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  • FIRST POST
    • NewToRenting
    • By NewToRenting 16th Jul 17, 3:56 PM
    • 5Posts
    • 1Thanks
    NewToRenting
    Taken For a Mug
    • #1
    • 16th Jul 17, 3:56 PM
    Taken For a Mug 16th Jul 17 at 3:56 PM
    A year ago I had to give up my job and move to look after my dad following his 3rd cancer op, around the same time someone I knew was looking for somewhere to rent following a string of bad luck with renting.
    She wasn't sure a flat was right for her as she needed somewhere quiet to live due to her illness, so we agreed she could live there on the rent a room scheme for 6 months with my belongings kept in my bedroom during this time, then if all was well we'd formalise it with an AST on the 6 month anniversary.
    At this point, she said she was happy to stay despite issues in the block which I thought would have caused the end of our agreement. However it took her 3 weeks to come back to me with a long list of amendments she wanted in the standard agreement, we negotiated and she eventually signed a back dated single occupancy agreement.
    All seemed fine for 2 months and then she emailed asking us to pay £30ish for parts so she could repair the shower, we advised we would send someone or to assess the damage and undertake any necesaary repairs, half hour later we had another email from her saying the police had advised her that due to the victimisation and harassment she was experiencing she should vacate the property and wanted to end her tenancy with immediate effect.
    This is the first we'd heard of problems she was having so asked for further details advising we would need to report the allegations to the council of they were council tenants. We didn't get a response to this, what I did get was a Health and Safety Executive notice that my property failed their inspection on a number of points and they needed to be rectified within a month, 3 days after that I got a letter from Shelter Cymru advising the tenant was handing in her notice but due to the reported break down in communication, any correspondence would have to go through them.
    On Wednesday of last week she failed to pay her final months rent.
    Now I am faced with an unrealistic repair schedule for work which seems to relate to a HMO rather than purpose built single tenancy property, solicitor bills to liaise with Shelter Cymru and the loss of a months rent and all this before I see the state of the property.
    There seems to be no assistance for landlords like she's receiving as a tenant, I am seriously doubting that it was the landlords causing the problems in her previous tenancies and I seem to have been scammed by a professional.
    Is anyone aware of where I can get advice/assistance as a landlord?
    No need to point out my naivety or stupidity, I just need some help towards a solution please.
Page 1
    • anselld
    • By anselld 16th Jul 17, 4:03 PM
    • 5,211 Posts
    • 4,751 Thanks
    anselld
    • #2
    • 16th Jul 17, 4:03 PM
    • #2
    • 16th Jul 17, 4:03 PM
    Is this Wales?
    Are you registered and licensed under Rent Smart?
    https://www.rentsmart.gov.wales/en/

    You cannot operate Rent-A-Room if you are not resident, but that seems to be the least of your problems.
    • mrginge
    • By mrginge 16th Jul 17, 4:17 PM
    • 4,036 Posts
    • 7,076 Thanks
    mrginge
    • #3
    • 16th Jul 17, 4:17 PM
    • #3
    • 16th Jul 17, 4:17 PM
    ...so we agreed she could live there on the rent a room scheme for 6 months with my belongings kept in my bedroom during this time, then if all was well we'd formalise it with an AST on the 6 month anniversary.
    ...
    Is anyone aware of where I can get advice/assistance as a landlord?
    No need to point out my naivety or stupidity, I just need some help towards a solution please.
    Originally posted by NewToRenting
    My advice is to play by the rules in future.
    • NewToRenting
    • By NewToRenting 16th Jul 17, 4:21 PM
    • 5 Posts
    • 1 Thanks
    NewToRenting
    • #4
    • 16th Jul 17, 4:21 PM
    • #4
    • 16th Jul 17, 4:21 PM
    yes I'm fully compliant with RSW...the flat was my home until she signed the tenacy a few months ago but she had use of one of the bedrooms, the lounge, bathroom and kitchen.
    • NewToRenting
    • By NewToRenting 16th Jul 17, 4:22 PM
    • 5 Posts
    • 1 Thanks
    NewToRenting
    • #5
    • 16th Jul 17, 4:22 PM
    • #5
    • 16th Jul 17, 4:22 PM
    what rules are those exact?
    • Pixie5740
    • By Pixie5740 16th Jul 17, 4:28 PM
    • 10,595 Posts
    • 14,571 Thanks
    Pixie5740
    • #6
    • 16th Jul 17, 4:28 PM
    • #6
    • 16th Jul 17, 4:28 PM
    What did the HSE say the property failed on?

