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heebs

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About heebs

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  1. heebs

    how to issue section 8

    Hello All I have a nightmare tenant I have told you all the saga and since then i have -taken her to court...she didnt turn up -bailiffs have been turned away from her door Bailiff has said the only route i have is to get possession immediately. Please can someone let me know what the correct wording of section 8 is that i need to issue to her and how long do i have to state in the letter as her time to vacate the property I want to issue section 8 under grounds 10,11,13,15and 17....she owes me 7.7 weeks of rent (which will go up very slightly as as housing benefit are paying me 95% of the rent direct now) but she is causing damage to property and not letting me in to fix the guttering..and has changed the locks etc. She has said i can only enter after she leaves and only if i evict her...but how do I evict her...i dont want to get the section 8 wrong incase I am back to square one and she just sits there laughing at my many futile attempts. any help and advice very welcome many thanks in advance
  2. Hi Mortitia..thanks for your reply...hope you are well.......i tried to get police help back in october...but they refused saying that it was a civil matter and there is no way i can get access regardless of what the contract says...they said the contract isnt worth the paper its written on and the law is on the tenants side!!!!! The police said that i would have to get a court order. However ...before i put off all LL going to the police...let me say that 2 of the officers i spoke to were more than willing to meet me at the property to help get acess...its only the night before i was to meet them that a customer service girl rang to tell me that it was a civil matter so nothing doing...however if you manage to only speak to helpful police officers without the admin getting invloved..then you might have more luck than me. if anyone has any idea where i can go other than small claims court as my debt is more than 5k and small claims only allows upto 5k claims so where do i go if the tenant owes me 7k.? any advice very welcome
  3. hello all The neighbour to my rented property has reported to me that the guttering has been removed or fallen and the rain water is causing my brickwork damage. I have asked the tenant several times to come and check and fix the problem as i need access to the garden to do it...despite being in on every appt..she never alows me in saying she is busy and come back the next day...this has gone on for over 2 months and now she has said not to ask her to come to the property. How can I get a court order as I have never been in this position before.. I am taking her to the small claims court for arrears of £4800 if she doesnt respind to my letter by the 21 dec...once in court..could i also ask the judge for access to my property as per the contract...or do i have to go through a separate process to get a court order rather than money claim online. sorry for the question..i am new to this situation and find the people on this site very helpful to us clueless and stressed out LL's many thanks in advance
  4. heebs

    Local Housing Allowance

    The new system has opened up a whole pandoras box... -now more fraud as tenants not claiming the rent only...but i have heard they make fake contracts claiming the full lha...as the landlord is never contacted or asked for a signature..this is not caught...also the tenants are holding on to the rent as a bargaining tool to balckmail landlords...they know they need to be atleast 8 weeks in arrears...so they just juggle until the limit.. As landlords dont get a look in they cannot verify if the tenant is only claiming the valid rent...this is sucking the councils funds dry and who pays for all these fraudsters...we do..the council reduces the rent allowance or increases our council tax to fill the housing benefit deficit... Its all wrong...i dont like it one bit There are other ways to get the HB tenants to develop a sense of responsibilty instead of a sense of cheating.
  5. heebs

    Need to check Property- my rights

    Very kind words morticia...many thanks for all the helpful tips...i rang the council and although the chap couldnt divulge her details of benefit..when i told him i havent been paid a penny by her he told me to fax them how many weeks she owes and they could try and pay me direct...and also to put convey that she is asking for eviction to obtain a council house. I will be sending off my long saga tomorrow. My biggest mistake...paying the letting agents before getting any rent...please...learn from my mistakes...until you get rent..dont pay the agents a dime as they will suddendly become unavailable or ill all the time..or low on mobile battery etc...if they need your fee..they will chase the tenant until the first installment of rent comes through. I am living and learning... By the way..the council chap who was very helpful also told me that in future if i was to take on a dss tenant...not to take their word that they would give me 3rd party right to enquire re their housing claim and rent....but to make it part of the contract...or drafted by me and the tenant made to sign before giving them possession of the property. I will defiantely do that in future... some of you may think i am mad to consider taking on another dss..but to be fair i have another house which has a dss family for over 2 years..they are so co operative...polite..and always pay their rent before its due...so i cant let this bad experience colour my judgement but i will definatley cover my bases incase they turn out to be nightmare tenants. Being a landlord...not easy...God help us.
  6. heebs

