Category Tenant

Landlords must understand what their tenants want in rentals. What attributes do renters search for in a property? What should landlords look for when buying a buy-to-let property? What turns off tenants?

Some landlords fail to understand precisely what tenants want, while some tenants struggle to locate a house that suits their requirements. In this post, we will discuss the top attributes that tenants look for in a rental and what landlords can do to increase tenant interest.

Location

People wanting to rent homes place a high value on location. Most people want to be near to local shops, facilities, and public transportation, as well as their employment.

Of course, if you already have a rental property, you cannot move it. When considering acquiring a buy-to-let property, landlords should consider the location as well as the sort of tenants it would appeal to.

Tenants prefer not to reside too far away from local facilities. This is particularly true if they do not have a car and transportation options are restricted. It’s crucial to have a supermarket, GP, pharmacy, and other services nearby, and school catchment areas are a key concern for families.

Because location of rentals is a major determining factor for renters, landlords should mention all surrounding facilities in the property advertisement description.

Safety & Security

Every tenant wants to feel secure in their home. Most individuals would not prefer to rent a house in a high-crime area, thus location and safety often go hand in hand.

Renters like the confidence of a functional security system with alarms and robust locks on windows and doors, in addition to the area’s crime rate. As a result, landlords must ensure that the rental property has an operational security system.

Landlords can make their tenants feel safer by installing CCTV, adding additional locks and a peephole to the front door, and ensuring all safety certifications are in place, in addition to having a functional security system.

A mid-term inspection to see the property is also suggested for landlords to check that everything in their property is safe and functional. This also allows the renter to address any questions or concerns they may have.

Outdoor Space

Many renters like having their own outside area in rentals, whether it’s a garden, patio, or balcony. If such possibilities aren’t available, being close to a neighbourhood park is frequently a huge draw for tenants, particularly those with small children.

Having outside space allows residents to enjoy the sunlight during the warmer months, hold outdoor gatherings for family and friends, and have a separate spot to relax in. Outdoor space has been especially popular during the pandemic since individuals were confined to their houses for so long and realised how crucial it was to have that outside space.

If the house has a garden, upgrading and enhancing it might help to attract more potential renters. This demonstrates to tenants that the landlord is concerned about the property and prepared to make adjustments. It may also boost the property’s value.

Open Plan Rentals

Open floor layouts are becoming more popular. Nowadays, many homes include an open-plan kitchen and dining room, which makes even the tiniest areas appear much bigger. This allows renters a lot more freedom, enabling them to use it as a dining room, lounge area, or even an at-home office space. Open-plan layouts are often suitable for student leases and HMO residences with community areas.

Landlords may want to consider demolishing a wall in their kitchen or living room to create a place for an open-plan space. If an open-plan concept is not a possibility, landlords should consider eliminating large pieces of furniture that may take up a lot of space in particular areas.

Parking & Transport Links

Transport connections are a key draw for renters, particularly students and commuters. Of course, you can’t modify the transportation options in your region, but you may emphasise them in your property advertisement. Transport connectivity, as well as the overall location, should be considered when acquiring a buy-to-let property. Nearby bus, subway, or tram stations may pique your curiosity, as will easy access to main roadways, particularly in commuter towns.

Having a dedicated parking place is essential for drivers. If landlords have the opportunity, providing renters with access to a parking area or garage would be much welcomed. This not only gives convenience, but it also adds security by enabling residents to be near to their automobile.

If you are a student moving away from home into leased housing, it can be both an exciting and daunting idea, and there is a lot to think about when selecting the perfect home for the next 12 months. University students and parents often assume that student living is the most cost-effective and socially good alternative, but they fail to consider the benefits of private housing. We give more information on renting a private residence, as well as the benefits of moving into private housing.

What Is Private Housing?

Private housing refers to a property that is held by a landlord – either a person or a property business – and is rented out to tenants. Tenants will often engage through a letting agency operating on behalf of the landlord or directly with the individual landlord.

