UK Landlord Forum / Life

My tenants (students) are often late on their quarterly rent - 3 to 4 days late normally. After some investigation, it turns out that the guarantor for one of the students is snotty banker whose response to the agent was: "I'll pay it when I pay it".

Needless to say that the combination of complaints from neighbours about the students' decibel level and delayed rent has me questioning whether this tenancy is worth it and whether I should serve S21 when it's possible. I have already told the agent that said snotty banker needs to take responsibility in the event that his charge is evicted due to his bad attitude, but my questions to the crew is:

1. Do I need to cite reasons for serving S21 and exercising the break clause? (I have read the sample/template available on this site)
2. Is the procedure (2 months notice, followed by exit inspection on the day of the vacation, agree potential deductions based on inspection results, return balance) the same if I exercise the break clause and cite S21?
3. In the event that I let the AST run it's course and only serve S21 to coincide with the day before end of the AST (so that it doesn't become an periodic tenancy), can I enforce that they move out on the last day of the AST?

You can give notice that the tenancy will end when stated in the contract, minimum of 2 months before the end.

You can do this.

Do you want to do this?

You let to Students did you think that they would be National Trust going Librarians?

3 to 4 days in the bigger scheme, when you could be 3 to 4 months out of pocket, is peanuts.

Have a gentle word, if it's always 3 - 4 days late, and you can bank on it, I say this is acceptable. Just.

3-4 days late on a quarterly rental payment, by my crap maths, works out to being a day late on a monthly payment.  If my T's constantly and consistently paid 1 day late every month without fail but were good otherwise I wouldn't be issuing anything.

Not even if you had a cold?

bless you.

Quote from: Pori78 on November 17, 2014, 06:08:11 PMMy tenants (students) are often late on their quarterly rent - 3 to 4 days late normally.

This in itself is nothing to get worked-up about. I would even think yourself lucky. I have a LHA Tenant who is 10 to 15 days late on the top-up part of the rent every single month and only pays after being chased numerous times. I can count on one hand the number of times the right amount of rent has been paid on time, I can count more times the wrong amount of rent (not enough) has been paid on time and I can count even more times the rent has not been paid on time.

I still believe I am in a training period... for this Tenant.

Sometimes I even ponder the idea of reducing the rent so it is only the LHA amount... therefore there is no top-up for me to chase. That's how frustrating this can be. I won't though. Your 3 to 4 days late on a quarterly rent does not seem that much of a trial or tribulation to me.

Neighbours should also not be complaining to you, if they are. You are not the parent of the [student] Tenants... unless, of course, you are.

Sorry to hear you have a late payer that makes you worry. My opinion is that this shows the person paying doesn't really care and my opinion is, if it is financially possible to get rid of them, especially considering the noise problem, I would. But of course, usually, every time you get a new tenant it costs you money! Whether you have to have the place cleaned, pay for advertising, risk having a void period (ie no tenant) or a load of minor or major problems are discovered with the flat that the last tenant didn't report and you have to have them fixed. Plus, there is, unfortunately always the chance that also the next tenant might be worse than the first! I had a couple of tenants found by an agency. They were miserable souls who did damage to my flat. I decided at the end of the year enough was enough. I couldn't stand their acting like it was the ritz and they should be waited on hand and foot. So I had to take a financial penalty but at least now the people in there are paying more and they are nice people! So, up to you. Places like Edinburgh, where I own some flats.. the tenants are beating down the door, offering more than the monthly rental and even 6 months in advance to secure the flat. London, the prices are inflated, so you will get a tenant but it takes quite a while. I decided to dip my toe in about a flat in Edinburgh where I have a slightly similar problem to you. The guy is ok but he pays his rent late, has bicycles, wants to put holes in the walls and never says please or thank you. He is an honest guy but self-centred. I am thinking of getting rid of him. An inspection is coming up as he got the place freshly painted new carpets etc. So, we'll see. Already. I said the flat is available in just over 2 months in the dead zone of January. Already 10 people have written in about the flat and the ad went up literally 24 hours ago so think carefully but if you think maybe you can get a better rent, better tenant and not lose money - listen to your gut instinct and try for a new tenant but again, also judge the market. If it is a dead market and they are not trashing the flat or not missing their rental payments maybe keep them!

Did I read correctly that you're thinking of getting rid of him, but you have already advertised the property?

I'm genuinely struggling to comprehend why someone having bicycles is a negative mark against them? Do you hate cyclists? I did read all your post but it made me feel a bit uncomfortable... re-read it yourself, maybe?... as it comes over as being very judgemental and a bit power-mad.  These people that you are bad-mouthing are your current and previous customers. Why do some Landlords persist in treating Tenants like they are the subservient party in this two-way relationship? Everyone can get burned (I do know that) but the attitude I sense here is making me feel icky. It's self-evident that some people do choose to rent.

Anyway, the OP surely realises that the Tenants in question here are students... students would not generally care about things like this.

Thank you all for your replies guys.

Unfortunately, the question of will we serve the tenants notice is no longer in doubt. The question is now how soon - we went over today with our plumber to fix an issue with a basin only to discover appliances connected to a (live) extension lead from the kitchen to the bathroom in very close proximity to 2 buckets of water. It appears that these tenants are in the habit on switching on these appliances while they shower, despite the water and steam, they then use the appliances irrespective of the risk of fire or electrocution. I have of course had the electrical circuity tested, but this is just too much.

We have warned them about this sort of negligence before so that they don't kill  themselves or any of the neighbours due to a fire...so the tally is now: late rent, noise complaints, generally not complying to the buildings rules and regs, and now health and safety.

What is it with Students and buckets of water?

I do think maybe you asked for advice, knowing what you were going to do anyway.

Thats frustrating for us.

Putting aside for a moment the cost of rectifying any damage caused to a property wire a tenant rewiring it....
provided you made the property safe at the start of the tenancy, there is not much you can do about a tenant electrocuting themselves. If they really want to do it by running electrical appliances in the bathroom then I dont see that it falls within your remit to step in unless you are their parent or something.

What next, stopping them climb on the roof in case they throw themselves off ?