Tenant broken boiler, refusing me access to check it

Tenant broken boiler, refusing me access to check it

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Discussion

monthefish

19,906 posts

198 months

Friday 18th June
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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 stty 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.

NNH

1,171 posts

99 months

Friday 18th June
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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.

sevensfun

730 posts

3 months

Friday 18th June
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How did you manage to ‘persuade’?

NNH

1,171 posts

99 months

Friday 18th June
quotequote all
sevensfun said:
How did you manage to ‘persuade’?
In one case, they'd already been having trouble before the pandemic. We told them that we suspected they were just going to get into a deeper and deeper financial hole, and offered to waive their debt if they left quietly. They seemed relieved to have the opportunity to go and live somewhere cheaper.

The other one was a total chancer, and (funnily enough) an estate agent. I told him that we'd see him in bankruptcy court if we had to, and that my first action would be to call his professional association. That was pushing the very edge, but he left. However, he left substantially after he promised, and left a sub-tenant who we had to buy out. We won a small claims judgement for those costs and some others against the original tenant, which we'll enforce at our leisure.

Simpo Two

75,655 posts

232 months

Friday 18th June
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bristoltype603 said:
Also it sounds with compulsory purchase on the horizon that you may have a golden parashute out of this.
Yep, take the money and run, older and wiser. Your tenants deserve to be bulldozed smile

NNH

1,171 posts

99 months

Saturday 19th June
quotequote all
Simpo Two said:
bristoltype603 said:
Also it sounds with compulsory purchase on the horizon that you may have a golden parashute out of this.
Yep, take the money and run, older and wiser. Your tenants deserve to be bulldozed smile
Like Hitchhikers' Guide to the Galaxy?

dickymint

19,638 posts

225 months

Saturday 19th June
quotequote all
NNH said:
Simpo Two said:
bristoltype603 said:
Also it sounds with compulsory purchase on the horizon that you may have a golden parashute out of this.
Yep, take the money and run, older and wiser. Your tenants deserve to be bulldozed smile
Like Hitchhikers' Guide to the Galaxy?
................and thanks for all the fish wavey

TheBinarySheep

Original Poster:

567 posts

18 months

Monday 5th July
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So, another update.

In my last post I said that we'd managed to get a managed payment setup. Well, I still hadn't heard anything from that so I chased up Universal Credit and emailed a couple of people who's email addresses I still had from previous correspondence. On Friday, I got two emails from a guy at UC, the first said that the managed payment couldn't be processed because it wasn't on the correct form, then I got a second email minutes later to say that the managed payment had been stopped because the tenants circumstances had been changed. I've emailed the guy back to try and find out which reason it is.

We've already initiated court action, I'm just disappointed that it doesn't look like we're going to receive a penny in rent while that's ongoing (which could be months).

I must say however, that our experience with Universal Credit has been absolutely shocking. To save people reading through the whole thread, here's a bit of background.

When the tenant moved in, rent was paid by UC directly to us. After a few month the tenant changed it so that they would receive the rent. Back in January we submitted a UC47 and received confirmation that it had been setup. After a couple of months of no payments from UC I chased it up, only to be told by UC that the tenants circumstances had changed and the direct payment/managed payment had been stopped. Nobody had told me about it. In April I submitted another UC47, but based on previous experience I rang UC almost weekly to chase things up. Each time I rang I was told that it was with another department and someone would call me back, no-one ever called me back. Then one day, out of the blue, a lady from UC rang me to try and help, she said they didn't receive the UC47 but not to worry as she's put the details in based on an old UC47 but with updated information (outstanding rent etc). It looks like either she messed that up, or the tenant has had this payment arrangement cancelled as well.

So essentially there's a number of cock-ups. The first, UC (in my opinion) shouldn't allow tenants to change the rent to be paid to them. The second problem was that my request for direct payment was successfully setup but then cancelled without telling me. The third problems was that not a single person I spoke to at UC told me that there was no UC47 on the system when I kept ringing for progress, so we went on for a couple of month when all I had to do was submit another form. Finally, I have no idea whether the person who setup the last management payment over the phone messed up, or if somehow the tenant knows a workaround which forced their circumstances to change and managed payments to be cancelled. The whole experience with UC has been a complete shambles.

I'm praying that the tenant digs their heels in and stays in the property until the bailiffs turn up to turf them out, because I'll be there, taking in the pleasure of seeing them being turfed out onto the street like the rubbish that they are.

Edited by TheBinarySheep on Monday 5th July 15:06

bigandclever

11,446 posts

205 months

Monday 5th July
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Groat’s going to go mad.

ecsrobin

13,047 posts

132 months

Monday 5th July
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Didn’t people say this would happen with UC every time you get it setup their circumstances will change.

sevensfun

730 posts

3 months

Monday 5th July
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bigandclever said:
Groat’s going to go mad.
Just what I was thinking...


Interesting to hear if he believes this could have been done better...!

TheBinarySheep

Original Poster:

567 posts

18 months

Monday 5th July
quotequote all
sevensfun said:
Just what I was thinking...


Interesting to hear if he believes this could have been done better...!
It probably could have been done better, but I've been on the phone to UC fairly regularly chasing things up. The main issue is that the agents on the other end of the phone don't give you much information and you have to sit and wait for someone in a back office somewhere to deal with it and get back to you.

At the beginning of the year I listened to the letting agent and just say back and waited for UC to setup the payment. The letting agent kept telling me that UC can be slow. This time however, I've chased it up all of the time. It seems pointless going through the whole process again though if the tenant is just going to have their circumstances changed every time I get a management payment setup.

You would think that UC would be wise to tenants changing their circumstances in order to get managed payments cancelled.

Chipstick

130 posts

7 months

Monday 5th July
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Are you still paying a letting agent?

TheBinarySheep

Original Poster:

567 posts

18 months

Monday 5th July
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Chipstick said:
Are you still paying a letting agent?
No.

Could you imagine the stick I'd get if I said we were still paying them.

Edited by TheBinarySheep on Monday 5th July 16:21

Dromedary66

1,718 posts

105 months

Monday 5th July
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I bet the DWP are sending a letter to the tenant telling her that a managed payment is being set up to send the money directly to you.

Looks pretty easy to challenge this from a scumbag tenants point of view https://england.shelter.org.uk/housing_advice/bene...

KTF

8,848 posts

117 months

Monday 5th July
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Why is there the option for the money to go to the tenant rather than direct to the landlord?

Tyre Smoke

17,786 posts

228 months

Monday 5th July
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KTF said:
Why is there the option for the money to go to the tenant rather than direct to the landlord?
Because UC don't like capitalist landlords.

Meanwhile, as per thread title, has the boiler ever been looked at/fixed?

TheBinarySheep

Original Poster:

567 posts

18 months

Monday 5th July
quotequote all
Tyre Smoke said:
Because UC don't like capitalist landlords.

Meanwhile, as per thread title, has the boiler ever been looked at/fixed?
Nope.

daimlerv8

3,012 posts

47 months

Monday 5th July
quotequote all
TheBinarySheep said:
Tyre Smoke said:
Because UC don't like capitalist landlords.

Meanwhile, as per thread title, has the boiler ever been looked at/fixed?
Nope.
I suspect that there's bugger all wrong with the boiler, the tenant is just using it as an excuse not to pay their rent.

swanseaboydan

546 posts

130 months

Monday 5th July
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I feel for you OP. I’m selling all my buy to lets as it gets tougher every year. . . Landlords get demonised, tenants take the pxxsss , it’s just not worth it …
Just get them out of there if you can