Costs & Budgeting

Because you have the ability to tailor your expenses to reflect how much you approximately use, living in private housing may result in lower utility costs. Your provider will assist you in determining the best bundle depending on each individual’s daily use. Living with your friends could also help you save money on expenses and help you budget. Remember that full-time students are free from council tax, but you must notify your council that you are qualified in order to prevent getting an unexpected charge.

Bills are included in the rent for some homes for university students, which can be extremely reassuring. You won’t have to worry about finding the lowest energy provider or the best internet packages; all you’ll have to think about is your rent in this kind of private housing.

Location

When initially browsing for somewhere to live, it’s normal to get drawn in by the cheap costs for student accommodation and become carried away with arranging viewings, but if the property is miles away from university, you’ll spend a significant amount of money and time on the commute alone. It may have an impact on your social life since your friends may be unwilling to travel the lengthy distance, and you could feel excluded from the spontaneous nightlife. You will also need all of the time you have due to your university timetable. Often, there will be private housing available to rent near university campuses, shops, and entertainment in a variety of pricing levels. All it takes is the correct search.

Who Will You Be Living With?

Uncertainty about who you will be living with can be frightening. When you move into private housing, you have the option of living alone or choosing who and how many people you want to live with. This can make starting life at university a lot easier.

Quality Of Private Housing For Students

The standard of student housing for rent has evolved throughout time. In contrast to the typically antiseptic atmosphere of student halls, many landlords provide a contemporary, safe, and homey ambiance. You may frequently discover houses with a lot more character, and you may also be able to customise your home to your preference (subject to the landlords approval).

Technology is becoming more important for renters wanting to rent at the top end of the market. The attraction is understandable: there is technology for almost everything in the house, including integrated music systems, multi-room temperature management, and the capacity to remotely lock doors, all of which can be controlled from a tablet or phone.

These more complicated systems are often already installed in rental houses.

The following are the benefits and drawbacks of renting out a property with a complicated technological system or moving there as a renter.

PROS

CONVENIENCE

These smart home technology solutions, when utilised appropriately, can make life much simpler for both tenants and landlords. The ability to operate anything remotely, from the heating to the curtains, allows you to keep an eye on the property while you’re away and remain in charge when you return from the comfort of your own bed or sofa.

SECURITY

There are now devices that can mimic your daily activities while you’re gone, making your house seem inhabited.

FUNCTIONALITY

The usefulness and usability of these technologies are undeniably appealing.

MARKET ATTRACTION

In a market of more sophisticated tenants, a well-equipped home with smart home technology will stand out and frequently let ahead of a less technologically adept competition.

CONS

UPDATING

Instruction manuals are readily misplaced, and whoever is in charge of a property is also in charge of keeping this smart home technology up to date. Manuals can be difficult to replace as technology advances.

DIFFICULTIES IN OPERATING

Tools are only as good as their operators – too complicated smart home technology systems might be more of a problem than a solution if tenants are unable to use them. Having a three-hour training session for the tenants just so they know how to use their new home will be really unpopular and prove to be rather difficult.

MAINTENANCE

These systems often need upgrading, and upkeep can be pricey for landlords.

Technology is a wonderful tool that, when utilised wisely, can significantly improve one’s quality of life. Clearly, there is plenty to consider, but technology can only be as helpful as the tenants and landlords make it.

Landlords may be excused for being perplexed by the rules and legalities on access. The legislation makes them accountable for safety and maintenance and threatens them with severe fines if they do not comply. However, if they enter the property without authorisation, they can be sued for trespass and violating the tenant’s right to ‘quiet enjoyment.’ What does this mean?

Tenants’ Rights

Tenants have a right to ‘quiet enjoyment’ of the property under common law. This is an implicit provision, or covenant, that has been stated or inferred in English property conveyances and leases for centuries. This clause requires the landlord to allow the tenant to dwell in the property without excessive interference, that is, “without interruption of possession”.

‘Quiet enjoyment’ is a phrase that is often misused. In Jenkins v Jackson, a case from 1888, the court declared that the phrase ‘quiet’ in the covenant “does not imply undisturbed by noise.” When a tenant is in possession peacefully, it has nothing to do with loudness… ‘Peacefully and quietly’ means without interference.

