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Tenant smokes in bedroom

Discussion in 'Property Management' started by ATANG, 7th Nov, 2015.

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  1. ATANG

    ATANG Well-Known Member

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    Do any of you come across the situation where tenant said he doesn't smoke but end up can smell smokes in the bedroom during inspection? I am not too fussed but just wondering if it's easy to clean up the smell upon exit of contract.
     
  2. Scott No Mates

    Scott No Mates Well-Known Member

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    Have a chat with @fullylucky - he's got first hand experience.
     
  3. ATANG

    ATANG Well-Known Member

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    Thanks mate!
     
  4. SeafordSunshine

    SeafordSunshine Well-Known Member

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    Cleaning cigarette residue is very difficult. The yellowish nicotene permeates every soft surface , so think about removing carpet, washing walls and then painting, cleaning light fittings, windows, doors fly screens.. sounds like he might have lost his bond...?
     
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  5. Xenia

    Xenia Adelaide Property Manager Business Member

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    You need to mitigate damage by sending a letter reminding tenant that no smoking is permitted.

    Also should be clause in lease.

    This is an end lease procedure where you need to produce a quote for rectifying the smell and claim through bond - yes it will be the cost of bond plus insurance claim.

    I really can't stand the smell of smoke or anyone smoking around me or in my properties.
     
  6. fullylucky

    fullylucky Well-Known Member

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    There's alot of tenants when asked do you smoke? They pause and say nah don't smoke.

    Then later smoke once moved in, they bs and say i picked it up recently, sorry.

    I found from decades of experience a better question to ask is "So, do you smoke alot?"

    This metaphysical psychologically suggests to the potential tenant that you are some what accepting of smokers to some extent when in fact you may not be.

    Once they answer truthfully; you tell them to p*** off

    Smokers are terrible. it's so hard to get rid of the smell from a room. You don't know where it comes from so you have to systematically clean all areas.

    some smokers say I will smoke outside, relax but they never do. (rain, cold, night scared of the dark.) and it's terrible for the other housemates if other people live in the same house.
     
  7. juzzy

    juzzy Well-Known Member

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    I'm only a casual smoker (read: I smoke when I'm drunk), but even I always go outside to smoke.

    I guess it's different when it's not your house. Pretty p!$$ poor attitude if you ask me.
     
  8. ATANG

    ATANG Well-Known Member

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    That's why I said let it be then, can't do much...:(
     
  9. D.T.

    D.T. Adelaide Property Manager Business Member

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    Put it as a condition in lease not to smoke inside
    Claim cleaning it up from bond on exit
     
  10. JenW

    JenW Well-Known Member

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    Yep, it's the first condition on our leases, that all smoking must be done outside. We also have a condition specifying the removal of all cigarette butts, matches etc from the gardens on vacation.
     
  11. Ed Barton

    Ed Barton Well-Known Member

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    I'm a full-time smoker approaching eligibility for long service leave. lol. I've never smoked inside and I only know one smoker who does smoke inside (mixture of renters and OOs). If I lived in a cold climate I guess I could be tempted to smoke inside though.
     
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  12. melbournian

    melbournian Well-Known Member

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    you can get professionals to clean the rooms (take it from his bond). Or otherwise consider putting a smoke alarm in all rooms directly powered through main switch box to avoid it being removed.
     
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  13. EN710

    EN710 Well-Known Member

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    Nice idea :)
    Main question I guess is how much it cost to do this?
     
  14. inertia

    inertia Well-Known Member

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    I guess then you have a more direct breach of lease condition - tampering with a smoke detector.

    They could potentially deny smoking inside the house. "You've been smoking inside the house." "Nah, wasn't me." "But I can smell it". "Smell what?"... etc.

    Cheers,
    Inertia
     
  15. datto

    datto Well-Known Member

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    I once had elderly tenants who used to smoke in the bedroom. I told them that at their age they should consider giving it up or at least use more lubricant lol.
     
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  16. melbournian

    melbournian Well-Known Member

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    you can get them at bunnings wouldn't cost that much less than $100 a couple of them then just get a sparky in to install them. that's abt it. they're realize the beeping would annoy them enough to deter them to smoke inside.
     
  17. ATANG

    ATANG Well-Known Member

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    Since he's already doing it I wonder if it's worth for me to warn him now or just let it be until the lease ends and get it all cleaned up through his bond?
     
  18. JenW

    JenW Well-Known Member

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    Only problem with a smoke detector is that they could do what our tenants did - just cover it up really well with a plastic bag and sticky tape. :rolleyes:
     
  19. Xenia

    Xenia Adelaide Property Manager Business Member

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    Mr Tang - warn him now.

    Your PM needs to write a letter to say that we have noted that there is a smell of smoke in the property and have noted the following damage.... as this was not present at the beginning of this tenancy - refer to ingoing inspection report, also refer to smoking clause in lease.... the onus is on you to rectify and we propose - sugar soap all walls and possible painting... say what needs to be done. This needs to be done at the end of your tenancy lease or we will be using your bond to rectify damage....

    The letter serves 2 purposes. 1. It allows the tenant an opportunity to remedy the breach (you need to do this by law) and 2. Makes the PM's job easier at tribunal - they like to know that you were on top of it and trying to mitigate.

    This is very likely to end at a tribunal - unless it's one of those easy tenants that just releases the bond over to the agency with no arguments - I like those but they are few and far between.

    The cost to remove smoke smells and damage will probably be above the bond - get ready for insurance claim at end of lease.

    Hoping that makes sense.

    X
     
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  20. Xenia

    Xenia Adelaide Property Manager Business Member

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    Oh - and in the same letter - they need to be warned to not smoke in the house again...
    The property manager needs to hold tenant accountable to the smoking clause otherwise there is no use the clause being in there.