Dealing with problem tennants

[Phateuk]

Firstly I appreciate this is not strictly "finance" related and may not be the exact section for this, but I know there's plenty of landlords, lawyers, and other property professionals here, so I'm looking for some help/advice

We live in a rental house in a respectable area, a few months ago our neighbours moved out and a new couple moved in.

The first weekend they had a party and were excessively loud well into the early hours (fair enough, house warming etc). The following weekend, similar scenario, group of people round drinking/music then out to town around midnight, back at 4am with music back on loud talking etc. Then nothing for a few weeks then same again, people, town, return. At this point we went round and told them to keep it down and were met with blank expressions, no apology etc. Same again this weekend and I've decided it's the final straw.

I've been reading up about the process for dealing with these cases and I'm after some advice - I'm planning on contacting the letting agent who advertised the rental, although I'm not sure they will do anything if it's not a managed let? If not would they provide me with the landlord contact information? Every tenancy agreement I've signed has had stipulations for anti-social behaviour re noise etc so I'm pretty sure they're in violation of this.

It's reached the point of our second bedroom being un-usable and we're considering moving out just to get away

Any advice?

[Simpo Two]

Maybe local council under 'anti-social behaviour' or somesuch? But of course when the council bod goes round they will know who sent them...

[Moominho]

Do you know who the landlord is? Or who it is rented by? If you can find out who the landlord is then I would contact them directly...

[Phateuk]

Moominho said:

Do you know who the landlord is? Or who it is rented by? If you can find out who the landlord is then I would contact them directly...

I have no idea who the LL is, however I know the letting agency used to market the property - I'm doubtful of how helpful they would be though? I'm planning to call them this evening and try and get the LL details then contact the LL as the CAB website suggests.

[essayer]

Don't bother with the agency. Title search on the Land Registry website should get you the owner's details. £4. Write to them and become a hassle.

Keep a log of all the problems from the very beginning and call the council's Environmental Health department today to complain. Perhaps discuss with other neighbours?

[superlightr]

as a letting agent - there is little point in phoning the LA. Write a complaint in but again unless you have evidence there is little they can do or may want to do. Why should they believe you?

Best thing is to contact the council and get their bods out to record/note and warn and or police. That the evidence you will need.

[Phateuk]

I've just been reading up on the local environmental health website and it initially seemed hopeful, however reading this:

environmental health website said:

The noise also has to be occurring on a frequent basis - if a loud late night party is a one off, we are unlikely to be able to take formal action.

Leaves me with little hope, depending on their interpretation of "frequent" i suppose. It's not daily or weekly it's very much ad-hoc. Nevertheless I'll call them later.

essayer said:

Don't bother with the agency. Title search on the Land Registry website should get you the owner's details. £4. Write to them and become a hassle.

Thanks for this - I've got the LL details from the land reg - I'd not realised that was possible

[33q]

My genuine advice would be to move. Harsh words I know but this is a reality check. Do you really want the hassle?

Whatever you do and whatever the outcome I doubt it will end with a pleasant atmosphere

I had some complaints about one of my tenants and the letting agent said it was really a matter for the tenant to take up

I did get her to write to the tenant and things did improve but unfortunately there is 'that kind of tenant'.

Perhaps take it as a positive that you would not be trying to sell a house with bad neighbours

[Phateuk]

33q said:

My genuine advice would be to move. Harsh words I know but this is a reality check. Do you really want the hassle?

Whatever you do and whatever the outcome I doubt it will end with a pleasant atmosphere

I had some complaints about one of my tenants and the letting agent said it was really a matter for the tenant to take up

I did get her to write to the tenant and things did improve but unfortunately there is 'that kind of tenant'.

Perhaps take it as a positive that you would not be trying to sell a house with bad neighbours

Deep down I feel this is the only real solution, we're saving the last chunk of cash with the aim to buy somewhere during Q3/Q4 of next year though, so a move to another rental for that period of time isn't that appealing. I'm feeling very much between a rock and a hard place at the moment, and tired.

It's so frustrating how people can be so inconsiderate and disrespectful

I'll see how far we get with a couple of letters to the LL and council, as you say this is a hassle I could do without.

[528Sport]

OK, I'm a landlord myself and I know its very hard to evict a tenant. I'd be slightly unsure how to deal with this.
My advice is try and make sure noisy tenant does not find its you that's complaining, it could make things worse short term.
You need to find out who the managing agent is or the property owner.
Contact the council
KEEP RECORDS of all times you've had issues.
Speak to citizens advice.
Call police if its during the night.

Thankfully I have great tenants and if this was my property i'd be taking legal advice.

The advice to move is a fair one but why should you.
Why not contact your landlord and explain the situation? I bet he/she will know who the owner is and may offer to help. Tell your land lord your at the end of your tether and need it dealing with or you'll move out. Your landlord wont want to loose a good tenant like yourself.
Your landlord will also be aware he'll have issues replacing you if your neighbours are bad.

Good luck.

Dave

[superlightr]

as already mentioned you can do nothing without evidence. Who is to say you arnt making this all up? who knows = thus you need evidence. Noise abatement notice/eho.