In a nutshell, it means that the renter must be allowed to live in (or ‘enjoy’ in the old-fashioned sense of the term) the property without interference from the landlord or anybody acting on his behalf. This safeguards the renters’ interests.

Landlords’ Rights

Tenants, however, must allow landlords access. Both the Housing Act of 1988 and the Landlord and Tenant Act of 1985 require that every rental agreement include a condition or covenant stating that the tenant must provide reasonable access to the property for repairs to be carried out.

Landlords will, of course, want access to the property in order to do these repairs. In addition to access for repairs, the landlord has the right to inspect the property’s condition. The landlord or someone acting as the landlord’s agent may enter the property at any “reasonable time of day” but only after providing the tenant with at least 24 hours’ written notice.

Landlords should not claim any special privileges regarding how often and when a property may be accessed. Access to a leased property is difficult; for a renter, it is their private home, yet for a landlord, it is a precious asset that must be carefully managed. To make this work, some kind of agreement with the tenant is required. As a result, it’s not uncommon to hear of landlords being accused of trespassing on a leased property by disgruntled tenants.

Getting The Proper Balance

In general, there are two categories of tenants; those who give easy access to the property and appreciate having a proactive landlord who maintains the property and others who do not. The other categories stipulate that they must be present for any maintenance or inspection visits. As a landlord, you must assess the sort of renters you have and how to deal with them, as there is no perfect solution. Essentially, you must have a positive working relationship with your tenants.

Balancing tenants’ rights and landlords’ legal duties might be challenging, but it should be doable if addressed with mutual respect and practicality.

An eviction is a tool, or rather a process, that enables a property owner to take control of their property. This may happen for a variety of reasons. Some landlords just wish to safeguard their investment from poor renters. Other times, they may just want their property returned, regardless of whether or not the tenants are good.

In most cases, evictions are unavoidable. Renters may be compelled to look for new housing. Evictions, however, can only take place via a rigorous legal process to guard against abuse. Eviction cannot occur without the proper procedure for the proper tenancy. Furthermore, landlords can never get a court-ordered possession order.

These processes, of course, involve notifications to the renter at each stage of the process. There are other legal alternatives for protesting and fighting eviction.

First, get acquainted with the eviction procedure. You must understand when, when, and how to stand up and protect your tenant rights.

The initial step in most routine evictions is to obtain a section 21 eviction notice from your landlord. It is a written letter in which the landlord requests that you vacate the property and return it to him. To be lawful, it must give you at least two months’ notice and wait for the set period to expire. After this warning has expired, the landlord may take additional action via the legal system.

How To Delay An Eviction

Maybe you’ve given up fighting the eviction. Alternatively, you want to get rid of your landlord just as much as they want to get rid of you. You may want to postpone the eviction if you do not have enough time or finances to prepare your new living arrangement. You may just need extra time to plan your relocation.

The simplest and most straightforward option is to just ask your landlord. Most landlords would allow a little delay unless you show detrimental behaviour or participate in illegal activities. You may easily obtain delays ranging from a week to a month. This way, you can organise your new home or save up for a rent deposit.

Keep in mind that you will only recover your existing deposit once your tenancy has officially ended. You can’t count on it as your tenancy deposit for the following tenancy. This regulation may be waived on special circumstances.

You simply cannot move out if your landlord is obstinate and refuses any delay. That’s correct, Section 21 simply politely requests that you leave. It is not a possession order giving the owner legal occupancy. It also does not take away your access rights under the lease agreement.

Your landlord must file a court application for a possession order. When approved, they must apply to the municipal bailiffs for an execution warrant. In the first instance, the owner has no authority to physically remove you from the property. They must wait for these processes to be implemented.

If they make a mistake with the paperwork, they must return to the previous stage and resume again. All of this may take a long time. Some evictions may go up to six months before the renter is ultimately evicted.

We cannot promote such behaviour, but renters have the choice to do so. If you think you are being evicted in violation of the law, make every effort to postpone the eviction procedure. You may buy yourself more time to respond and make sound choices.

