Slightly OT: Decorating - how often?

[Mogweed]

Tenuous link to DIY is that I am doing *some* of the work myself :o)

We're renovating my mum's victorian mid-terraced house that we inherited when she died last year, with a view to renting it out. For various reasons it was recommended to us that, rather than hang a patterned wallpaper, we should hang a thick lining paper and then emulsion that in a neutral colour - so that's what we're doing.

I've never been a landlord before and I'm obviously very naive - for that reason alone my wife and I have decided that we should let the property through an agency rather than doing it ourselves.

Anyway, I suppose it'll be my responsibility as landlord to redecorate the house so, given the method of decoration (lining paper/emulsion), what would be considered a reasonable timescale for redecoration? Every 2 years? Longer? Shorter?

TIA,

Mogweed.

[Ian Stirling]

Count the layers, and divide by 100?

[ben]

As far as I'm aware PL's decorate the house once per each new tenant and it's up to the tenant to keep it in a reasonable habitable condition.

[ben]

Mogweed wrote: [snip]

Do you mean they are going to be the go between for you? i.e they look after the doings where letting and upkeep of the property is concerned.

I wouldn't do that if I had property believe me. Going back sometime I vacated a flat that I rented for 4 years till I bought my own, however this letting agency let the place go to rack and ruin the windows got smashed, the interior got totally destroyed and all because the agency never bothered to board it up immediatly after I vacated the flat. So alls I can say to you is beware and check the property at least once a month just as a drive by way.

[Mogweed]

Good point Ben but hopefully there shouldn't be a problem. The agency we intend to use was recommended by a friend who has used them for the last 15 years and apparently they vet the prospective tenants, do 'spot-checks' every so often to make sure things are all alright etc., etc., and generally seem very efficient and professional. I'm not sure what they do when the place is empty and between tenants but I'll certainly make a point of finding out now - thanks.

Mogweed.

[ben]

Mogweed wrote: [snip]

Good luck anyway.

p.s the agency is a reputable one, they have offices up'n'down the country.

[Lobster]

Dunno what a PL is - some sort of landlord? - but the above advice is nonsensical... a typical assured shorthold tenancy (AST) may be as little as 6 months, you certainly shouldn't need to redecorate throughout twice a year unless the place had been trashed.

And as for a long term let, where routine redecoration is required during a tenancy, it simply depends on the terms of the AST agreement who is responsible: could be either landlord or tenant.

David

[Owain]

Depends how quickly you go through tenants, and how much damage the tenants do.

A lot of landlords are now offering 2-year shorthold tenancies as this hopefully reduces void periods and attracts a more stable type of tenant. The property shouldn't need any decoration during the tenancy, but after two years would probably need some freshening up.

Every 2-3 years for paintwork and a new kitchen every 5 years is probably what you should budget for. Remember that some expenses will be set-offable against tax, so keep receipts.

Owain

[ben]

PL : Private Landlord

There is no such term agreements as "long term", thats why its short term, you renew the agreement after six months. As for redecoration the landlord is not responsible to redecorate the flat dwelling that the occupant has access to except hallways i.e outside of the flat, inside the flat the occupant is responsible for the upkeep, i.e should he choose to redecorate he has to ask permission from the landlord. The landlord has to decorate if the property is in need of a lick of paint after the last occupancy.

When you occupy a council flat/house will they come around a redecorate for you?

This is not nonsensical,(been there done that).

[Owain]

That means nothing :-)

And many of the letting agency chains are franchise, so you are dealing with a franchisee not a big business.

Owain

[Chris Bacon]

You are going to be *letting* it, not renting it.

Ooh argh. Make sure the agency speak English, and look in their T&Cs very carefully. I think it is well worth having a soliciter specialising in property advise on this - if this costs a few hundred, it is money well spent in the grand scheme of things (especially considering what your estate agent will charge). Don't let them sub-let, e.g. to a council, you can do that far far better yourself, and your house won't be filled with lbooyd asylum seekers.

When it needs it. This will depend to a large extent on the tenant. If you can paint rather than line, this will help maintenance a little, as holes in the lining are a bit of a PITA. However, if lining is done right, and adheres well, it won't be too much of an issue.

[meow2222]

Thats your profit margin gone. All those little jobs you could easily do theyll get someone in who charges rip off prices, probably a relative.

Theres no simple answer other than when needed. I've seen paintwork in need of redoing after 2 years, and other paintwork in the same house fine after over 20 years. Using decent emulsion will help greatly - avoid trade crap, go for dulux or leyland.

In fact I dont think painting with crap is legal these days.

NT

[Mark]

That depends party on the letting value and type of tenants but normally at the change of tenant or only when it really needs it. If you are a virgin landlord and depending on the value of the property you should also consider leasing to a council or housing group normally a 3/5 year term at about 80% market value, but no fees or hassle and a guaranteed income. Downside is you will probably need to completely refurbish the house at the end of the lease, but the cost is negotiable. Also if you were a company you can enter into a maintenance contract with the lease which can bring the income up to 110% of market letting value.

-

[Lobster]

You don't need to renew a six-month AST, after 6 months it automatically reverts to a 'periodic' tenancy without any further documentation required (ie, essentially 1 months' notice required from tenant, 2 months' notice required from landlord). That can persist indefinitely (ie long-term), and there is no categorically no requirement for the landlord to come in every six months to redecorate during that time.

Depends entirely on the wording of the tenancy agreement.

Sure, but entirely up to him if he considers it necessary, and whether its needed to attract new tenants. But personally I'd be pretty unhappy if a property of mine needed completely redecorating after just one six-month tenancy.

No; but irrelevant because that's a different type of tenancy and a completely different scenario.

David

[Chris Bacon]

You have to tell them that *you're* doing the maintenance, then all will be well. Make sure it's in writing, and that the "who to contact first" path is known and workable.

[Chris Bacon]

The council are approachable and have seen it all before. Make sure that your property's condition has been described and noted. Discrepancies can be dealt with at the end of the let. They have seen it all before, and as long as yyour procedures/approach are right, it will work out well.

[s--p--o--n--i--x]

Friends parents let bedsits and they would "re-decorate" with every new tenant, even if they were only there for three months.

Usually this'd involve emulsion painting the walls, wiping down the gloss paint and steam cleaning the carpets.

sponix

[ben]

If the tenant is still occupying the property after six months and has not signed the aggreement for a further six months the landlord can throw him/her out should he want to sell the property, whereas if the occupant had signed the aggreement for a further six months the landlord could not touch the tenant.

I did not say the landlord has to come in every six months to redecorate.

[quote] The landlord has to decorate if the property is in need of a lick of paint after the last occupancy. [unquote]

depends if the previous occupant was dirty, i.e a heavy smoker or just plain filthy.