Tenant wants to leave property to go back to his country for a few months

[geek84]

Hi Folks

I have a foreign student and his partner who started living in my property in September. He is a student at the local university and is repeating his first year, for which he attended a different university in a different part of the country.

I made all the necessary checks before admitting him as a tenant and everything was going fine until last week. He said that his previous university had not transferred the fees to his present university and the present university in unwilling to take him on, and his visa is going to be cancelled. He said they have agreed to take him on as a student from September 2014. As a result of this, he is now saying that he will be going back to his country (Saudi Arabia) but will be returning to the UK in summer next year. He also said he will leave some of his belonging in the property and that he has a cousin in the UK who will make sure I get the usual rent in full every month, until he returns in the summer next year.

I have never come across this situation and was wondering if any of you have? What things would I need to clarify with him before he and his partner leave the country?

Finally, I do have a short term 12 month tenancy agreement with him. Do you think it is just best to terminate the agreement and let the property out to someone else?

Thanks in advance for your responses.

[Richlist]

Finally, I do have a short term 12 month tenancy agreement with him. Do you think it is just best to terminate the agreement and let the property out to someone else?

Yes.

[geek84]

Richlist, why do say that it is best to terminate the tenancy?

[Richlist]

Why complicate things ?

Letting property is really all about managing risk. If you agree to these very unusual arrangements you will be massively increasing your risk of something going wrong. So, if the 'tenant' agrees, terminate arrangements and find a normal tenant.

Just ask yourself.......do you really need the extra hassle, risk, worry, work load etc etc.

[Dave A]

For me it sounds alarm bells ringing. I wouldn't do it, especially over the winter when a property needs warmth and maintenance.

Dave

[Melboy]

Mmmmmm! Tricky eh!

Devils advocate here............If the money was forthcoming every month then I would perhaps carry on with this tenant BUT on the strict understanding that in any event of being messed about with non payment then it would be the heave-ho for him out the door with his furniture.

Back to Richlist's tried and tested formulae of not taking on any foreigners and students as rental tenants..... unless they are a Saudi Arabian Prince of course.

[geek84]

Thanks Melboy

[Carryon Regardless]

If he is wealthy enough to pay thew rent on an unused property I would have expected that paying the fees to the new uni to be within reach. Consider the wasted cash of the rents and his travel.

Your insurance becomes void after a short time of no occupancy.

You have a duty of care for his stuff.

Is there a UK G'tor ?

I've been bitten twice by EU T's. Making claim there is more than I wish to investigate, for a Saudi.....well !

If you are to consider this, for me, it would be all rents till return paid up front.

An admin charge to offset the court costs of a S21 and storage of his 'stuff'.

This at least would demonstrate commitment.

[geek84]

Hi

Thanks for your reply.

I did ask him the question - If he is wealthy enough to pay thew rent on an unused property I would have expected that paying the fees to the new uni to be within reach. Consider the wasted cash of the rents and his travel.

His response was that he will sort it out with the Saudi government!!

He also said he will pay me 2 months rent in advance before he goes and will transfer a month's rent into his account at the beginning of every month. He said he will give me the debit card associated with the account, so that I can with withdraw the money at the beginning of ever month. ~He is also prepared to leave some of the stuff in the property i.e.sofas, beds, TV.

Does this arrangement still seem dodgy to you folks?

[Carryon Regardless]

Would you have difficulty renting to someone of a culture that you already are familiar with ?

[geek84]

No, not really. But it is approaching Xmas time, and tenants are usually reluctant to move at this time of the year.

[Carryon Regardless]

I've found that some will go for the fresh start early in December but any later and I can't blame them for waiting till the next year.

I understand your predicament though especially if Mr Saudi is sluggish to bog off when asked.

[Mortitia]

Going back to your original post Geek - why is this person having to do the same year twice and under threat of having his visa cancelled?

Note - there are not that many Saudi Princes out there but a lot of wannabees full of waffle and piffle.

Ditch him and get a proper tenant.

[Grampa]

I first thought I would only do it if 6 months rents paid up front and a s21 was in place.

But as it isn't it main home (when empty) a Assured sholdhold tenancy cannot be used and therefore a s21 cant be either.

Though it is workable, if it goes wrong it can potentially go pear shaped it a big way and cause you a world of grief and legal fees.

I wouldn't touch it with a sh--y stick.

.

[Richlist]

The world is full of good quality tenants who tick all of the boxes......why, therefore, would you even consider accepting someone who doesn't meet all of those requirements ?

Is it because you think its going to be easier that way, or perhaps you perceive its going to be a lot of work & expense to find a new tenant(s) or is it just laziness on your part ?

[Melboy]

It doesn't stack up does it? Paying you rent in advance. Why would he want to go to all this wasted expense with absolutely no advantage to himself? This is beginning to look a bit shifty really but I cannot fathom out as to the reason why he would want to do this.

[geek84]

The reason why he says he wants to pay rent upfront is because he says he desperately wants to keep this property - it is a new build. Plus, he says since he has an internet line, a cousin of his would pop in one or twice a week to use it and collect any post.

He says he will pay rent upfront up until end of January 2014. His brother would then start living there until then tenant return to the UK in August 2014.

This is my first BTL and the tenant does sound genuine. But reading some of the repliers I have received here, has got me thinking whether or not the tenant is giving me a load of BS!!

[Mortitia]

Geek - OMG what are you thinking of?!

You don't let persons go to or stay in your property whom you have not referenced or checked while the tenant is absent,

In Arab speak a cousin could be anyone - next you will have kiddy porn, grooming of young girls, teenage brothel and all the associated stuff that goes with it.

This also has implications for your insurance.

Do not touch with extended bargepole!

[Richlist]

This is my first BTL and the tenant does sound genuine.

You sound like an accident waiting to happen.

Take notice of all the warnings.

You presumably will be taking rent guarantee insurance &/or a home owning gaurantor for whoever you let the property to ?

[Chestnut]

In my experience 'student' and 'visa' could ring alarm bells with buildings insurance conditions for tenancies, whatever landlord's view might be.

The 'visa' one is most probably pre-empting proposed immigrant checking legislation that Home Secretary is pushing to become law next year.

[Melboy]

The reason why he says he wants to pay rent upfront is because he says he desperately wants to keep this property - it is a new build. Plus, he says since he has an internet line, a cousin of his would pop in one or twice a week to use it and collect any post.

He says he will pay rent upfront up until end of January 2014. His brother would then start living there until then tenant return to the UK in August 2014.

Now that you have dropped that fact into the conversation it's a no brainer for me....Drop the dead donkey !

[Carryon Regardless]

Blimey you lot what happened to being open minded and welcoming of other cultures.

The assumption that he and his kin are up to all these naughty things is a bit strong don't ya think ?

If the nice chap wishes to pay the admin for a credit and history check for himself and all those likely to have effective control of the property you think is yours, and they all pass.

If you can be confident that his main place of residence, till August next year, is accessible should you need to pursue monies, serve notices, enjoy essential communications.

If you are comfortable that your insurance remains valid.

If these conditions are satisfied then maybe, just maybe you have a place to start considering this.

My other concern is that when you need to visit their sorry your property you will be shown the a*se as they pray to Mecca.