How To Prevent An Eviction

It may be feasible to reduce or avoid an eviction entirely. Examine the reasons why your landlord wants you to leave first. They must be included on the section 21 notice, as well as the intended move out date. Contact your landlord and see if you can’t work out a solution for these issues. Landlords often issue a notice to quit in order to evict their tenants. Landlords may impose some discipline on how the property is utilised by issuing a notice to leave.

If you’ve caused damage or skipped or delayed rent payments and have been issued with a notice to leave, contact your landlord right away. Often, such mistakes on the tenant’s part are simple to correct, and eviction may be avoided. In any case, you have nothing to lose by attempting to reach an agreement with the property owner.

Section 21 notifications may only be issued in the following circumstances:

They must always give the renter at least two months, or eight weeks, notice before moving out.

For fixed-term leases, they must always establish a moving date no earlier than the end of the specified time.

Within 30 days of receiving the deposit, the landlord must have safeguarded it and delivered the required information.

The landlord must provide grounds for evicting you, but any reason is acceptable in a notice to leave.

These are the most frequent errors landlords make when providing you with a notice. Keep an eye out for them. If any of these are missing or improperly stated, the landlord must repeat the process. They must issue a fresh notice with a new expiration date.

If your landlord attempts to evict you during your fixed term, he or she must issue you with a section 8 notice. Then they will make a straight application to the court for possession of the property. The owner is required by law to provide convincing grounds for your eviction before the court. Some reasons, if supported by evidence, are unarguable. They will almost certainly result in a possession order being issued to the landlord. Rent arrears of more than two months, for example, will result in eviction.

Others must convince the judge, who will grant or reject the possession order at his or her discretion. If your case is heard here, you will be given the opportunity to respond to your landlord’s allegations. You must provide your own proof and statements.

Even if you don’t own the house you live in, you want it to feel like your own. As a tenant, this might be difficult at times because you must follow the rules that come with renting. But making your rental property feel like home can be done, and it should be done. With that in mind, here are some pointers to help you make your rental seem more like home.

Add Plants

Greenery can breathe new life into a space. They brighten and bring warmth to your rental property. They may also offer the additional benefit of eliminating toxins and purifying the air around them. You don’t need to have a green thumb for your indoor plants to thrive; there’s plenty of low-maintenance vegetation available.

Use Furniture With Added Storage

We are always in need of more space and your rental property is no different. When a home is cluttered and messy, it can feel uncomfortable and be a constant reminder that this is someone else’s house. Purchasing furniture with built-in storage is a terrific method to store all of the extras that don’t have a home. For that extra space, consider employing coffee tables and footstools with hidden storage. Cabinets can provide more enclosed storage, and bed frames with storage under the mattress or on the sides are also available.

Have Rugs

Rugs are an excellent addition if you are dissatisfied with the flooring in your rental property but can’t change it because the landlord says no. They’re also a great way to personalise a room’s decor. They can offer colour and personality, or they can tone out the room, depending on your needs. A wide rug in the lounge room could provide additional seats on the floor while also making the space feel cosier. If your room is missing in colour, Persian rugs might be a terrific way to bring it back to life.

Install Mood Lighting

Make good use of lighting! Whether it’s a giant, free-standing lamp in the living room or smaller lights in the bedroom, these can add personality to any space. Keeping larger lamps in a room’s corners reduces the disruption caused by going from one area to another.

Upcycle What You Already Have

Sometimes the items you already own may use a facelift. Consider painting or decorating existing furniture. This will give your rental property a new atmosphere without the need for new furniture. When relocating or decorating existing furniture, take care not to harm or interfere with the property.

Take Pride In Your Rental Property

Take pride in your rental property and treat it as if it were your own. This will only help you as a tenant in the future because of your excellent rental history. Taking care of your home also reduces the possibility of losing your deposit when it comes time to move out. As expert inventory clerks in Kent, Surrey, East Sussex, and West Sussex, Looksy Inventories knows that looking after your rental property goes a long way when it comes to your landlord agreeing to return your deposit, and the inventory report being a positive one.  

