Tenant broken boiler, refusing me access to check it
Discussion
Bear-n said:
I'm not getting involved too much in this, but Groat you're not right in everything you say. Minor-ish details that you've got wrong throughout, but nevertheless you're not the oracle on this matter I'm afraid - and despite your extensive LL experience which I don't doubt, it would be nice to see bit of considered and informed advice rather than "OMG how STUPID are YOU!" and then give advice which has holes in it.
The OP has had multiple constructive suggestions throughout this thread on how to sort out his issue but has (intentionally or not) ignored a lot of the advice.Frustration is therefore building amongst those trying to give advice especially when he is then considering paying the tenant, who owes him thousands in rent, to leave.
I feel for the OP - he's out of his depth. But stick at it Binary - you'll win in the end.
thebraketester said:
TheBinarySheep said:
Response from tenant.
"See you in court"
Looking forward to it.
More lies. They won’t turn up. "See you in court"
Looking forward to it.
Muzzer79 said:
The OP has had multiple constructive suggestions throughout this thread on how to sort out his issue but has (intentionally or not) ignored a lot of the advice.
Frustration is therefore building amongst those trying to give advice especially when he is then considering paying the tenant, who owes him thousands in rent, to leave.
I feel for the OP - he's out of his depth. But stick at it Binary - you'll win in the end
100%. It's a good feeling returning these back to normal operation - a bit like equity investors must feel following a crash or a year of bad performance etc.Frustration is therefore building amongst those trying to give advice especially when he is then considering paying the tenant, who owes him thousands in rent, to leave.
I feel for the OP - he's out of his depth. But stick at it Binary - you'll win in the end
Of course he might become convinced to abandon the rent pursuit, run up the eviction costs and sell the thing at a thumping loss.
Truly, who knows?
ETA: That carry-on with the 'agent' - paying them retainer fee for apparently doing nothing effective - is just bats
t crackers. What s they must be.Edited by Groat on Thursday 13th May 13:15
Not much of an update, but we've finally managed to get Universal Credit to setup payment to us.
I submitted a UC47 back in January, but the tenants circumstances changes days later and the payment arrangement was cancelled without anyone telling me. I submitted another UC47, and after not hearing anything from UC I spent 3-4 weeks constantly ringing them to get it sorted. Apparently they had no record of my second UC47 despite me providing evidence that I'd submitted it successfully via their website. Got a phone call a couple of days ago to finally confirm they've setup up the rent to come to us as from next month, along with extra payment to arrears.
We've also heard that the local council has set aside £6m which they're going to use the buy some of the properties, knock them down and sell the land onto developers. We're hoping that doesn't impact our ability to sell the property, because who's going to buy it knowing that potentially could be pulled down in the not so distant future. If we had some idea of when the council plans to start pulling these houses down, it might have made sense to leave the tenant in while we're getting rent and let the council buy it, but I suspect it could be years away.
Link to an article discussing regeneration of the area https://www.eastdurhamnews.co.uk/2021/03/23/6m-reg...
I submitted a UC47 back in January, but the tenants circumstances changes days later and the payment arrangement was cancelled without anyone telling me. I submitted another UC47, and after not hearing anything from UC I spent 3-4 weeks constantly ringing them to get it sorted. Apparently they had no record of my second UC47 despite me providing evidence that I'd submitted it successfully via their website. Got a phone call a couple of days ago to finally confirm they've setup up the rent to come to us as from next month, along with extra payment to arrears.
We've also heard that the local council has set aside £6m which they're going to use the buy some of the properties, knock them down and sell the land onto developers. We're hoping that doesn't impact our ability to sell the property, because who's going to buy it knowing that potentially could be pulled down in the not so distant future. If we had some idea of when the council plans to start pulling these houses down, it might have made sense to leave the tenant in while we're getting rent and let the council buy it, but I suspect it could be years away.
Link to an article discussing regeneration of the area https://www.eastdurhamnews.co.uk/2021/03/23/6m-reg...
OP - try to get the 'inside view' (maybe speak to council officers and express your interest in the area regeneration?), however you do it, try to get as much info as possible and 'make some buddies' in high places and be first in the queue when payments for properties become available. If you have a sitting tenant the authorities or developer may be forced or inclined to offer a higher price. If you don't ask you probably won't get!
Now that we're going to be getting rent, we were thinking of trying to sell the property with the tenant in place, but I guess that's going to be almost impossible if we can't get access to the property as we'll need photographs and I'm assuming any purchaser will want to carry out their own checks/survey.
TheBinarySheep said:
Now that we're going to be getting rent, we were thinking of trying to sell the property with the tenant in place, but I guess that's going to be almost impossible if we can't get access to the property as we'll need photographs and I'm assuming any purchaser will want to carry out their own checks/survey.