Pain of a situation to be in. what would you do if they owned the house?

[Phateuk]

superlightr said:

as already mentioned you can do nothing without evidence. Who is to say you arnt making this all up? who knows = thus you need evidence. Noise abatement notice/eho.

Pain of a situation to be in. what would you do if they owned the house?

I had considered recording the noise, but what value does that actually hold? Surely some recording of "noise" doesn't prove anything? I could go home, put some music on, record it and claim that was next door..

[superlightr]

Phateuk said:

superlightr said:

as already mentioned you can do nothing without evidence. Who is to say you arnt making this all up? who knows = thus you need evidence. Noise abatement notice/eho.

Pain of a situation to be in. what would you do if they owned the house?

I had considered recording the noise, but what value does that actually hold? Surely some recording of "noise" doesn't prove anything? I could go home, put some music on, record it and claim that was next door..

you need the council to record the noise. Contact their environmental health office in their EH department/noise abatement officer. Sorry if I did not make that clear.

[Phateuk]

superlightr said:

Phateuk said:

superlightr said:

as already mentioned you can do nothing without evidence. Who is to say you arnt making this all up? who knows = thus you need evidence. Noise abatement notice/eho.

Pain of a situation to be in. what would you do if they owned the house?

I had considered recording the noise, but what value does that actually hold? Surely some recording of "noise" doesn't prove anything? I could go home, put some music on, record it and claim that was next door..

you need the council to record the noise. Contact their environmental health office in their EH department/noise abatement officer. Sorry if I did not make that clear.

Oh I see, my local EHO seem to only come out during 08:30-17:00? So pretty useless (I hadn't expected much)

EHO said:

If the noise is particularly loud and disturbing between the hours of 8.30am and 5.00pm, Monday to Friday, you can contact us and, if a member of staff is available, they will try to visit as soon as possible. It is still necessary at this stage to keep a record of each time the noise is disturbing. If the noise is mainly occurring outside normal office hours, it may be appropriate to install automated noise monitoring equipment within your home. This equipment enables you to record any disturbing noise incidents exactly as you hear them.

When I register my complaint, they send me a diary to complete, and send the neighbours a letter outlining the complaint which may make them rectify their behaviour.

If not and it gets to the sceanrio above we'll just be forced to move out.

[fido]

If it's regular enough to disrupt your sleep then go for it - obviously if it's just a one-off (e.g. New Years) then there is little then can do about it.

[Phateuk]

I've now logged it with the council/EHO.

Additionally I wanted to contact the landlord, I paid for a land registry search but the address for the owners has come back as the property address?

Does this mean they're one of the many amateur landlords letting their former-residence and not informing the relevant people? It still has a lender so assuming a normal residential mortgage against the property, which is also frowned upon non?

[BrabusMog]

Have you talked to them about it during the week, when they are sober? I know it is annoying as fk, I had a noisy neighbour, but it turns out the reason they were up till 4/5am was cocaine and other drugs. It does tend to make people not realise how much of a racket they are making and they could well have just st themselves when you knocked on their door and they just wanted you out of the way/didn't want to speak too much to give away they were all as high as kites.

But I certainly wouldn't be thinking about trying to find ways to stitch up their landlord.

[Phateuk]

BrabusMog said:

Have you talked to them about it during the week, when they are sober? I know it is annoying as fk, I had a noisy neighbour, but it turns out the reason they were up till 4/5am was cocaine and other drugs. It does tend to make people not realise how much of a racket they are making and they could well have just st themselves when you knocked on their door and they just wanted you out of the way/didn't want to speak too much to give away they were all as high as kites.

But I certainly wouldn't be thinking about trying to find ways to stitch up their landlord.

I'm not trying to stitch the LL up, just acquire their actual address to send a letter informing them of the situation.

If it was my property I think I'd like to know how my house was being treated.

[BrabusMog]

Phateuk said:

BrabusMog said:

Have you talked to them about it during the week, when they are sober? I know it is annoying as fk, I had a noisy neighbour, but it turns out the reason they were up till 4/5am was cocaine and other drugs. It does tend to make people not realise how much of a racket they are making and they could well have just st themselves when you knocked on their door and they just wanted you out of the way/didn't want to speak too much to give away they were all as high as kites.

But I certainly wouldn't be thinking about trying to find ways to stitch up their landlord.

I'm not trying to stitch the LL up, just acquire their actual address to send a letter informing them of the situation.

If it was my property I think I'd like to know how my house was being treated.

Apologies, maybe I read to much into this part:

Does this mean they're one of the many amateur landlords letting their former-residence and not informing the relevant people? It still has a lender so assuming a normal residential mortgage against the property, which is also frowned upon non?

As I said in my previous post, before you go down the complaint route today, I would try and have a word with them when they're in from work today/tomorrow and see what they are like.

[superlightr]

no the Land registry is correct. Now you have the LL name type a letter to them at the property address - hopefully they will have a redirect set up and will get the letter.

alos
contact the tenants and ask who their managing agent /landlord details are as you want to buy the house as an investment and willing to pay well etc....