I'm a new landlord and need help – please.
I have a rental property (residential unit) in Brisbane. New carpet was installed 3 years ago and it remains in excellent condition. The tenants have also been very good and appear respectful.Unfortunately they dropped a hot iron on the carpet near the front door/lounge area and the burn mark is very obvious.
The tenant has agreed to pay for a patch (quick fix, low cost) but a carpet specialist that looked at the burn recommended replacing the carpet (in the room) rather than patching. He said that patching was not recommended because the repair is located in a high wear area and that patch itself would be obvious and wear differently. For legal reasons, the carpet specialist advised that he is unable to put his recommendation in wiriting. He did, however, quote for the carpet to be replaced.My property manager is new and inexperienced and appears to have sided with the tenant to patch rather than replace.
Given the carpet shows little wear/tear or marks, I envisage it has at least another 4-7 years of life left. I feel it is unfair that I should have to prematurely replace the carpet or tolerate a short term fix should a patch be installed.
If you have any experience on this matter or suggestion, please advise. Thanks so much.
I had the same thing happen (coals from an open fire). I went for the patch, $100. Looks great and has lasted. Obviously in a high wear area it may be different. Who cares if wears differently? On a slightly different note we have used offcuts/remnants to carpet our rentals. Brand new carpet at a fraction of the cost. Regardless the tenant should pay anyway.
cut a piece from somewhere else in the unit that is worn (maybe under a bed), put it near the front door, then the new piece can go under the bed
Doesnt your insurance cover it and the tenant just have to pay the excess??
If you have landlords insurance your excess can be $400. I suggest asking your property manager to get a second opinion and ask another carpet company to quote. Your first man may just want the better deal for himself, I imagine business is slow as we slip into recession
A tenants responsibility is to return the house in the same order bar general wear & tear is it not? As a tenant I certainly wouldnt be happy about having to pay out $400 excess however isnt that just my bad luck (as a tenant?) And as a landlord I would not be happy about my near new carpets being compromised by a patch.
Having said that what is also important is to keep a good relationship between tenant & landlord (particularly if landlord has good tenants) therefore as a landlord that would come into the equation in coming to a decision. Perhaps even splitting the cost of the excess maybe?? for example. I'm also thinking that as a tenant I cannont take out general building insurance (with a lower excess) therefore have no control over the fact of the high excess which is a real bummer.
One of those difficult situations all round.
All the best.
Hi everyone, thanks for your feedback. I forgot to mention that my landlord insurance DOES NOT cover for carpet – ok lesson learned. Given the damage and risk of patching in a high use area, I will ask for the room to be replaced. The tenant wants quality accommodation and in return for their loyalty I have agreed to reduced rentals. I'll keep you informed.
If the tenant takes the matter to the tenancy tribunal, you will lose – this is accidental damage and would be classed as fair wear and tear.
Patch the carpet, get on with life. Carpet has a limited life, accept it, especially if they are prepared to pay for it.
Hi there,
My first time comment after registering today. We have had to patch a door way where the carpet got wet and we got the carpet guy to cut out the wet carpet and we had some stick on tiles (from Bunnings that we had used in our toilet) installed at the back door and it was rather cheap and looked really good. Might be an option.
Cheers…………Flealee
robyn 2009 wrote:Hi everyone, thanks for your feedback. I forgot to mention that my landlord insurance DOES NOT cover for carpet – ok lesson learned. Given the damage and risk of patching in a high use area, I will ask for the room to be replaced. The tenant wants quality accommodation and in return for their loyalty I have agreed to reduced rentals. I'll keep you informed.
Hello robyn2009
Am I understanding this correctly?
The current tenant caused the damage.
You are going to replace the carpet rather than patch it.
You have reduced the rent for this same tenant.Please tell me I've misunderstood something.
If tomorrow they drop something else which leaves an ugly mark on the carpet, are you going to replace all of it again?
Elka
Elka, they would have to pay for the replacement for that room only. My problem was should I settle for a patch – cheap alternative and not recommended by the carpet specialist. This forum has provided some insight to what is fair and reasonable. Thanks everyone.
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