A FEW TIPS FROM ROWAN ALEXANDER TO TENANTS NOT RENEWING THEIR LEASES

A FEW TIPS FROM ROWAN ALEXANDER TO TENANTS NOT RENEWNG THEIR LEASES.

A fair proportion of the difficulties and disagreements experienced in landlord-tenant relationships arise only when the tenant's lease has expired and he is about to leave. At that point, someone (usually the landlord) has to determine whether the property is in much the same condition as when the tenant moved in and if not, how much of any deterioration is due to acceptable "wear and tear" and how much is actual "damage done by the tenant". The decisions taken here, if accepted by the tenant, will determine how much, if anything, is deducted from the refundable deposit paid upfront that almost every landlord and\or his agent will demand before signing a rental lease. If a tenant knows that one or two aspects of the property are not in a satisfactory state as a result of his actions or negligence, he should set about repairing them long before he vacates the property.

Rowan Alexander, Director of Alexander Swart Property, says that he finds it helpful to refer to a ten point memory shake-up list that the UK estate agents, Foxtons, issue to all their tenants when they give notice that they will not be renewing their leases. The points raised are:

1.      Remind yourself of, and check through the inventory you agreed to and signed when taking over the property when you moved in. If you have lost this, ask the landlord or his agent for a copy of what you signed. If, as many people nowadays do, you took photos of the interior on your first day, hunt these down and have them ready.

2.      If you have been renting furnished premises, make sure that you return all moveable items to their original positions. This will prevent your facing deposit deductions for missing items and disruption.

3.      Carry out a thorough Clean-Up. In almost all homes there will be patches which have not been "seen to" regularly by the tenant, especially if he has not employed a char weekly or once a fortnight. Take special care to leave the fridge, oven and freezer in spotless condition and spend time really polishing the windows and all glazed sections of the home. It will probably be  worth your while to employ a professional cleaning service and if you can arrange for such a service provider  to work soon after you have  left (with all your possessions) and the new tenant has not yet moved in, that will be ideal.

4.      Check all lights. Even if one or two lights were not in working order when you moved in, ensure that ALL lights and electrical fittings are operating as they should. If this means calling in an electrician, accept that this is worthwhile for the sake of your reputation and the maintenance of good relations with the landlord and agent.

5.      Spend as much time and possibly and as much money as you can afford on getting the garden (if the home has one) up to scratch. Mow the lawns, trim the shrubs and flower beds and remove all garden waste. If it is possible to do this within the law, give the garden a good hosing down. It may pay you to hire a professional firm for a day to handle the clean-up and other tasks. Such firms often employ four or five men and can get a great deal done in one day.

6.      Do not leave unwanted items behind on the property  and don't go removing any items on the original inventory. Although there will often be follow-up tenants who value anything from discarded umbrellas to broken shaft brooms, most tenants want to move into a home that has absolutely no clutter. Many unwanted items can be given to a charity or even sold on Gumtree.

7.      Inspect the walls carefully. If you have been hanging pictures or TV screens on walls or if you have used wall fittings to help hold up bookcases or cupboards, you have almost certainly left marks or holes in those walls. It is your responsibility to return all walls to their original condition. Fillers and touch up paints are inexpensive and easy to apply but make sure you get EXACTLY the right colour and shade of paint. The hardware stores have sample slips that they can lend you to help you make the right choices.

8.      Eliminate mould. This is frequently found in bathrooms and kitchens which lack good ventilation and which therefore attract condensation. The good news is, however, that various products on the market for dealing with this are effective - so become a mould breaker!

9.      One of the conditions of being a tenant is that you have to return ALL keys to the landlord or estate agent. If you delay this it is possible that you can be legally responsible for some of the next month's rent. So get all keys back to where they should be on the day you leave.

10.   Pay all utilities and tax bills relating to the property but don't let the landlord charge you for services you did not subsequently incur. Photograph the water and electricity meters on the day you leave and forward these to your landlord, agent or to the Council if you are paying direct. Also let your TV licensee know about your change of address and give your post office an address to which they can forward your mail.

If the above tips are adhered to, says Rowan Alexander, they will make moving out the simple and enjoyable experience it should be. Equally important, these actions will ensure that along with other factors in the tenant's favour, e.g. regular payment of rents, the landlord or his agent will give you a good reference if and when you next apply to another landlord for a tenancy.

For further information, contact Rowan Alexander on cell phone 082 581 3116 or by email: rowan@aspoperty.co.za