Served notice; tenants refusing to move - HELP.

[Joe5y]

[PHCorvette]

the_lone_wolf said:

Unbe-fking-lievable...

that's actually in great condition!

On of the tenants in an now long sold bogey flat, was keeping the place perfect - every inspection passed and he was a great lad. Then something happened, probably crack or something. He got a dog, it was a ground floor flat. He then served his notice and when we went to do the IC, just 2 months after the last glowing inspection, the carpet was baked in dog st so much dog piss that it had gone through to the floor. Grease and st all over the walls.

Another set of tenants in another house, this one is a risk as its in the PSL with local council. House was immaculate as freshly decorated and carpeted before they moved in, by the time they moved out the previously white ceilings were awash with tar and cigarette stains so much so there were ripples. Quite how thy smoked so much is a mystery but beyond that it was the previously new carpets which were now torn and in one room what only looked like period stains and blood on the carpet and in other rooms on the walls. One of the kids had discovered fire and had tried to set fire to the carpet. Tenants moved out into new build from new local council stock, had to redecorate ready for new tenant to move in, fortunately the council paid for all repairs. Next tenants in, fk it attitude applied so B&Q value paint and local carpet place bargain basement carpets, again within 2 years house left like previous tenants only worse. Redecorated for sale, lovely girl moved in and has been there for a few years, just given her notice as its now going to sell as prices sky rocketed, shame as she has been a model tenant.

I don't understand people. In my book if I own a place I treat it as my own but when I rent I treat it like its my mums.

[Huntsman]

Doesn't look too bad to me, bit of decorating and a few carpets and it'll be ready.

[hornetrider]

Huntsman said:

Doesn't look too bad to me, bit of decorating and a few carpets and it'll be ready.

Ceiling a bit of a worry, looks like they've had a leak? Still, looks like you'll be justified on keeping the deposit to help with the crap.

[Kateg28]

Joe5y said:

Turns out the tenant has changed electric supplier in the time he has been there. Usually, or so I am told this is up to the landlords discretion but to be honest as long as it was with one of the big suppliers and he was getting a good deal (for him) then I'd never have an issue. HOWEVER, when he changed he has put in a meter (or maybe he was forced owing to missed payments?) . . . and it has just run out of leccy and as he has "now moved out" he isn't willing to put any money on the card. Only £190.00 to put it back to a normal arrangement.

My mother rented out a flat and the tenant was meant to organise the electricity direct. He was so dishonest they put the meter in and he merely hooked up to next doors supply. In the end the company came round and dug the road up and removed the flat's supply from the main supply in the road. When my mother took possession the electricity company said she had to organise the roadworks to reconnect it and all the permits and it would take up to six months to get supply back to the flat. And of course all the debt.
She took them to court because of the fact they failed to notify her but she gave up as they dragged it out and it was going to be even longer to get the supply and she was unable to rent out the flat and losing income.
Upon repossession we found full evidence of several fake ID's including passports (with same photo). All of it designed to deceive...
I was so upset for her as she is so kind to her tenants.

[pits]

Kateg28 said:

Joe5y said:

Turns out the tenant has changed electric supplier in the time he has been there. Usually, or so I am told this is up to the landlords discretion but to be honest as long as it was with one of the big suppliers and he was getting a good deal (for him) then I'd never have an issue. HOWEVER, when he changed he has put in a meter (or maybe he was forced owing to missed payments?) . . . and it has just run out of leccy and as he has "now moved out" he isn't willing to put any money on the card. Only £190.00 to put it back to a normal arrangement.

Not your responsibility, not in your name, if you tell them to come wipe the meter they will come wipe it, I've seen with up to £800 in debt, always been wiped cleaned, it can be a struggle, but it isn't your debt to pay.

[surveyor_101]

pits said:

Not your responsibility, not in your name, if you tell them to come wipe the meter they will come wipe it, I've seen with up to £800 in debt, always been wiped cleaned, it can be a struggle, but it isn't your debt to pay.

