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  • Deposit Protection

    DPS - not fit for purpose

    Anyone else having problems with Dps adjudication

    My tenant applied for adjudication, so I had to have my replies in by 4th Oct 2018. I was told they had 28 days to come to their conclusions but was later sent an email saying it wouldnt happen until the 10th December 2018. Today I got another email saying it didnt happen and they dont know when it will but expect it will be at least another 6 weeks

    The problem is they dont have enough Adjudicators

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    Yes, we were totally messed about with the adjudicator too. Apparently they have a lot of cases to look at !!! We found that for every deadline they set and missed, you write a complaint email to them.They eventually answer with an apology and a compensation bank transfer of either £25, £40 or £50 for each complaint. When we finally got the adjudication report, they actually hadn't addressed most of the topics anyway so it was a complete waste of time.Fortunately, the amount of compensation for the complaints helped ease the loss of some of the deposit that the adjudicator gave back to the tenant. The adjudicator would only address the issues that the tenant had made any comment about and ignored everything else.

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    Thanks for the heads up on this. Just out of interest, for both of you replying, how much was the claim for?

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    We tried to claim for the full deposit of £595 but ended up with half via adjudication.

    On the flip side, our daughter was renting and the landlord claimed £140 out of £1500 deposit (student let). Adjudicator allowed the landlord £60, but she also got £90 back from DPS compensation due to complaints!

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    Adam

    I am claiming £400 from a bond of £450 for having to repaint most of the house because the tenant tried to do it and made a right mess. It actually cost me £800 to put it right

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    I doubt you'll get that back as bad decorating is subjective and no actual damage has been done. Good luck with the claim though.

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    I've found that more often than not, the adjudicators will rule in the tenants' favour, which is another nail in the coffin for landlords. I provided photographic evidence of a property (before tenants moved in and after they moved out), and you could clearly see the damage that had been caused. However, because the photographs weren't dated and signed by the tenants, they didn't accept it as evidence for the adjudication process. I am a Letting Agent and you would think that they would give us some credibility, but it's like we've all been tarred with the same brush and they think we're all rogues and out to fleece the tenants for every penny - and it's not the case at all! I could write a book on my issues with this, but I'll have to end it here for now. Merry Christmas!

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    Is this the case for all deposit protection schemes or just DPS.  What are your experiences with TDS and MyDeposits?   Do they have the same issue with not enough adjudicators?

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    I'm with Mydeposits and would be interested to hear others findings.

    I've never claimed more than I think about £60 and they got away lightly there!

    Mind you, I've seen other ex LL properties and that £60 wouldn't replace the damage in 1 bedroom that I saw so I count myself lucky (plus cross my fingers!).

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    I am with MyDeposits as an insurance customer.

    They make no qualms to let you know the Deposit is the tenants money.

    I have been allowed to keep money for state of garden, bags rubbish,but difficult for cleaning,oven cleaning,and

    carpet cleaning despite Independant  Photographic Inventories. Its the wear and tear they talk of that stops most claims.

    You cant have new for old therefore its a percentage game.If a tenant has been living in the house for 2-3years you have little chance of getting much .

    Had one couple who had caused me thousands in damage. I had to evict them but never got anywhere with My Deposits cause ex tenants went to Shelter and they did all the paperwork for them.

    You can take it to court and not use MyDeposits if you choose.

    I have done  things differently last few years. .I arrange to meet at the property a few weeks before tenants are due to leave and we go through the moving in inventory together and try to agree on whats needed to be done before they leave.

    I also pay for the moving in inventory and advise the tenants that if property left in good state that I wont need to carry out leaving inventory which would of been tenants cost .

    Regular inspections are carried out by the clerk to try and keep on top of any problems ..

    I find that no matter how good the relationship is between us that theres always bits to sort ready to market property but thats ok if not too much .

    I just try my best to keep on top of it all so not too much to worry about when it comes to vacating .

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    "I arrange to meet at the property a few weeks before tenants are due to leave and we go through the moving in inventory together and try to agree on whats needed to be done before they leave."

    I do this as well.

    I also do inspections during the tenancy and inform tenants via email if I see something avoidable going wrong. "I just want to let you know so that changes can be made so that I don't have to deduct from your deposit at the end of the tenancy" usually works well.

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