    Need to check Property- my rights

    Hi Melboy and Mortitia... many thanks for your replies The tenant is a dss woman who wants me to evict her as she said she will immediately get council housing as this is what she is aspiring to...she wants me to evict her as i will be left without a penny of rent for over 2 months and going to court would prob result in her saying she has no money.. I just received texts from her to say i have no right to come into the house and check anything until she leaves or i give her eviction...if i evict her before the council pays her rent i will be stuffed more than i am now. Mortitia...how do i get the police to accompany me as i dont have evidence of any gas leak...child abuse...drugs etc...is there any other way the police will accompany me. I really dont want to give her eviction as that is exactly what she wanted,...she is using me...she purposely sought out a nice house in a nice respectable area where she knew she could aggreviate me into giving her eviction notice...but i will be left with no rent for 2 months. Please help...i have text her 2 days ago to say i will be coming at 12 on saturday over to check the pipes and house and will need to do it in the daytime as i need to see the pipes from the outside (garden side of house where neighbour saw it from her window facing our garden). The tenant has refused and said come and stand outside as no one will let you in. Any advice from landlords very experienced with dss tenants....also i suspect she is committing benefit fraud...she wouldnt allow me to have 3rd party right to enquire about the rent (unlike my other 3 tenants who gave it without hesistation)...i dont know on what basis she has applied for housing benefit as i am not sure what the criteria is but she has a husband who she refused to have named on the contract..as i heard her husband had a violent reputation i told her that if only she was on the contract then her husband would not have any right to deal with me regarding the property as he is not my tenant...now i feel she may have applied as a single mother as before signing she stated he was her fiance..then when i made a visit a month later to enquire about the rent she told me she was heavily pregnant and the chap was there being abusive as i was insisting on the keys (thwy changed the locks) and he was refusing saying i had no right to keys...i asked the tenant why the man was getting involved...i asked if he was her husband and she said yes but not officially....also he works nights and im sure is living there I am in a catch 22 x 22 as if i report her thinking she may have tried to commit benefit fraud..the rent wont get paid...if i evict her the rent wont get paid...i am so stuck update : 17 oct i rang the local police and told them the situation and they said they would accompany me to the house to check it...later on a call centre person rang and said the police dont get involved in civil matters...i asked to speak to the police and a sergant told me that even if they hadnt paid rent the tenants had squatters rights and i had no right to enter the premises if they didnt want me to...he said that the contract isnt worth the paper its written on and he feels bad for my predicament but the law is on the side of tenants and they have a right to refuse entry. I went to the house today..they were all in as the kids kept looking out the window when we rang the bell..but they didnt answer the door...i am really at my wits end..i went to the neighbour and she showed me that a whole section of pipe was missing..in really dont know why they haver removed it...and the agent who was with me said they are doing this on purpose to get evicted so they can get a council prop immediately.. Life is so unfair. Any advice...please
  7. Hello All I have taken on a nightmare dss tenant...a somali woman with sevral kids who hasnt paid me any rent for over 2 months as she says her claim is being processed I have just heard reports from the neighbours that they have dumped furniture in the garden and that there is an external pipe leaking water...i am mortified as I know she had lots of her own furniture and hope she hasnt dumped mine in the garden Also I spent over £3000 on getting the roof relaid and the inside ceiling redone due to a previous outside leak and now fear that a leak has sprung again and the tenant doesnt want to let me in as she has probably done something with my furniture and doesnt want to face any questions re rent. I desperatley want to do a quick eye inventory of my furniture in the house and see which beds and sofas are in the garden according the neighbours reports and check the leak. What are my rights to enter regardless of her giving permission as i dont want the water to cause me £thousands of damage when this tenant hasnt even paid me a single penny of rent in 2 months and her deposit doesnt cover her her time there. I keep getting text messages from her teenaged daughter saying 'you cant come today..i cant open the door for you etc'///...do they have a choice? Cant i just enter after giving notice with my own key (by the way they changed the locks as soon as they moved in...i insisted they give me a copy of the key but could have changed the locks again to keep me out. Any helpful advice greatly appreciated. desperate Heebs
  8. heebs

