UK Landlord Forum / Life

Hi everybody, have just posted a form 6a to my troublesome tenants as advice on here seems to be less hassle than a section 8 which can be disputed etc etc.  So they obv. recd it today as l got several calls in uick succession on my mobi (give me chance fgs, l was walking around in the pouring rain so couldn't answer) By time l got somewhere indoors, ten mins later they had sent me a text asking what the hell was going on, what have we done, please ring us.
Now this has made me a bit twitchy as on the one hand l had to put my contact number in clear view on the form 6a as most of you will know, but otoh l don't really want to engage in an emotive conversation (which it will be trust me, they've often made comments about loving the house, never moving out blah blah blah).
Financially I need the house back as hit hard by Covid so their unsociable behaviour among many other breaches /ignoring of several other terms in the tenancy are not only reason, so there is no room for negotiation.
I was very careful in ensuring the 6a was served correctly and all epc, gas safety and how to rent were signed for at beginning of tenancy. I gave them a clear six months and they didn't pay a bond or deposit (cos lm stupid like that and felt sorry for them saying they couldn't afford etc) so can't fall foul of that deposit kept in a secure scheme rule.
I suppose my question is that as l have to put my phone number on the form or it won't be deemed correctly filled out, would the court, if it comes to that look dimly on me then refusing speak to them or engage in text convoys with them?
Also possibly overthinking (l do that a lot since becoming a once bitten second time landlord) but if l reply to text saying 'No(you haven't done anything wrong) l just want my house back' then if it gets messy and 'he said she said' could they then use my text to 'prove' they had been exemplary tenants.  Any advice on how to respond without undermining my hopefully watertight  (as far as l can glean from all advice and research) done)  'Can l have my house back please'. Many thanks in advance.

text convo. obviously, not convoy, though the sheer volume and regularity of their prev. texts over past issues has been more like a convoy

Section 21 = no fault, no reason == no discussion.

Quote from: Hippogriff on October 29, 2020, 10:54:35 PM
Section 21 = no fault, no reason == no discussion.

. Thank you for replying, l did think that was the case, but then started worrying why is it compulsory to put LL phone no. on there, its inviting tenants to call /text surely? I'm not questioning your reply whatsoever, but just struck me as odd that the form compels you to add your phone no.but not to reply to any calls or texts  !
So would you say just ignore the text or any further calls or just send one reply saying its not up for discussion. then ignore after that.

I have only ever used S21.Why did you think 6a would be less hassle for you?I would absolutely not engage in any texts whatsoever,it will only cause you intense aggravation.Stay focused on getting them out.

Quote from: heavykarma on October 30, 2020, 11:55:37 AM
I have only ever used S21.Why did you think 6a would be less hassle for you?

Form 6A is the standard form for a Section 21.

It seems odd that the tenants wouldn't already have a phone number on which to contact the landlord, otherwise how would they notify him of maintenance problems during the tenancy?

Thanks Simon,I keep learning.Thank God I have only had to do it a few times.Yes,my tenants all have email and phone details.It sends a chill down my spine when I see their names.

Quote from: Magnolia on October 30, 2020, 02:53:53 AMSo would you say just ignore the text or any further calls or just send one reply saying its not up for discussion. then ignore after that.

That's the ticket, either. That one final message from you might ensure they know that your silence doesn't mean you have changed your mind. When I've served a Section 21 I had to engage on some level - at least to arrange things like Check-Out... it's not complete radio silence, of course.

Quote from: Simon Pambin on October 30, 2020, 12:33:39 PM

Quote from: heavykarma on October 30, 2020, 11:55:37 AM
I have only ever used S21.Why did you think 6a would be less hassle for you?

Form 6A is the standard form for a Section 21.

It seems odd that the tenants wouldn't already have a phone number on which to contact the landlord, otherwise how would they notify him of maintenance problems during the tenancy?

Thanks very much for your reply. Sorry yes they already have my contact details on their tenancy agreement but l was confused by form 6a asking for landlords phone number as well, when l really want to keep this formal and not play text ping pong like l have had to in the past with them or speak to them on the phone as she especially is very manipulative.

Quote from: heavykarma on October 30, 2020, 11:55:37 AM
I have only ever used S21.Why did you think 6a would be less hassle for you?I would absolutely not engage in any texts whatsoever,it will only cause you intense aggravation.Stay focused on getting them out.

Thank you for reply,  l really don't want engage in these convos with them l was just worried about looking bad providing my phone no. again ( on form 6a) then ignoring their calls /texts.  I can hear the wife of the couple especially stroppily saying 'well why put your phone no. on it then' But l took your advice and didn't reply to their first text but she sent another today saying a landlord reference is required before they can start looking for somewhere else (see what l mean about her,, quite manipulative)   So l resisted temptation to reply with... 'Err no, you don't get to set the conditions here, just get out my house'   and replied with '  Please feel free to provide my details to any prospective landlord who require a reference.'

Quote from: Hippogriff on October 30, 2020, 04:03:38 PM

Quote from: Magnolia on October 30, 2020, 02:53:53 AMSo would you say just ignore the text or any further calls or just send one reply saying its not up for discussion. then ignore after that.

That's the ticket, either. That one final message from you might ensure they know that your silence doesn't mean you have changed your mind. When I've served a Section 21 I had to engage on some level - at least to arrange things like Check-Out... it's not complete radio silence, of course.

Thank you for your reply.  They sent me a demand for a LL reference today before they will look for anywhere.    l sent back 'Please feel free to pass on my details to any prospective landlord that requires a reference.'   No way am l giving them a written 'To whom it may concern' reference at this early stage, they could then be tenants from hell for six months.

Quote from: heavykarma on October 30, 2020, 11:55:37 AM
I have only ever used S21.Why did you think 6a would be less hassle for you?I would absolutely not engage in any texts whatsoever,it will only cause you intense aggravation.Stay focused on getting them out.

..
Sorry l meant less hassle than a section 8,which l could technically do on their behaviour but as l understand it they could contest it even if served correctly.