UK Landlord Forum / Life

Hello

It would just like to share a story, and gather some feedback and ideas.

On Friday me and the Wife went to the Solicitors, and happened to go into the Estate Agent on the way back to ask for details of a house put on the market recently next door to one of ours.

The boss lady saw us and did the spiel, and mentioned our tenant had asked he in to look at a few issues with the house.

Tried to show us pictures etc, but couldn't find them. She then said she would have trouble renting else where because of the three dogs she has.

So anyway, it was only round the corner, and as I was with my wife (witness) we called round and asked to see the problems, if that was okay, and discuss any issues ( they have been in there 5 months, and not a peep)

Anyway we were let in and the house was very very humid, and evidence of mould on some of the wall cold spots.

When I said about wiping it down and airing the house the woman went nuts.

- You knew about this, I was told by the ex tenant you got the house cheap because of the issues.
- The Agent lady reckons we should be paying £75 to £50 less a month rent.
-The patio is substandard and I cant let my 9 month old baby out there, even in winter.
-You need to see the bedrooms, its effecting our health.

I might have laughed in quite a condescending manner at some of these points, which let me tell you didn't help.

She then ordered us out the house and phoned the Police.

My conclusions.

Shes nuts / Post natal depression
The Agent Bitch needs a slap
A small three bed home with poor EPC is not suitable for 2 adults, 3 children and 3 large dogs, and a cake making business.
They have 7 months to go on fixed term.

Now I am sweating whether the rent will show up next week.

I have written to her subsequently offering an Olive branch to try and discuss matters again.


It annoys me when I am not in control and managing the way things are moving forward.

The whole thing was a shock, and I did things wrong, but with good intentions.

What are your thoughts people?

I'd not be contemplating a rent reduction.

I'd be wanting any genuine issues resolved, but I've had Tenants who were upset about condensation and mould (last winter) and just a bit of education resolved the issue totally. They'd been keeping all doors, windows and trickle vents closed while the heading was on very high. Now things are fine. It's a sensitive issue... you basically end up criticising someone for not knowing how to live in a house. I know, from experience, that a house that had no condensation issues before a Tenant moved in is unlikely to develop them just like that.

I guess the laughing would not have helped.

I think, like you, that you need to take control.

Possibly offer the Tenant the opportunity to leave and not continue renting for the fixed term. This would be a bluff because of what the Agent told you, but it might get the Tenant thinking things aren't so bad that she wants to move. It might reset her expectations and put her back in her box. At the same time I'd communicate something like - "if you decide to stay, you must take care of my asset and behave appropriately regarding heating and ventilation to avoid problems with condensation and mould" and attach a Council booklet or something. What you don't want is it to escalate to her involving the authorities in any way.

I'd definitely be checking-up on what the Agent has been saying to the Tenant, sounds like there might be an inappropriate relationship there. The Agent should never imply rent paid is too high!

I'd be tempted to get that Section 21 in now, though.

Quote from: boboff on January 27, 2015, 09:22:53 AM

What are your thoughts people?

Don't poke wasp nests with a stick and only ever do 6 month ASTs and then allow them to go periodic.

Try and appease her somehow in a caring and considerate manner, maybe buy loads of those moisture traps and give them to her?  If she's going to be a PITA offer her the olive branch of being able to break her contract early without recourse, she's probably feeling trapped as you feel like you're lumbered with her?

Thanks chaps.

Agree with you both.

My  feeling is let the sleeping dogs lie, or deal with the issue when it arises.

I am sure she knows that I know she is running a cake business from home, something the EHO would scream and shout about also.

I am certainly not buying those cakes, seeing the amount of dog shit in the front yard!

It was really sad seeing the house running with condensation. I love that house.

Her comment, well I cleaned it two weeks ago, and it's come back, I ain't cleaning all the time, summed it up for me though.

She has now contacted the council, and I have to meet them to discuss whether the place is now up to scratch.

I am now very pleased I did it all by the book, and have EPC, Electric and Gas safety checks, inventory, and contracts etc etc.

Has anyone been through one of these before? What can I expect?

