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Hi all, i am issuing a section 21 notice and keen to find out if i need to issue one or two to the two tenants. 

They are a couple.

Also how do i hand deliver it to the mailbox? 

I was thinking to write on the envelope: top left hand side: NOT A CIRCULAR PLEASE READ and top right hand side: BY HAND. Hold the envelope up in front of the main door and then the pigeon hole, so that the address is visible on the envelope and the door and pigeon hole can be seen and take a photo.

Deliver it before 4.30pm the day before it is due (i.e. before the 2 months i am giving).

Views? Am I forgetting something?

8 minutes ago, Carryon Regardless said:

Serve notice, the pillock spends his time looking for issues.

Most would be grateful for the faster repair.

Oh yes I agree. But am I in the wrong here? Legally? 

Hi all,

I booked an engineer for next week but the engineer got confused and went today.

The tenant was there and let the engineer in.

The tenant then emailed me saying he never gave me permission to arrange for the engineer to attend today and that he legally needs 24 hour notice for anyone to enter the property.

Thoughts? 

How do I respond to that? 

Am i in the wrong? 

16 hours ago, Carryon Regardless said:

 

Methinks your tenant is a clown. Such a round figure on a scrap of paper is the work of a school boy.

Absolutely, there is no right of compensation.

I assume the tenant informed you and you responded in a reasonable time. Nowt else you should be expected to do.

You may charge minimal interest on late payments, of more than 14 days. In truth not worth the effort.

Where you can offer incentive is to point out that his account is in arrear, and shall remain so until paid, and would likely affect any future rental come request of a reference.

Otherwise, as you suggest, ignore it till deposit hand out time. You demonstrate the ongoing arrears, with the rental statement/s. He cites the laundry charges and doesn't have a receipt anyway, you get £50 back.

If you have desire to hoof the pillock, be aware that soon enough Gove might / is likely to extend the 2 month notice to 6 month.

Thank you, Yes I acted quickly to get someone in. Do i charge the interest in the end of the tenancy agreement? That will be in July cause I am going to issue a section 21 notice.

Thanks all. So the rent was paid minus £50 which the tenant claims spent at the launderette. He sent me a receipt that was not dated and was handwritten. 

Is he in breach of contract for not paying the full rent?

What can I do, apart from claiming this amount from the deposit, when he leaves?

13 hours ago, Richlist said:

Blimey ! £3 a month is a great price for peace of mind. The first 3 rental properties I bought I installed new washing machines and I purchased 5 year extended warranty on each. They all lasted around 10 years or more and I never needed a repair on any of them. Guess I was just lucky but following on from that I never supplied another washing machine.

My understanding is that no washing machine is generally the norm now (with a few exceptions) unless :-

* it's a large property or

* a high end property or

* it's brand new and been installed by the developers or

* it's a new inexperienced landlord who thinks they need to supply one.

 

I had no idea about white goods not a norm. The flat I am talking about is in London and it is a 1 bed. The building was built 12 years ago. Shall I not provide it from now on?

My tenant told me Last night that the washing machine is giving an error. I found an engineer for the washing machine brand for Thursday.

He wants me to pay for a laundry service in the meantime cause he does not have clean clothes he says, and says he can’t be there on Thursday to let the engineer in because of work.

He is very inflexible. Advice please?

We rent our house to a family for 6 years now. They are saying that they have mice. There are no holes outside the property or the brick work (which is my legal responsibility). The situation got to a point that the mice ate the plastic under the sink which i paid to replace. The plumber that replaced it said that the property is very dirty. I keep saying to the tenant that she needs to clean and pretends that she cleans every night with bleach.

How can I ensure that she does clean properly?
Can I ask her to pay the bill for the damage under the sink that the mice caused?

Help, really don’t know how to put it to her or what to do so the property is crystal clean as it was upon move in.

Hi all,

I have a bit of a dirty and messy family living in my rental house. I have 3 issues

1- The kitchen was new when they moved in 7 years ago. Now it looks like this and also they are saying that the hinges are lose etc. Basically they are pushing for a new kitchen. Is this normal wear and tear ?

2- They have said that they had mice and I stressed how they should keep everything clean. They do not. When I went to visit there were crumbs and general dirt on the floor, in between appliances, in front of the skirting boards etc. How can I fix this ? I put mice traps, closed any gaps (could not really seal all the tiny holes in the skirting boards), but they are saying I should be closing gaps that are usual house gaps. i.e. they want me to close the gap between the oven and the cupboards or the washing machine and the fridge. What am I supposed to do?

3- They are saying that the oven gets hot and the cupboards near it get warm. Again the oven is dirty inside and I wonder if that causes the surrounding cupboards to get warm as they say. They also said that they cannot see the temperature in the oven because the “sticker” that shows the temperature has rubbed off. Should they not have told me about this when they first saw this happening?

Thanks all

On 2/1/2021 at 6:47 AM, Grampa said:

There are also always 2 sides to a argument with both sides taking the view they are right and sometimes a dispute isnt always black and white. (can we still say that?)

If you have suffered a material loss you can prove you have the small claims court to fall back on (MCOL on-line) 

You can leave a  review on their google and Facebook page if you wish but make sure its factual and possibility prewarm the company in advance unless the issue is dealt with in a professional manner. No company likes bad reviews especially if a small company as one negative review can have a big impact on the overall rating. 