During the tenancy period, a tenant is usually responsible for paying council tax and utility bills. A tenancy agreement will usually state that a tenant is responsible for paying council tax and utility bills when renting, and many disputes arise when a tenant fails to do so.

In such cases, an adjudicator may be presented with a number of unpaid bills that correspond to the length of the tenancy. Nonetheless – and importantly – if the bills are in the name of the tenant, an adjudicator will usually determine that the landlord has not suffered a loss and will not make an award.

This is because the contract is between the utility provider and the tenant, and any loss or liability is thus not the landlord’s responsibility (and would instead be pursued by the utility company against the tenant directly). Alternatively, if a landlord presents unpaid utility bills when renting in the landlord’s name (or at the property’s address), an adjudicator may determine that the landlord is entitled to make a claim against the deposit.

This is because the liability (as stated on the bill) is in the name of the landlords and letting agents for the property, and thus the landlord would suffer a loss. Commonly, this occurs with council tax liability, where a council may not have been updated as to the tenant’s occupation of a property, and the landlord will retain liability for the council tax at the address. A liability in the name of the landlord (or the name of a property) can be recovered against the deposit; however, the standard burden of proof principles will apply.

Postal Services Act 2000

While a landlord may be concerned about unpaid utilities, a landlord and agent cannot open the tenant’s mail without permission, and doing so may constitute a criminal offence under the Postal Services Act 2000. In any case, a landlord should keep in mind that a utility contract is typically between a tenant and a utility provider, and as such, it is not the landlord’s responsibility (or liability) – such correspondence, therefore, should be forwarded to the tenant at their forwarding address, unopened.

However, such a liability would usually arise if the property was left vacant – and a tenant cannot be held doubly liable for council tax on a property where a landlord or letting agent has found a new tenant to offset the impact of a breach of the fixed term. However, if the property is a property of multiple occupations or if a landlord can claim an exemption due to an unoccupied/substantially unfurnished property, the circumstances may be different. In these cases, it may be prudent for a landlord or letting agent to seek legal counsel.

Contact Looksy Inventories Today

Contact Looksy Inventories today to find out more about how an inventory can prevent disputes at the end of a tenancy, and ensure your rental property is safe and secure. Utility bills when renting can even be included, ensuring everyone knows who is responsible.

Empty rental properties can be a problem for a wide range of reasons; when they are sitting dormant, the landlord isn’t receiving an income for one thing, but there are other issues to consider. One is mould and damp, another is pests such as rats and mice, and of course, there is always the risk of break-ins, vandalism, and – in rare cases – squatters. 

Yet something a landlord might not have considered when it comes to their empty rental properties is the challenge of legionella. This serious health hazard is undetectable to the naked eye; you can’t smell it, you won’t notice it at all until it causes a tenant or visitor to become unwell, potentially fatally so. 

What Is Legionella? 

Legionella is a type of bacteria that, when inhaled, can lead to legionnaires’ disease, a lung condition similar to pneumonia. Legionnaires’ disease affects the respiratory system, and, as we’ve mentioned, it can be a fatal illness, especially since it is often confused for flu at first, and medical help is not received quickly. 

Most legionella outbreaks don’t occur in empty rental properties or occupied ones, come to that. They occur in poorly maintained cooling towers, cold water storage tanks, showers, hot water calorifiers, etc. This is because the water within these storage vessels often sits for some time at the right temperature (between 20 and 50 degrees C) for legionella bacteria to proliferate. 

However, if your empty rental property has a cold water storage tank, that too can become a place for legionella bacteria to thrive. When a tenant moves in and turns on a tap or shower or uses the garden hose, if they inhale any droplets of water containing legionella, they could become unwell. 

As an important matter of note, drinking water that contains legionella is not harmful; legionella must enter the lungs to cause any health issues. 

How To Control Legionella In Empty Rental Properties 

Temperature is the first defence against legionella bacteria. If you have a cold water storage tank, the water within it must be kept at lower than 20 degrees C if possible. If hot water is stored in a calorifier or Megaflow or similar, it must be stored at over 50 degrees C. 