I haven't Bob.  I'd either expect someone who is doing things as per instructions in a book or someone whos been there and seen that.  I'd hope for the latter.

I hope you've put a section 21 in the post to show your gratitude though?

Quote from: boboff on February 03, 2015, 02:48:56 PMShe has now contacted the council, and I have to meet them to discuss whether the place is now up to scratch.

That's an unwarranted escalation of a situation that you'd hope could be resolved professionally and amicably (or even grudgingly). I would not want this Tenant as my Tenant. Now, and forever more, your relationship with this Tenant is broken beyond repair... in my opinion. I am of the opinion that the Council will find something that needs addressing... otherwise they will feel like the trip out has been a waste of their time.

Thanks guys.

Yes, that is how I am feeling.

I have checked the EPC ratings of the neighbors and it's 1 point worse!

Annoying

Not sure what that tells you, though... fitting LED bulbs throughout will bump your EPC score up too, doesn't mean the house is really any better. I fitted LED bulbs in a house that was rated at 54, then I added a 2-zone Nest thermostat system... took it to 59, out of E and into D.

Have you progressed the Section 21, or are you biding your time?

The agreement is till August. 12 month AST.

No rent seen, due yesterday, so it looks like it's going to end badly......

It will end up costing me £2k, I frankly haven't got, / would prefer to spend on a Holiday!

I'd be tempted to get that Section 21 delivered right now. At least then the Tenant knows the jig is up (at some point) and all her involvement of the Council is going to end up being pointless (for her). Shame that no rent had come in when due. One wonders whether foreknowledge of rent problems initiated this course of action.

Tried posting this last week and it disappeared.

Got there on Friday with the lady from the council, and the tenant had moved out. Chucked us back the keys.
The place was a mess. Mouldy, smelly from dogs, filthy dirty and debt on the cards for electric and gas.
But they are gone.


They are very angry with me.

To the extent that when I posted on a local facebook group about a vacancy I was trolled with nasty comments and even a "friend" posted pictures of the mould.

I have sprayed the mould and its gone in minutes.

The heating hadnt been on and there were 5 poeple and 3 dogs in the place.

Anyway..... what do I do?

The deposit is insured, protected.
There was no notice, no conversation about issues, just a visit from the"EHO" She only really recommended the things from the EPC, and it has a D, so not really bad.

I have no forwarding address.

The comments were very personal and upsetting, especially getting them at home with the family on a Sunday.......

If you start messing around with the property, I.e coming and going as no one is there, cleaning, getting rid of rubbish etc etc, then there is an implied surrender that you have accepted.  If you're treating it as though they are still living there then they remain liable for the rent, bills etc. this would mean the only way to gain access would be through written notice of an inspection, i.e just an inspection, no cleaning, tidying moving things etc.  you really need the tenant to sign a deed of surrender if they are going to leave the property and do a correct check out against your check in inventory to be able to get the deposit money that would not doubt be disputed by the T.  If you're advertising the place as vacant its obvious that you've gone dowin the implied surrender route but you still need to have everything legally tied up as it could come back as illegal eviction on you.

Thank you.

Bugger.....

Quote from: boboff on February 09, 2015, 08:51:50 AMGot there on Friday with the lady from the council, and the tenant had moved out. Chucked us back the keys.

I guess there was nothing more formal than this? It'd be nice to see something signed, but that may not be possible. Physically handing back the keys is a good sign, though. How was that actually done?

I spoke to the lady from the council and she confirmed that she witnessed the tenant hand back the keys with the statement ( do you want us to come back and hoover up? I said, well you haven't given any notice, and she put the keys on the window ledge and walked away)

I spoke to the solicitor from the Landlord Association ( Free!) and he said that as it was witnessed by an independent council witness, I have no issues in crackin on with tidying it up.

So I just need to face the deposit thing, and council tax......

Spoke again with the tenant, who was fired up still, called me a "c" and everything!

I did manage to calm her down eventually.

Apparently she sent a text in December, which I didn't get.

One lesson learnt, I must be more pro-active with tenants and call them up periodically, and actually ask if there are any issues.....

I started cleaning and I stank of dog!