Fair Charge for Damage by Tenants to Carpet

LProggerPete on 28/09/2014 - 12:40

I rent out a 3 bedroom unit in Brisbane. I've just had some tenants move out and on doing an exit inspection noticed burn marks in the carpet. The burn marks were not there before they moved in. The carpets in the bedrooms were brand new. The carpet in the lounge was 1 year old.

The carpet cost $500 per room to install.

There are 2 burn marks in one of the bedrooms and 1 burn mark in another.

The lounge room has 7 cigarette burn marks as well as 3 other burn like marks that look like the tenants may have been doing their ironing on the floor. These ones aren't black, but have melted the fibre of the carpet.

It was made clear before the tenants moved in that no smoking was permitted in the property.

What do you think is a fair deduction for these damages?

Home & Garden

Comments

  • Tech5 on 28/09/2014 - 12:55

    500 per carpet to be replaced if the non-smoking was made clear.

    • ProggerPete on 28/09/2014 - 15:54
      +2

      Charging them for full replacement cost is over the top I think.

    • kwaker on 29/09/2014 - 07:31

      yes over the top and will get you in trouble with the tribunal so don't try it

  • jimbobaus on 28/09/2014 - 14:05
    +2

    Not sure what State you are in
    But a NON SMOKING clause is not enforceable in Victoria.
    VCAT wont let you breach a tenant for that reason.
    believe me as an owner.. I have been made very aware of this,

    • ProggerPete on 28/09/2014 - 15:55
      +5

      It may not be in QLD either, but that's not the immediate issue. Cigarette burns on the carpet is definitely not standard wear and tear.

    • ozbargainer888 on 29/09/2014 - 16:17

      I think it's so ridiculous that if there's a non smoking clause, renters can't be fined/penalised.

  • c64 on 28/09/2014 - 19:24

    smoking leaves toxic residue over everything

  • Geewhizz on 29/09/2014 - 06:44
    +1

    You couldn't 'fine' them for smoking there, but you could certainly get the carpets replaced if they've damaged them.

  • rigby75 on 29/09/2014 - 07:23
    +1

    I would get a quote from a carpet supplier on repairing the carpet, I would imagine this would involve repair by replacement.

  • kwaker on 29/09/2014 - 07:39
    -2

    If your going to rent it out again then don't bother fixing it just note it in the condition reports. as far as how much, its really up to you to get quotes. I don't think you can have it repaired but im not sure. you atleast need to get proffesionals state it cant be repaired and how much it is to replace the burnt bits.

    the tribunal will not award you full costs to replace the whole carpet. they will give you a % of how much damage is done but also they give you compensation on the fact its second hand carpet. it might've been new when you got it, but its not new now and while they rented it is expected to have some wear and tear. they also take into account how much rent you made in total from the tenants as you should be expecting some of that to go to repairs. - too many times arrogant landlords think they can keep 100% of rent and not spend anything on maintenance and this doesn't go down well at the tribunal

    lesson to landlords - don't pay for good carpets. some renters are filthy pigs who will spit in their own carpet and burn marks are common, always get cheap renters carpets. even tile grout will get cigarette burns on it.

  • Geewhizz on 29/09/2014 - 11:42
    +1

    If your going to rent it out again then don't bother fixing it

    Depends on the class of tenant you're hoping to attract, I guess.

    • ozbargainer888 on 29/09/2014 - 16:18
      +1

      That's what I was thinking too. Smoke smells stick for a very long time so you could only rent to another smoker. Non-smokers could smell it as soon as they walk in.

  • ProggerPete on 29/09/2014 - 13:37
    +1

    I was thinking I'd try and let the tenants off nicely, but it sounds like accepting a portion of the repair cost and leaving the damage unrepaired (I was going to stick a big rug in the lounge room) is considered rorting.

    Instead I plan on fixing the damage. $220 will fix the 2 bedrooms. The carpet there was brand new, so I'll pass on 90% of the cost.

    Too many patches would be required to make it worthwhile fixing the carpet in the lounge. It's cheaper to just lay new carpet at $452. This carpet was already a year old when they moved in, so I'll pass on 80% of the cost for this.

    So $559.60 is the number I end up with. I still feel slightly bad for the tenants, I know when I was a student I wouldn't have wanted to lose that much bond. Then again, I never damaged a property I was staying in.

    • lysp on 30/09/2014 - 17:13

      Just make sure you document everything.

      If the tenant contests the cost in VCAT you'll need to justify your decisions.

      So keep lots of photos of all the damage and make sure you have copies of receipts from old/new carpets.

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