    Are you a member of a landlord association?
    Annual income twenty pounds, annual expenditure nineteen pounds nineteen and six, result happiness. Annual income twenty pounds, annual expenditure twenty pounds nought and six, result misery.
    • anselld
    • By anselld 16th Jul 17, 4:30 PM
    • 5,211 Posts
    • 4,751 Thanks
    anselld
    • #7
    • 16th Jul 17, 4:30 PM
    • #7
    • 16th Jul 17, 4:30 PM
    yes I'm fully compliant with RSW...
    Originally posted by NewToRenting
    You can't be, otherwise you would not have failed a HHSRS inspection.
    • NewToRenting
    • By NewToRenting 16th Jul 17, 4:34 PM
    • 5 Posts
    • 1 Thanks
    NewToRenting
    • #8
    • 16th Jul 17, 4:34 PM
    • #8
    • 16th Jul 17, 4:34 PM
    non compliant doors and single electric sockets behind cupboards (which weren't behind cupboards in March)
    Not yet - do you have one you recommend?
    • 00ec25
    • By 00ec25 16th Jul 17, 4:36 PM
    • 4,298 Posts
    • 3,641 Thanks
    00ec25
    • #9
    • 16th Jul 17, 4:36 PM
    • #9
    • 16th Jul 17, 4:36 PM
    yes I'm fully compliant with RSW...the flat was my home until she signed the tenacy a few months ago but she had use of one of the bedrooms, the lounge, bathroom and kitchen.
    Originally posted by NewToRenting
    but it was not your main residence, you were not the resident LL. You did however have a right of access to your own room and access to the shared common parts. That makes it potentially an HMO, subject to the specific rules of your specific council.

    if you are not in a LL association then no one else is going to help you for free. You are running a letting business, and like all businesses the help is available to the consumer, not the business.

    I sympathise with your predicament, as your tenant has clearly given a one sided story to various bodies about which you know no details and so will struggle to repost.

    write off the unpaid rent, make sure any repairs that really need doing are done and make sure you are compliant with the Welsh tenancy standards - whatever they are? Ask the LL association you will now be joining?
    Last edited by 00ec25; 16-07-2017 at 6:15 PM.
    • NewToRenting
    • By NewToRenting 16th Jul 17, 4:41 PM
    • 5 Posts
    • 1 Thanks
    NewToRenting
    not a HMO if a landlord shares with up to 2 other occupants
    no idea which assoc to join - any recommendations?
    • Pixie5740
    • By Pixie5740 16th Jul 17, 4:47 PM
    • 10,595 Posts
    • 14,571 Thanks
    Pixie5740
    You weren't a resident landlord though. Your main residence became where your father lives when you moved in with him.

    Have you done the mandatory training required by Rent Smart Wales?

    How about joining the National Landlords Association?

    https://www.landlords.org.uk/in-my-area/wales

    There might be other associations local to you.
    Annual income twenty pounds, annual expenditure nineteen pounds nineteen and six, result happiness. Annual income twenty pounds, annual expenditure twenty pounds nought and six, result misery.
    • Mossfarr
    • By Mossfarr 16th Jul 17, 4:56 PM
    • 388 Posts
    • 493 Thanks
    Mossfarr
    I use rla.org.uk. I've found their help invaluable.
    Have a browse of all the different landlord websites and make your choice.
    • 00ec25
    • By 00ec25 16th Jul 17, 6:17 PM
    • 4,298 Posts
    • 3,641 Thanks
    00ec25
    not a HMO if a landlord shares with up to 2 other occupants
    no idea which assoc to join - any recommendations?
    Originally posted by NewToRenting
    it is an HMO for council tax purposes though, is the CT bill in your name or the tenant's?
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