Or just let it lie, collect the rent and when the council come to bulldoze the place, hope the tennants are still inside ...... On a more seriosu note, I'm glad that you arenow being paid - I'm sure you will be keeping a close eye on this going forward!
TheBinarySheep said:
Now that we're going to be getting rent, we were thinking of trying to sell the property with the tenant in place, but I guess that's going to be almost impossible if we can't get access to the property as we'll need photographs and I'm assuming any purchaser will want to carry out their own checks/survey.
Unless you need the cash I would just let the rent accumulate. Compulsory purchase won't be for years and it's not a terrible outcome anyway. You'll end up disclosing the history with the tenant which will put your property squarely into the "below market value" bucket at auction.TheBinarySheep said:
Not much of an update, but we've finally managed to get Universal Credit to setup payment to us.
I submitted a UC47 back in January, but the tenants circumstances changes days later and the payment arrangement was cancelled without anyone telling me. I submitted another UC47, and after not hearing anything from UC I spent 3-4 weeks constantly ringing them to get it sorted. Apparently they had no record of my second UC47 despite me providing evidence that I'd submitted it successfully via their website. Got a phone call a couple of days ago to finally confirm they've setup up the rent to come to us as from next month, along with extra payment to arrears.
We've also heard that the local council has set aside £6m which they're going to use the buy some of the properties, knock them down and sell the land onto developers. We're hoping that doesn't impact our ability to sell the property, because who's going to buy it knowing that potentially could be pulled down in the not so distant future. If we had some idea of when the council plans to start pulling these houses down, it might have made sense to leave the tenant in while we're getting rent and let the council buy it, but I suspect it could be years away.
Link to an article discussing regeneration of the area https://www.eastdurhamnews.co.uk/2021/03/23/6m-reg...
Are the tenants "circumstances" about to change again? I submitted a UC47 back in January, but the tenants circumstances changes days later and the payment arrangement was cancelled without anyone telling me. I submitted another UC47, and after not hearing anything from UC I spent 3-4 weeks constantly ringing them to get it sorted. Apparently they had no record of my second UC47 despite me providing evidence that I'd submitted it successfully via their website. Got a phone call a couple of days ago to finally confirm they've setup up the rent to come to us as from next month, along with extra payment to arrears.
We've also heard that the local council has set aside £6m which they're going to use the buy some of the properties, knock them down and sell the land onto developers. We're hoping that doesn't impact our ability to sell the property, because who's going to buy it knowing that potentially could be pulled down in the not so distant future. If we had some idea of when the council plans to start pulling these houses down, it might have made sense to leave the tenant in while we're getting rent and let the council buy it, but I suspect it could be years away.
Link to an article discussing regeneration of the area https://www.eastdurhamnews.co.uk/2021/03/23/6m-reg...
TheBinarySheep said:
Now that we're going to be getting rent, we were thinking of trying to sell the property with the tenant in place, but I guess that's going to be almost impossible if we can't get access to the property as we'll need photographs and I'm assuming any purchaser will want to carry out their own checks/survey.
Not wanting to rain on your parade, but this is not going to work; selling a property with a sitting tenant is extremely difficult at the best of times, never mind one with a stty tenant like yours.For a start, by making the property ONLY available to BTL landlords, you've shrunk your potential market hugely.
The s
tty tenant will do all they can to derail the sale:arranging viewings will be almost impossible, you'll need to give tenant notice, they refuse, you try to reschedule with buyer, give the tenant notice and so on......
If you do manage to schedule a viewing, you can guarantee the place will not be in a pristine/presentable state.
I think this will only work if you can find a BTL landlord willing to buy the property unseen.
Hang in there OP - it's a tough job right now. We own 13 properties and manage 50 others, and of that number there are a few utter scum who have played the Covid card for the last year and a bit. All you can do it make sure you get the paperwork right, don't get goaded into saying or doing anything that can be used against you, and keep up the pressure.
We've "persuaded" two of our non-paying tenants to leave without breaking the law, and we always respond to correct lies put about by tenants to local authorities in an attempt to make our lives difficult. Of the remaining four non-paying tenants, two are genuine hardship cases and we'll work with them, and the other two are frauds who will be having a very ugly time when the local eviction moratoriums come to an end. Finally, we're working to evict a nightmare tenant over the narrow issue of her uncontrolled dog instead of all the other problems/threats/destruction.
Try to keep the pressure up, and the chances are you'll get there in the end.
We've "persuaded" two of our non-paying tenants to leave without breaking the law, and we always respond to correct lies put about by tenants to local authorities in an attempt to make our lives difficult. Of the remaining four non-paying tenants, two are genuine hardship cases and we'll work with them, and the other two are frauds who will be having a very ugly time when the local eviction moratoriums come to an end. Finally, we're working to evict a nightmare tenant over the narrow issue of her uncontrolled dog instead of all the other problems/threats/destruction.
Try to keep the pressure up, and the chances are you'll get there in the end.
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