600 appears low for that level of dilapidations. Have you got quotes to rectify everything?

If you can sum the quotes, and have a good inventory from before to show the damage, then this will be straightforward adjudication in your favour.

The tenant is clearly trying it on. Who calculated the £600 - sounds like even the whole £1200 deposit wouldn’t cover your costs. You should also question the agent. When was their last visit? Is there a report?

As long as you can document the condition at check in, the condition at check out, the no pets clause in the tenancy and the cost (with quotes or invoices) of rectifying damage, claim as much as you can from the deposit and let the deposit scheme you’re in sort out the dispute.

Definitely get quotes for the work first, before discussing money with them or the agent. None of that sounds like normal 3 years wear and tear. I’d be hiring a new agent

The key here is to remember you are only entitled to depreciated damages.

• regarding decorations, when was the property last redecorated by you? If more than 5 years ago you’d likely be found to have to decorate anyway. If 3 years ago at the start of the tenancy you’d be expected to decorate in 2 years so can claim 2/5 of redecoration costs.

• same for floors, although floorboards and carpets are expected to last longer than 5 years.

• you wouldn’t be expected to replaster so any plastering repairs are recoverable. Although drill holes would usually be expected to be repaired by a filler.

• if sink leak was due to blockage then you can recover those costs, but look into that as the block would have to have caused it overflowing which sounds unlikely. So check for leaks, any leak may be your responsibility.

• the grass condition depends on the tenancy agreement. So you will have to check that.

• litter and dog mess in the garden would not need a professional clean service but an hour of labour or so dependant on the amount. This is recoverable but likely not a lot.

It depends on how much this adds up to, the floorboard and potential plastering could qualify £600. I think you’d need more evidence as to the cause of the kitchen sink leak but if tenant responsibility then may be recoverable, maybe also recoverable as they did not report. Garden is dependent on agreement and the decorations dependent on when last decorated.

On another note, maybe speak to your agent and see what went wrong here. If they’re inspecting regularly how have these things been missed? They’re not overnight issues, especially the grass.

In my experience, letting agents are never worth the fees. If you can, save your money and let them go. They are worse than useless.

at the end of the day - both parties need to revert back to all the photos and descriptions recorded during the check in report.

You then need to read the contract carefully to see what is defined and fair wear and tear. Obviously any damage that goes beyond this description and you have proof of its original condition from the check in report, they need to pay for.

The big one here though is that they’ve deliberately breached contract by getting a dog and not telling you about it and it sounds like a lot of the damage is a result of the dog.

Frankly, I think £600 sounds like to little to do the repairs necessary to get the house back to the condition it was in when they first moved in.

You need to get in the tradesmen who can do the work so they can provide an estimate before going back to the agents and tenants about what’s a fair amount to keep from the deposit.

How has an agent doing regular inspections missed this? Have they decided to get a dog in the last month and it’s caused all this damage? If you’ve had an agent managing they should be doing the calculations from the deposit. A tenant will never admit to leaving it in a state, and often think a quick mop and vac is all that’s needed to remove any trace of them living there for the last 3 years

I'd get some quotes in from a handyman to fix honestly.