On top of this, legionella bacteria grows when it can live on stagnant water, rust, and other debris. When the house is occupied, assuming the cold water storage tank is the right size for the property, then the water within the tank will be turned over every few days, meaning there is no chance for it to stagnate. If you have empty rental properties, it’s a good idea to run the taps once a week or so to empty the tank and reduce the risk of legionella growing. 

On the subject of rust and debris, the tank must be in good condition. If it is old and degraded, legionella is much more likely to occur. If there is no lid, or the lid is ill-fitting, it is much more likely to occur. As a conscientious landlord, if the tank in your empty rental property needs to be replaced, now is the time to do it before any vulnerable tenants move in. 

Showerheads are another cause for concern. Since legionella bacteria must be inhaled for it to cause damage to the lungs, and since showerheads produce a spray that someone can easily inhale, they need to be cleaned regularly. As ever, when the property is occupied, this is not an issue – the tenants will clean the showerhead or at least use the shower enough for it not to harbour any stagnant water. When you have empty rental properties, this is not the case. Before a tenant moves in, flush the showerhead through and clean it with a strong solution to ensure it is entirely descaled. 

Risk Assessment 

A legionella risk assessment is mandatory when you are renting out your property. You can do this yourself, although if you’re unsure about whether or not your empty rental property is at risk of legionella bacteria and potentially causing harm to the tenant or a tenant’s visitor, it’s a good idea to get a risk assessment carried out by an expert. Looksy Inventories can do this for you, so contact us today to find out more. 

Since 2008, the number of properties sold with sitting tenants has quadrupled, and that figure accounts for about 11 percent of all rental properties. So what does this mean? And if you are thinking of buying a rental property with sitting tenants, what should you be considering? Read on to find out more.

A Property With Sitting Tenants Is Good News All Round

The first thing to take note of is that this is a good thing all round. If a property with sitting tenants is bought by a landlord, that means the tenants can remain in their home, and the landlord doesn’t have to spend any time or money searching for new tenants for the property. Everyone wins.

That doesn’t mean, though, that there aren’t some important things to consider when you are buying a property with sitting tenants. It might be the easiest option of all when it comes to starting your landlord journey – or adding to your portfolio – but in order for the entire thing to go smoothly, you need to do your research too. Don’t just assume that all is well.

Inventory

When you are buying a property with sitting tenants you’ll want to see the inventory that was carried out when they moved in. 25 percent of all tenants sign a lease that lasts for two or more years, and the longer tenants are in a property, the more potential there is for damage to have occurred.

The inventory is the ideal tool to make sure that, when you inspect the property before buying it, it is all how it is meant to be, bearing in mind how wear and tear will affect the look of a property too. This will give you a good idea about how the tenants are treating the property and how much you might have to spend when the tenancy is up. If that cost is going to outweigh the cost of buying an empty property and finding a new tenant, it’s not worth the risk.

And make sure to see any copies of the mid-term inspections that should have been carried out. Again, you’ll be able to see exactly what’s happening and have all the information this way to allow you to make an informed decision.

Referencing

It might surprise you to know that, as a new landlord, you have the right to run checks on the sitting tenant of the property you buy. You can’t charge them for the work, of course, but it’s worth doing a check for your own peace of mind. You’ll want to know that they are exactly who they say they are and that they have the right to reside in the UK. This is crucial since you’ll need to comply with the immigration right to rent legislation.

Anything could have changed between the original tenancy starting and you taking over, and since you’ll be responsible for ensuring that your tenants are living here legally, you must check this out.

Deposit Protection

Make sure you have proof that this has been carried out correctly by the previous landlord, including serving the paperwork to the tenant. It wouldn’t hurt to have written confirmation that this has been carried out too directly from the tenant, as an extra safety net.

Rent Guarantee Insurance

Because you haven’t hand-picked this tenant from the start you have no idea whether they are a good tenant or not, so obtaining rent guarantee insurance would be a good idea.

When tenants leave things behind, we’ve already seen that it can cause a number of problems for the landlord, and there are various steps they have to take to comply with the law (even if that does mean they are out of pocket or inconvenienced in some way).