    t.d.s

    Hello Rodent I signed up as a member as I wanted to insure my deposit via mydeposits but when i went to do it online it said that i cant insure deposits for rentals over £25k...now I am stuck...bought a membership and cant insure the deposit..wonder why the upper limit...any idea of a similar scheme where i can insure the deposit for higher rentals ..thanks
  9. heebs

    Oven door burn mark

    Hello I have tenants who are due to move out this month...they have burned the front of the oven door. The oven wasnt new...but there wasnt a mark on the outside..but now there is a 3inch diameter burn mark on the top end of the door... It was a relatively cheap white electric oven, and i am sure there is no way to just replace the door as this model is probably impossible to find///or how much do i charge as i will have to replace the whole oven...what do i insist the tenants do about it...as check out is iminent. Any advice/thoughts welcome thanks
  10. Hi Selkirk...when you take the pics...do you print them out and get tenant to sign the back or do you just take them for your own reference...just asking as I know this will escalate my costs re processing pics etc
  11. heebs

    Last month rent and deposit

    Hello I have the opposite on my contract..that the tenant cannot use the deposit for payment of rent and any rent outstanding will incur a late payment fee of £5 per day until in receipt of cleared funds. The deposit is not rent..but money against any possible damage to the property and the tenant should be made aware of that. Good luck with the last months rent...even if you dont get it...and the property is left without any cost to you then I suppose you are ok...but if left with cleaning costs etc then you dont have anything to fall back on unless you took 6 weeks deposit instead of one month. heebs
  12. heebs

    Wasps nest

    Hello Many thanks to geewiz, Mortitia and chestnut for their helpful replies... I had a feeling i did the right thing in paying for the wasps nest..the tenants have small children and i wouldnt want them getting stung. I organised a plumber yesterday to go round...lets see what he says re damage and how best to remedy it...the walls are fully tiled but having the shower over the bath i think the water is seeping through somehow...i did have a 'professional' plumber sort out the problem initially but told the tenants to still keep an eye out for any further leaks incase the tiles became loose again or seal deteriote. Thanks again everyone...its nice to bounce ideas off...will look in upvc mouldings... heebs
  13. heebs

    Dispute with deposit

    Hi John.. sorry to read of your stress and difficult situation. I firmly believe that any transactions involving assets should be written...when the new tenant paid the old tenants deposit, as you were a witness you should have asked the old tenant and new tenant to sign to say such a transaction happened and that the old tenant signs to say he had received £x amount back as his deposit for your property. Then court would have been no problem. Hopefully the Judge will be able to see through the fraud... all the best heebs
  14. heebs

    Wasps nest

    Hello I have a family living in one of my properties...they have been generally good tenants. They emailed me today to ask who is responsible for paying for removal of a wasps nest in their garden. I told them i didnt know who was responsible but offered to pay for it regardless. I am just asking out of interest...who is responsible. Also..by the way...i have a flat which had the wall outside the bathroom damaged with damp due to the bathtub sealant being worn out. I had everything remedies..re sealed and the wall fixed and repainted and asked the tenants to please keep an eye on the wall and reseal the tub if needed to avoid the wall getting damaged again..and to let me know if it starts leaking again they have been in the place 2 years..i went round yesterday as they are moving out soon and found the wall bulging and soggy with paint ruined. They didnt inform me and neither did they reseal the bathroom I will have to get this sorted...can anyone advice if the tenants are responsible for payment towards this at all as they have let the problem get out of hand. many thanks for all your help and comments
  15. Many thanks for all your responses....I was right in thinking that Foxtons are making a killing on both sides...I will surely make it less painful for the tenants as much as i can. thanks again Heebs
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