Tell them you want the meter changed back as tenant didn't have permission, these can be forced on tenants if they run up bills and don't pay. Check your council tax as well as bet they owe on that and many AST state you must pay.

Its not the best or the worst I have seen.

[QuickQuack]

Pay the £190 to reinstate the normal meter and deduct from the deposit. This is most definitely not wear and tear.

[Rangeroverover]

Was nobody doing 3 monthly inspections

[Joe5y]

Rangeroverover said:

Was nobody doing 3 monthly inspections

6 monthly inspections were being done. After each one a letter was sent to them from the agent informing them that various issues needed addressing - however I was never informed. (I didn't chase either). When I had a call from the tenant telling me that the carpet needed changing I asked the agency to send me pictures and go round etc. This is then where all the hassle of them having to improve or be evicted started.

Anyhow, they're out. Deposit being kept against damage etc. Turns out that they left a large gas bill also, they'll be chased for that. Knicked all the window keys too?!

Agency have also sent me a form to fill out for a reference . . .

[PHCorvette]

There is grounds for wear and tear reductions on carpet replacement. If the carpet was new when installed you can calculate what would be expected if it was 6 years old and reasonable wear and tear but anything above that they end up footing it. I imagine it will go to arbitration so take as many photos and video as possible.

We had the housing officer trying to claim that the carpets being tread bare within 3 years, torn, holes in them and stained to high hell was just wear and tear. She got put in her place and then the tenant felt the force of my disgust at her, her family and the way she took care of the place (we'd just lost a baby).

Good luck, document and evidence all the way.

If the deposit will not cover the repairs, make sure you have invoives and quotes and go through small claims for the rest, MCOL to rescue again...

[weeboot]

Rangeroverover said:

Was nobody doing 3 monthly inspections

A question ALL BTL'ers should be asking, and seeing evidence of. My GF's inspections are done over the phone.

[mph1977]

PHCorvette said:

There is grounds for wear and tear reductions on carpet replacement. If the carpet was new when installed you can calculate what would be expected if it was 6 years old and reasonable wear and tear but anything above that they end up footing it. I imagine it will go to arbitration so take as many photos and video as possible.

We had the housing officer trying to claim that the carpets being tread bare within 3 years, torn, holes in them and stained to high hell was just wear and tear. She got put in her place and then the tenant felt the force of my disgust at her, her family and the way she took care of the place (we'd just lost a baby).

Good luck, document and evidence all the way.

If the deposit will not cover the repairs, make sure you have invoives and quotes and go through small claims for the rest, MCOL to rescue again...

i hope you've got proofs of the correct quality of carpet being fitted in the first place ...

rather than the muppets who fit 'bedroom' carpet in high traffic areas and seem to presume that cheap carpet will lst longer than the use recommendations given by the maunfacturer ( when installed with their recommended underlays etc)

[surveyor_101]

Joe5y said:

6 monthly inspections were being done. After each one a letter was sent to them from the agent informing them that various issues needed addressing - however I was never informed. (I didn't chase either). When I had a call from the tenant telling me that the carpet needed changing I asked the agency to send me pictures and go round etc. This is then where all the hassle of them having to improve or be evicted started.

Anyhow, they're out. Deposit being kept against damage etc. Turns out that they left a large gas bill also, they'll be chased for that. Knicked all the window keys too?!

Agency have also sent me a form to fill out for a reference . . .

What's in your contract with the agent? They do inspections but don't report to you, how some agents are still trading is a mystery, friend of one had an agent that didn't till his tenants couldn't pay the rent. He only found out she. He had a problem with the bank.

Some agents will break the law for landlords others don't even talk to them. I had one that was supposed to do 6 monthly inspections and didn't for 18 months, also allowed the gas safety cert to lapse by several months.

Up to you in reference they pay put that but say issues with check out and would advise hold decent deposit would be my comments. If they had a brain you get reference done before you leave but clearly they won't be on mastermind anytime soon.