Formally request details of their complaints procedure  

 

On 2/1/2021 at 6:47 AM, Grampa said:

There are also always 2 sides to a argument with both sides taking the view they are right and sometimes a dispute isnt always black and white. (can we still say that?)

If you have suffered a material loss you can prove you have the small claims court to fall back on (MCOL on-line) 

You can leave a  review on their google and Facebook page if you wish but make sure its factual and possibility prewarm the company in advance unless the issue is dealt with in a professional manner. No company likes bad reviews especially if a small company as one negative review can have a big impact on the overall rating. 

Formally request details of their complaints procedure  

 

I have done and they said:

We are a members association and therefore do not instigate investigative procedures against our paying members 

What is that???

So I raised a complaint for an inventory clerk to the AIIC. The AIIC emailed the clerk and asked them to assist me. Long story short, the clerk did not satisfactorily assist to the point that myself and the tenants are still unhappy with the inventory clerk's report. 
The AIIC did not really help us, bar emailing the clerk asking to assist us. 
The AIIC does not seem to have a proper complaint procedure in place. 

What can I do? Who can I contact to assist us please or complain?

Thank you

Hi all,

I have been looking re what information I provided my tenant re storing the deposit. 

I stored it on time and I sent a screenshot from the scheme that shows the below information:

URL of the scheme
deposit amount
deposit ID
my full name
date that I paid the deposit
My email address
 

I did not send any terms and conditions (was not aware of it, my bad). 

Can I be sued by the tenant? Can I send the T&Cs of the scheme now (it's been more than 30 days since the tenant was in the property)? How can I eliminate any risk of being sued?

Thanks all

Earlier this week the tenant issued me with a statutory declaration notice. DPS emailed me asking if I wanted to use their free Adjudicator service and I agreed.
I just logged into DPS and saw the following: Tenancy suspended- Deposit pending court order.

What on earth does that mean?
Am I being sued?
I am confused since i never had that before. Advice please? What do I do? Thank you

I had a fixed term contract with my tenant, which is now a rolling contract with 2 months notice. If he doesn't pay the rent, do I issue him a section 21 notice or simply email him and state that he needs to leave after the end of the 2 months? 

I am trying to figure out if I should buy rent guarantee insurance with legal protection (which is very expensive nowadays) or if it is not worth buying it, cause of the shorter notice period?

Thank you

2 hours ago, Carryon Regardless said:

Is there advantage in getting another report from another? You might then have reasonable demonstration to recover the cost of the faulty report and any losses that may arise from their missings.

That's actually a good idea. Problem is that the new tenants have moved in already so the old ones could claim that the new ones damaged the property. 

Hi all
I have hired an inventory company to do my check out report. I have seen that they are missing significant items in the report. They are ignoring my emails and they are not adding the items that should be added. For example, there is a cracked wall that has plaster board missing and they are refusing to add this to the check out report, although at their check in report the wall has no defects.
Who can I complain about this to please? A body of some sort?
Also what can I do? Help!

Thank you all.

Tenant asked me if they can have a small dog for their son. 
I had a dog before and I know that the house does smell. 
Reservation I have is what happens if they leave in a year when their contract ends cause their kid will change schools, and how easy it would be for me to clean it after they go. Also the dog may chew on carpets etc and it may be considered wear and tear cause they would have been in my house for 5 years.

Advise please?

37 minutes ago, Richlist said:

I don't think there is any legal requirement to clean the property 'professionally' at check out. Even if your tenancy agreement requires it, it's likely to be an unfair contract clause. The tenant is required to leave the property clean and tidy and no doubt that's what they believe they have done. Just because your check out clerk has a different standard to your tenant doesnt mean they are right and your tenant is wrong, different people have different standards.

I always ask myself how bad is it and what's it gonna take to put it right. If the answer is not much I don't persue the tenant. If the tenant has been a good one during their tenancy neither would I be so miserly as to charge them what is likely to be less than £10 for a couple of light bulbs and a battery. 

Oh I saw the photos, and there are cleaning omissions. I am nowhere near the property so had to get a cleaning company and will have to get a handy man as well.

Hi all,
The tenant checked out and the inventory clerk advised that the property was not cleaned professionally and there were cleaning omissions, compared to the check in report.

Moreover, the tenant did not replace a couple of lightbulbs and the fire alarm battery.

Do I charge the Tenant for the cleaning company I hired to do the cleaning omissions and also for the handyman to replace the lightbulbs and fire alarm battery?

Thank you

Hi all,

I have a new tenant and he would like a 2 year fixed contract for my property.
I always had a 1 year with a 6 month break clause so unsure on the positives and negatives of the 2 year fixed. Please could you advise?

Thank you

Hi all,

I have a tenant that renewed his TA. In it there is a clause that says she cannot give notice if 6 months from signing pass. 
She forgot that clause (she said) and gave me notice 3 months in. I said that she needs to wait for the 6 months to pass and then she can leave, or pay rent for those 6 months. She is pushing me to leave in 2 months time. Thoughts? 
Obvioulsy I am worried that I may not find someone in 2 months under this climate.
 

Thanks

Thank you both

Hi all,

I have a question ... next door neighbour told my tenant that they will be doing refurb into their house and that they will come in contact with the party wall where 3-4 bolts will be drilled into the wall. 
The works will take 8-10 weeks. 
My tenants work from home and are not happy with those works happening.
Also my tenants are worried about the work that will happen into the party wall and I am too!

Any advice please? Can I stop my neighbour from drilling into the party wall?

Thanks