Our first post on the subject of what happens when tenants leave things behind focused on those steps and explained in detail just what the landlord has to do before they can think about returning a deposit (or not), or disposing of any unwanted ‘junk’ or furniture or anything else that has been left by the previous tenant. This post is about what else can be done, and what other questions a landlord might have when tenants leave things behind.

Is There Anything Else I Can Do?

Being stuck in a situation where tenants leave things behind is annoying at best and disastrous at worst; it can mean that you have to delay re-renting your property, and you may even have to pay for storage or disposal (although this can be claimed back through the deposit, of course). In any case, no matter what, when tenants leave things behind they are going to be giving you a lot more to deal with that you need to, especially when you’re trying to find new tenants for the property.

Something that might speed up the process and give your tenants some momentum and impetus to actually remove their possessions without you having to get involved is the idea that, if they haven’t taken everything away, then they haven’t given ‘vacant possession’, and that means they can be liable to continue paying rent until such time as the items are dealt with. Although this usually applies in commercial leases, it could be just what you need to persuade the tenants to make a decision about their old stuff more quickly. Mention it before they move out, and those it will be a rarer event for tenants to leave things behind.

Negotiate

Not everyone leaves things behind on purpose, especially smaller items. However, coming back to retrieve them might not be possible if they have moved far away, are unwell, or anything else that might prevent them from returning. In this case, a negotiation might be a useful tactic.

If you understand their situation, and they are willing to discuss the matter, it might be possible to arrange for a third party to collect the items, for example. It would mean you or your representative would need to be around to let the collector in, so of course you might find it easier to arrange all of this (although the cost would be the tenant’s responsibility).

If you’re having a lot of trouble reaching a fair result, it’s best to reach out to TDS or MyDeposits for advice.

Duty Of Care

When tenants leave things behind, any landlord might assume that, if the tenant expresses they no longer want the items and the landlord can dispose of them, that instead they can simply leave them in the property for the next tenant. However, although this does seem to be a potentially sensible idea (again, depending on what the items are), there are some things to take into consideration at this point.

Firstly, does the furniture come with a fire safety label? Have the electrics had a PAT test? If not, you’ll need to get them inspected and approved – and you’ll have to do it regularly too (PAT testing needs to be carried out every five years).

Secondly, if you leave the items in the property and include them on your inventory as already being there, they are your responsibility. So although it might seem like a great thing if a tenant leaves behind a fridge freezer or dishwasher, for example, because new tenants aren’t going to have to pay out for their own, if something goes wrong you are responsible for fixing it. Often it can be easier not to have any furnishings or appliances in a property as there will be less for you to worry about.

If you want to use the items when tenants leave things behind – and you have permission to do so – then you can ask for them to be included on your tenancy agreement as a ‘gifted’ item. This essentially means that the tenant can use them, but you aren’t responsible for them. And, at the end of the tenancy, the tenant can take them with them. In fact, the tenant should take them with them otherwise the landlord will be in the same situation they were in before!

How To Prevent A Situation In Which Tenants Leave Things Behind

As we’ve said, mistakes happen, especially when moving the moving day is a stressful one and there are a million and one other things to consider. In this case, the issue of when tenants leave things behind is easily rectified. However, some landlords will have had major issues leading to major headaches in this situation, and they won’t want to go through it again. Although it’s never going to be possible to prevent it from happening entirely, there are some measures you can put in place to give you a fighting chance.

1. Referencing your tenants will let you know how they treated their last rented property. Did they leave it in a good state? This is important to know.
2. Include, in very simple terms, exactly what will happen if a tenant leaves any items behind. Make sure the tenant is aware of this clause before they sign the agreement.
3. Regular inspections can be useful too. The landlord will get a feel for how the tenant is taking care of their property, and the tenant will know that the landlord is keeping an eye on things (not in an obtrusive way, of course!). Plus these inspections will help both parties get to know one another. They’ll be less likely to leave things if they know the landlord better.
4. Once the tenant has given notice, ensure you write back to let them know you have received that notice, and to remind them of their responsibilities when they leave. Let them know there will be a check-out carried out too.