I am a landlord and a tenant so see it from both sides. Just don't think tenancy is new for old on the fixtures and fittings. Be reasonable and I would read up on fair wear and tear, rules. Also kick your agent into touch, you pay the 12% I expect

[PHCorvette]

mph1977 said:

PHCorvette said:

There is grounds for wear and tear reductions on carpet replacement. If the carpet was new when installed you can calculate what would be expected if it was 6 years old and reasonable wear and tear but anything above that they end up footing it. I imagine it will go to arbitration so take as many photos and video as possible.

We had the housing officer trying to claim that the carpets being tread bare within 3 years, torn, holes in them and stained to high hell was just wear and tear. She got put in her place and then the tenant felt the force of my disgust at her, her family and the way she took care of the place (we'd just lost a baby).

Good luck, document and evidence all the way.

If the deposit will not cover the repairs, make sure you have invoives and quotes and go through small claims for the rest, MCOL to rescue again...

i hope you've got proofs of the correct quality of carpet being fitted in the first place ...

rather than the muppets who fit 'bedroom' carpet in high traffic areas and seem to presume that cheap carpet will lst longer than the use recommendations given by the maunfacturer ( when installed with their recommended underlays etc)

In our case the carpets were always correct, high traffic areas = high traffic carpets. Every single room they were worn down. Every carpet, torn, worn whatever. It seemed like they spent their evening getting a few crates of bricks in the house to drag from one end to the other.

They simply destroyed the place, had dogs (against rules) that dug up the carpet too. 2 props to sell then out of the rental game, its just too much of a chore and hassle.

[surveyor_101]

PHCorvette said:

In our case the carpets were always correct, high traffic areas = high traffic carpets. Every single room they were worn down. Every carpet, torn, worn whatever. It seemed like they spent their evening getting a few crates of bricks in the house to drag from one end to the other.

They simply destroyed the place, had dogs (against rules) that dug up the carpet too. 2 props to sell then out of the rental game, its just too much of a chore and hassle.

Unless your unrealistic or down right unlucky I wouldn't find rentals a chore. Making a good return on a lack of affordable housing.

The only people who I find have issues is one who are unrealistic about what they want or don't do their homework. If you get tenants with good references and don't demand over the odds in your rent there is no reason why you can't do well.

Are you telling me you tenants had perfect references and in 6 months got dogs and wore your carpet out?

[PHCorvette]

its been 10 years of ups and downs, not unrealistic but the sad truth is references are worth st and the general attitudes of tenants over time has gone down hill. We never set our rents unreasonably either as we would rather people be able to afford to live than stretch. Its just we've had enough, made quite a bit of profit and had good returns now wanting to do something else (and perhaps cash in on the next bubble burst)

[Hol]

You read so many stories in the Popular Press about bad landlords and model tennants (complete with token shot of children with sad faces).

Its actually quite an eye-opener for the people like me who do not rent and are not landlords to read and see just how bad some tenants can be.

[Hol]

mph1977 said:

PHCorvette said:

There is grounds for wear and tear reductions on carpet replacement. If the carpet was new when installed you can calculate what would be expected if it was 6 years old and reasonable wear and tear but anything above that they end up footing it. I imagine it will go to arbitration so take as many photos and video as possible.

We had the housing officer trying to claim that the carpets being tread bare within 3 years, torn, holes in them and stained to high hell was just wear and tear. She got put in her place and then the tenant felt the force of my disgust at her, her family and the way she took care of the place (we'd just lost a baby).

Good luck, document and evidence all the way.

If the deposit will not cover the repairs, make sure you have invoives and quotes and go through small claims for the rest, MCOL to rescue again...

i hope you've got proofs of the correct quality of carpet being fitted in the first place ...

rather than the muppets who fit 'bedroom' carpet in high traffic areas and seem to presume that cheap carpet will lst longer than the use recommendations given by the maunfacturer ( when installed with their recommended underlays etc)

Absolutely, thats just asking for someone to not bother cleaning anywhere in the whole house.

[Vaud]

More worryingly than the bricks and mortar, I feel sorry for the child being brought up there.