

Can I just clean it myself?

This is of course an option, however, far too many people underestimate how long it takes and how difficult it can be and, in the rush to return the keys, items are left and ultimately a proposed deduction from the deposit to address such points is then made. It is recommended, if possible, that a cleaning firm be appointed to clean the property throughout. This can save an enormous amount of time, reduce stress, and be cost-effective as it avoids the need for proposed deductions and ongoing delays with the return of your deposit. Your agent should be able to suggest a reputable local cleaning firm who you can appoint. A little expense now can save a considerable amount of stress and time later.

If you choose to clean the property yourself, here are some helpful hints based on our experience:

1. Start by looking at the inventory and make a cleaning list. 2. Start cleaning your property a couple of weeks before moving out. This may sound daft, but it will save you considerable time and make the final clean a lot easier and quicker by breaking down a larger task. 3. If you are going to clean carpets, make sure that this is the last thing you do to avoid walking over clean flooring. 4. Use the correct material and equipment. An old toothbrush will help get in those awkward corners. Descaling products and a scouring sponge will also help. Alternatively, if you wanted to keep things natural, a mashed-up onion and baking powder mixed and applied with a sponge works wonders removing water marks from shower screens. White vinegar is another great product for removing mould and mildew as well as water marks and, of course, far kinder on the environment – as long as you don’t mind smelling of vinegar afterwards! 5. Try to work from top to bottom and ending at the front door; this will then avoid the need to keep going back and forth to the rooms that you have already cleaned. 6. Ensure that you defrost fridge-freezers, turn them off and leave the door ajar to avoid them smelling. 7. Clean washing machine seals and detergent drawers. 8. Don’t forget that if you need to clean your oven, it is likely that the products that you use may need to be applied for a number of hours to be effective, so this needs to be considered in your timing. 9. It is common that a clean is undertaken and the tenant forgets things like skirting boards and the inside of kitchen cupboards, so make sure that you cover these points to avoid a claim. 10. Lastly, don’t forget the outside of the property, such as windows and doors. All need to be wiped down to remove dirt and cobwebs and again will remove the need for a claim to be made.

Advice

56 A smooth exit

Boydens Head of Sales & Lettings Paul Buck discusses how landlords can avoid the pitfalls of a diffi cult check-out.

You will have read the preceding article from my colleague, Tammy Mitchell, who is our qualifi ed and experienced Deposit Progressor, concerning the steps a tenant should take to ensure deposits are returned at the end of a tenancy. We now switch focus to what a landlord can do to protect their position.

The fi rst thing I suggest is to have your property managed by a reputable agent, such as Boydens of course! Check-outs can be a minefi eld in terms of what can and cannot be claimed from a deposit, the ‘whys’ and ‘hows’, and then the time needed to secure quotes, organise works, enter into negotiations with tenants, and – if required – submit a detailed dispute to evidence your claim. You will undoubtedly have better things to do with your time, and so a reputable agent will have experience and qualifi cations behind them to ensure that any deposit dispute is completed in a fair manner.

This task cannot be taken for granted as any diffi cult check-out can not only impact a landlord fi nancially in terms of making matters good, but also increase the void loss due to the lack of rent coming in while work is being undertaken.

So, as I have mentioned, appointing an agent is the best approach, but here are a few tips that can also help:

01 Make sure the ingoing inventory is detailed with lots of photographs. Ideally, this would be prepared by a qualifi ed inventory clerk to ensure an unbiased approach.

02 Make sure your tenant is given an opportunity to go through and agree the content of the inventory.

03 Appoint an inventory clerk to carry out the check-out again, ensuring an unbiased approach.

04 Send a copy of the checkout to the tenant promptly.

05 Ensure your tenant is given notifi cation of any wish to make a claim against their deposit within 10 days of you taking possession of the property.

06 Keep the tenant informed as to progress with any quotes and be open to negotiations with your tenant. 07 Keep talking to your tenant as communication is essential, and then record that communication in writing in order that both sides are clear as to what is happening.

08 Ensure your claim is fair and avoiding betterment, as any claim for betterment will go against you should it become necessary for the matter to be referred to an adjudicator.

09 Acknowledge and accept that there will be fair wear and tear at the property, however, dirt is not classifi ed as fair wear and tear.

Whilst I cannot guarantee that those adopting basic principles will avoid any form of dispute with your tenant, it will certainly put you in a positive position to evidence your claim and ultimately ensure that any deposit award via an adjudicator is fair.

To fi nd out more about Boydens’ Rent and Legal Warranty, email paul.buck@boydens.co.uk