Wear and tear
Nothing lasts forever, and average life expectancies can be applied to almost any scenario. As laws have developed in the industry over the years, and difficult cases are referred to county courts for judgment, the need for guidelines in terms of intrinsic financial values have become more apparent. Wear and tear is a subject worth understanding well in advance to avoid misjudgements later when dealing with tenants’ deposits. More importantly, being prepared for a forward expense in terms of renewals will help to budget.
Fair wear and tear requires that, at the end of the tenancy, an allowance is made for:
1. The original age, quality and condition of any item at commencement of the tenancy.
2. The average useful lifespan to value ratio (depreciation) of the item
3. The reasonable expected usage of such an item
4. The number and type of occupants in the property
5. The length of the tenants’ occupancy
The tables below give an idea of the depreciation timescales of common renewable items in an average out of London 3 bed modern semi occupied by an average family with 2.3 children.
|
Hall, Stairs and Landing |
2-3 years |
| Sitting Rooms | 4 years |
| Dining Rooms | 6 years |
| Kitchen and Bathroom | 2-3 years |
| Bedrooms | 5 years |
Carpets (with underlay) (assuming normal wear for a family with 2.3 children)
|
Budget quality i.e. cheap cord |
3-5 years |
| Medium Quality | 5-10 years |
| Top Quality | up to 20 years |
White Goods (assuming normal wear for a family with 2.3 children)
|
Washing Machine |
3-5 years |
| Cooker | 4-6 years |
| Fridge | 5-8 years |
By accepting a larger family or pets, you should expect the timescales to be shorter.
Whilst it may not always be practical to redecorate or replace floor coverings while a tenant is occupying the property, budgeting and planning for these necessary improvements as and when the property may be empty will help to maintain a good standard of presentation for resale value as well as continuing to command the best rent possible.
BETTERMENT
A landlord should not end up, either financially or materially in a better position than he was at commencement of the tenancy, or, than he would have been at the end of the tenancy having allowed for wear and tear and taken the most appropriate remedy. If he does so, he is enjoying “betterment” and this is not allowed.