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  1. HELP!! I am new landlord and recently let the property I previously resided in. It is in a private gated community with an access road. I used an agency to find the tenants but I am managing it myself; professional couple with good references, ideal.. however we haven't got off to a good start as they believe they have been mis-sold the property as the agent has misrepresented me. I excluded the garage from the letting. They were informed of this by the agent both verbally and in written correspondence albeit it is not in the actual tenancy agreement. They don't dispute this, the problem is access. I have told them I expect 24/7 access to the garage. I have my 2 very expensive super cars parked there and wish to come & go as I please. They are disputing access as they believe they should have been informed upon viewing and it is not written in the contract or any correspondence. They are adamant the agency only informed them that I was using it for storage and did not inform them of what was being stored or my access requirements. Reading the letter the agent sent to them, it simply says SPECIAL REQUIREMENTS: Garage is excluded. I still believe I have the right to access my cars as often as I please as it is my garage and have said that I'm willing to send a text 30 mins prior to notify them of my arrival. Also I told them that they should keep the driveway clear from their cars to reduce me disturbing them as they can park on the access road in front of the house without a problem. However, they have said no to this as the listing included off-road parking which they say means the driveway; the garage is located on their private back garden only accessible via the driveway. I'm aware the contract states: The Landlord shall permit the Tenant to have quiet enjoyment of the Property without interruption by the Landlord. Am I in breach of the tenancy agreement and could I be charged with with harassment or trespassing if I persist? CAB & Legal for Landlords have both said that I am acting unlawfully and that I am only entitled reasonable access to the property with regards to repairs/inspection requiring minimum 24 hours written notice which still needs their agreement regardless of whether the garage is excluded or not due to its location and accessibility. CAB say that I could be responsible for the council tax or at least contributing to it as the tenants do not have entitlement to the whole property which apparently includes the garage and driveway. Lastly that I should be contributing to their utility bills as my super cars are on charge 24 hours in the garage. Do I have rights to evict them if they deny me access to my garage? If not, do I have to relocate my cars if I want access to them? I don't have a garage where I live now. I've told them am happy to accept their notice if they choose to leave but I doubt they will want to. They've only been there a month and have a 12 month AST Please advise!
  2. I am renting a property on an AST and have landlord permission to sub let. I sub let 3 rooms, and live in the fourth. All tenants were made aware of this and signed an AST. I am having issues with one tenant, who after being told to clear his mess up is telling me that he will not pay the full rent as I paid less for it last year (last year i lived in the same room as a joint tenant). He knows this as he knows me personally. I am unsure if the AST i signed with them stands as an AST or they are infact excluded occupier or lodger? Also at the time i read something saying that if i live in with them, i dont have to protect their deposit, and never did, highlighting this in their contract. Now i read about section 21 and not being able to evict if needed. Also possibiliy of penalties? Advice please guys! Even though my tenants signed a contract stating AST is it an AST in eyes of court? Terry
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