UK Landlord Forum / Life

The tenants described in my recent post about blocked toilets /drains are continuing to give sleepless nights.Following the advice I got here,I did not follow up the truly horrible episode with a letter of any kind.
Shortly after they moved in, I sent downloaded info about avoiding condensation,which I always do.They have reported various problems,only a few that involve me.All have been attended to very quickly.None involved damp.

My partner was there sorting the blocked pipes for several hours at Christmas,and no mention was made of mould.Then January 2nd.my New Year got off to a great start with a letter from Environmental Health.This is the first time ever in nearly 20 years of being a landlord of five modest properties.We have of course had to clean some mould around shower grouting between some tenants.This flat was empty and unheated for over a month before they moved in.Neither myself or the cleaning company had to use any mould cleaners.

The letter gave 2 things we have to deal with,a new more powerful heater (they had originally said they were providing their own) and a report from a Damp Expert.Unless I pay out for an expensive surveyor,the other "experts" seem to be glorified salesmen.They told the EH lady that they had mushrooms on the inside walls.She has given them a booklet as well.They insist they are cleaning mould,but it comes back every day.

.We called last Friday and fitted a new heater,having first sent the spec.to the EH for approval.They had cleaned the damp on the lower wall behind the sofa,against which they have one of those electric driers with a plastic hood. There is no tide mark or staining inside or out.The gutters were cleaned in the summer,render redone  (no moisture had penetrated) 3 years ago.A survey of the whole block very recently (we are all buying freeholds) made no mention of structural defect.

They said there was mould behind the bed,and in the frame.Again,never ever happened before.They had a photo of the bed area,black mould patches.They had not used anything because she cannot reach,and his asthma caused him to have a panic attack when attempting to.They said the Eh woman told them she was pretty certain they were not at fault,as she had found something growing outside,like mushrooms.She says they were the ones to claim mushrooms had been growing inside,so I think they are maybe manipulative.

These are Wimpy flats built 30 years ago,so-called"super singles" with fold down 3/4 sized beds,and a separate shower room/loo and small kitchen.One of the others we own in the block has been rented to the same single man for 11 years,no problems except for when he failed to use the extractor in the shower.He is also ground floor,alongside this flat.The third tenant has been there 4 years,upstairs.

The other 2 small houses have longterm tenants,one is a charity that helps vulnerable adults to live alone with support.They are very particular about H&S.

The E.H has agreed to hold fire on the order to get a survey until the new heating is established.She has suggested that we get a kitchen extractor fan,and I am looking at small dehumidifiers.I have emailed tenants (copied in EH) stating the facts so far,including that they waited 2 weeks before reporting blocked toilet,and have never mentioned mould.I have said I will only deal with complaints in writing from now,unless an emergency arises needing a phone call.

I come to the bit that has me really worried.I have Googled "sick building" legal claims in the US,and also here.The yound woman (22.non-smoker) says she left her previous place when she got pneumonia due to mould.He has always been asthmatic.They chose to rent somewhere they can only just afford,living on top of each other, no central heating.It seems none of this would protect me if they make a claim,up to 6 years in the  future.Also,even if they end up closing the case,will I have a record of some kind that may affect future sale or insurance?

Any advice ( I am not seeking sympathy!) really appreciated.

Forgot to add query about retaliation eviction.I gather it relates to 21.I had no complaint in writing or verbally about mould from tenants,so do I still have to abide by the 6 months rule? I feel I want them out.They have reported the man upstairs(not a tenant) to the council for noise (they go to bed at 9) and to the police when he swore at them.He is no angel,but they seem  keen to lash out without thought of the consequences.

This may be your time.

Everyone gets a Tenant from Hell. If you've been doing this for a number of years and across a number of properties then you'll know how to proceed. Calmly, professionally and with an objective in mind - ending that tenancy legally and as quickly as possible... and not providing them with a positive reference to boot. There are oddballs everywhere. I believe you need a written complaint for anything on revenge eviction to apply. please see:

https://england.shelter.org.uk/housing_advice/repairs/revenge_eviction_if_you_ask_for_repairs

And the part that says - "you complained to your landlord or letting agent in writing" and "you complained to the local council because your landlord didn't take steps to fix the problem" and "the council sent your landlord a notice telling them to make improvements or saying it will do emergency work" - but please be careful. You may have 2 out of 3.

You can ride this out.

Thank you Hippogriff.Got some sleep last night,which helps the anxiety.I have had around 4 truly hellish tenants,but never been reported before to E.H.I associate it with restaurants with filthy kitchens overrun with rats! Mortifying.
Just about to order a dehumidifier,and get someThompson's Weathershield to slap on exterior wall.No sign of damage there,but a precaution.I am trying to curb my Googling habit,just scaring myself.Many thanks again.

You sometimes just have to spin things around. Take a look at stuff from another point of view.

When I spend my hard-earned cash on something I expect it to be damn near perfect. It's just me. But I'm not alone. Too often people accept shoddy goods - things like cars that don't do as they're supposed to, or have features that were in the adverts, might be in the brochures, and just don't exist... sometimes they say it'll come later, but they get away with anything.

It seems like you have people who easily escalate in your new Tenants. Either that or they're out to take you for a ride good and proper. The weakest horse always gets ridden.

You obviously want your properties to be the best they can be. That's a given. You're not a slum Landlord. Do what you're doing - order the dehumidifier (then order a humidifier and let the battle commence!), then paint it with Thompsons... take steps. It's all effort and cost but at least it's deductible. Part of it is messaging. Always, in the background, you always know that you'll either reach an accommodation or you'll be shot of them.