Nothing will put potential tenants off like the stench of cigarette smoke, damp, pets (or indeed damp pets), but lingering pongs can be notoriously difficult to get rid of.  The RLA recently spoke with industry experts for guidance on banishing those stubborn smells for good.

The house may be lovely, clean and well decorated – but bad smells can immediately turn potential tenants or buyers off a home. So, what can you do if a tenant leaves lingering odours in your property, how do you get rid of them and – of course – who pays for the remedial works?

Smell, what smell?
Deposit disputes regarding smells are not usually recorded individually – instead lumped in with cleaning – the top reason for disputes, with 57% falling into this category.

But although figures regarding disputes specifically about smells are difficult to obtain, a cursory glance at landlord advice forums shows there is a real problem. Pets and cigarette smoke are among the biggest culprits so if you are worried about the impact of either, the easiest thing to do is to simply ban both. However, more and more tenants now want to keep pets – so a ban could limit the pool of potential renters for your home.

Animal smells and smoke predominantly affect soft furnishings, such as carpets and curtains, however smoke can pervade walls and fixtures and fittings. Floorboards can also affected by pets – made worse if animals have been toileting indoors.

How can you tackle it?

If a thorough clean won’t get rid of the smell it might be time to get the professionals in. Professional cleaners will have the expertise and experience to banish stubborn smells from your rental property, but can be expensive.

Other options are available, including hiring of professional standard carpet and upholstery cleaning machines if your property is in desperate need of a deep clean. Lately the use of ozone generators has become more popular. They work by drawing in air and passing it through an electrical charge to enrich it with oxygen.

Who picks up the bill?

Deposit protection service TDS said tenants must foot the bill when it comes to banishing bad smells, in situations where they are so bad the property cannot be rented out, or if they affect the amount of rent a landlord can charge.

Rebecca Johnston, director of business development at TDS said: “Firstly landlords should always make sure the smell of the property is mentioned in the inventory.

Inventories are not just about what is in a property and its state of repair, it is always worth describing the cleanliness. For example, ‘cleaned to a professional standard, and free of odours’ could be recorded.

When it comes to responsibility for banishing smells and who should pay, it all rests on whether the landlord has ‘suffered a loss’.

If a landlord went into a property and there was a bad smell when they opened the fridge, but that smell went away after the doors were left open for a length of time, then there has been no loss.

However, if the smell in the property is so bad the landlord has to redecorate, have carpets cleaned or even replaced, then they have suffered a loss and can claim money from the deposit to cover the cost.They are being compensated as the property is not rentable and has depreciated in value.”

When is a smell a sign of something more sinister?
While they are an issue, pet and cigarette smells should be easy to identify and  to remedy. But sometimes the smells may indicate something more serious. If you smell any of these things you must take action.

Gas: As a landlord you must make sure that gas appliances in your home are safe and regularly checked, with a gas safety inspection every 12 months. If you or a tenant smells gas or thinks there is a gas leak you should air the property, turn the gas off, evacuate and call the National Gas Emergency service on 0800 111999.

Damp/mould: The first thing to do if you smell damp is to identify where it is coming from. If water is coming into the house or there is an issue with the pipes, you as the landlords are responsible for repairing the property and putting right the damage caused. Landlords are also responsible for providing a suitable heating system with sufficient capacity to adequately heat the property.

However, condensation is often the cause of damp in rented properties, which is often due to tenants not ventilating their properties properly – drying clothes indoors or keeping doors and windows closed after hot showers. Tenants should be advised to keep a lid on pans when cooking, dry clothes outdoors if possible and keep the door closed and window open when drying clothes indoors.

They should also ensure the home is properly heated. Regular heating keeps the walls and other surfaces warm and reduces the risk of condensation.

If your property develops an issue with mould growth you should remove it and then use a fungicidal wash to stop it getting worse. If the problem continues a dehumidifier could be installed but the root cause of the issue should be identified and rectified.

Mice: Mouse urine has a strong ammonia-like smell. The stronger the smell the closer you are to mice activity. This smell can linger for a long time, even after an infestation has been removed. If your tenant reports a smell like this it is advisable to tackle the infestation first, using traps or by contacting a pest control expert, before tackling the smell left behind.

Can smells help when it comes to leasing my property?

On the positive side, it has been well documented that smells can have an impact when it comes to selling, or renting out a home. Brewing coffee, baking bread and freshly laundered linen are all said to encourage tenants or buyers to sign on the dotted line.

A clean house is obviously the best bet. In short, things that smell clean are clean, and while there are all manner of air fresheners, reed diffusers and scented candles out there, a house that is too highly scented can be suspicious – with potential renters or buyers left wondering what smells are being masked?

While there is no firm evidence saying properties will rent more quickly the better they smell (after all everyone has different tastes) a simple, or neutral aroma is undoubtedly preferable to a smelly sports kit or the cat’s litter tray.

According to a survey carried out by a property website last year citrus is the most attractive smell to potential buyers/tenants – so if you do want to give your property an extra boost then fill up that fruit bowl.

General cleaning advice

1.    Clear the clutter before carrying out the clean

2.    Work top to bottom

3.    Dust first, vacuum later

4.    Use a spray-on degreaser for all kitchen surfaces and appliances

5.    Kitchen cupboards need attention – including the doors, handles, shelves, tops  and the plinths

6.    Spend some time in the bathroom – deep clean the toilet, bath, basin, shower and the tiling

7.    Invest in a good multi-purpose cleaner – don’t forget door handles, skirting boards, lamp shades and light switches – if you can touch it, clean it

8.    Open all drawers, cupboards and doors to allow air to circulate

9.    Carpets, upholstery, curtains and mattresses may need a professional clean

10.  Mop hard floors using hot water and a suitable disinfectant

Finally, inspect and sniff – if it doesn’t smell clean it probably isn’t.

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