Need some advice on rude landlord

Bungarm2001

tbs624 wrote: »

It doesn't matter * who* a LL lets a property to: whether or not the tenants like to get drunk that's their choice. However, if tenants get drunk and then damage the property, they'll have to put matters right (and Melly has "put her hands up" on that one).

Provided tenants (and LLs) are keeping to their legal obligations, whether they drink or "play chess" is irrelevant. Things are clearly very limited in your world orange7 - folk are either so drunk that are beyond the realms of acceptable behaviour, or they are a total abstainer. Maybe you are a "meeja studies" student who doesn't have to do a paid job to fund their own tuition fees and who has so little to do in the way of studying that that you *can* get completely wrecked on a regular basis;)

The sort of comment that you are making oranges7 is why some LLs think that it's okay for their student properties can be below par - however, note Students don't want to live in poor accommodation, any more than anyone else does, but the good standards have to work both ways.

My highlighting...

So, what do you do as a LL when it's the tenants (and I hate to say this but in years of experience it's usually students) trash the place while living in it? In other words, when the squalor is caused by themselves?

If I had noticed drawings on the walls whilst I was in the property for whatever reason, I would set up a series of regular inspections from then on because as far as I am concerned, the tenants had shown their total lack of respect for the property. Hopefully then my actions would shame the tenant into not treating the place like a playground.

I don't know what actual contract other LL's use, but we use one where we reserve the right to take regular inspections at times and dates agreeable to all parties concerned

We are ALWAYS mindful of the fact that our property is somone's home, even if they don't treat it that way, and we treat it with the utmost respect, as we treat thier feelings about strangers letting themselves in.

If there is an emergency, we try our best to contact the tenant(s) before letting ourselves in. We have NEVER had a problem with our tenants over this, mainly I think because they know us and most have our mob number.

As for the people on here advising others to change the locks, well, don't start me off....:mad:

olly300

Bungarm2001 wrote: »

As for the people on here advising others to change the locks, well, don't start me off....:mad:

It's actually legal for tenants to change the locks and not give the landlord the key.

HOWEVER if a tenant does this then they are causing problems for themselves. Examples:
1. Losing their keys which means they can't get into the property and have to call a locksmith if all their housemates are away rather than the landlord.
2. Sorting out repairs. If you don't give the landlord the key then if your need a repair you have to take time of uni, college or work to see the landlord and workmen in and out of the property. So if the boiler breaks down and you have to go to an important meeting then don't expect it to be repaired for weeks.
3. When you decide to leave. You have to be in to allow people to be shown around. The majority of landlords I've been shown round by are stricter than housemates the LA in that order in what you can see.

The main problem I've had with landlords is getting deposit back. The main reason I think for that is that they haven't budgeted to give the deposit back.

Personally in the OP case if they are female if you can keep him out threaten to call the police if he enters and call them. If not state that they would be reporting him personally to the police for harassment if he does enter. I would then go down to the local police station later and get a crime reference number, write the letter see what the response is before changing the locks. I have personally found that when you mention to agents and then do get a crime reference for that particular person the entire agency behave differently towards you.

Bungarm2001

"It's actually legal for tenants to change the locks and not give the landlord the key."

Please quote me the clause in the relevant act that categorically states this. It's no good making statements like this if you don't back them up with references to support your claim.

neverdespairgirl

Bungarm2001 wrote: »

"It's actually legal for tenants to change the locks and not give the landlord the key."

Please quote me the clause in the relevant act that categorically states this. It's no good making statements like this if you don't back them up with references to support your claim.

Wrong question. There doesn't need to be a specific clause in a relevant act that catagorically states anything.

For example, there is no clause in an act which says that murder is against the law.

Bungarm2001

Okay, where does it say it's 'legal' to change the locks....


PS Where's that brilliant cheesy grin gone???

tbs624

Bungarm2001 wrote: »

So, what do you do as a LL when it's the tenants (and I hate to say this but in years of experience it's usually students) trash the place while living in it? In other words, when the squalor is caused by themselves?

You make a valid point, but doesn't it becomes a chicken and egg situation? Many students *are* careless (or vindictive) in the way they behave in a rented property, but a LL must provide it in a decent condition at the start of the next tenancy, using the previous tenants deposit properly to rectify any damage caused by them, rather than using the "it's only for students and they all trash houses" line and leaving it as a tip for the incoming new student tenants. I did notice the apparent dual standard of "yes we drew on the walls " but "we don't want to live in squalid accommodation": presumably their argument is that if they themselves make it seem squalid then that's ok?

Bungarm2001 wrote: »

If I had noticed drawings on the walls whilst I was in the property for whatever reason, I would set up a series of regular inspections from then on because as far as I am concerned, the tenants had shown their total lack of respect for the property. Hopefully then my actions would shame the tenant into not treating the place like a playground. .

Agree with you - accidental or FW&T marking of walls is one thing, but drawing/scribbling on the walls is not acceptable , whether done by kids as part of a family let or young “adults” as part of a student let.

Bungarm2001 wrote: »

I don't know what actual contract other LL's use, but we use one where we reserve the right to take regular inspections at times and dates agreeable to all parties concerned

We are ALWAYS mindful of the fact that our property is somone's home, even if they don't treat it that way, and we treat it with the utmost respect, as we treat thier feelings about strangers letting themselves in.

It’s never acceptable for tenants ( students or not) to wilfully damage a rental property and, where they have done so, I think it is reasonable to set up regular inspections , but by agreement as you clearly do , not simply by turning up on spec and using a key.

Bungarm2001 wrote: »

If there is an emergency, we try our best to contact the tenant(s) before letting ourselves in. We have NEVER had a problem with our tenants over this, mainly I think because they know us and most have our mob number.

From what the OP said this was not an emergency and, quite aside from the law, the LA is foolish to send a male employee to a house occupied by young women and tell him to just use the key.

The trouble is that we know that on here we often get less than even half the full story - if LLs and tenants would both communicate fully with one another, with at least some small measure of respect for one another (as Tassotti has said in another thread), then we’d see fewer of this type of post.

Perhaps the LA, knowing that one girls has moved out, has not been kept fully in the picture over what is happening over the vacancy & future rent payments, maybe the other girls are persistently late in paying their rent, have caused other damage, or there may have been unanswered phone calls/letters sent to the tenants or friends making long term use of an empty room etc? Perhaps they had been trying unsuccessfully to arrange an inspection for several weeks? Or maybe the LA is one of those who being untrained and unregulated simply thinks he can do what he wants when he wants?

Bungarm2001 wrote: »

As for the people on here advising others to change the locks, well, don't start me off....:mad:

Tenants do have to understand that this action should be a last resort, after getting proper qualified advice rather than from just posts on a forum, and that if they deny a LL/LA access to the property without considering the LLs S11 repairing obligations , and the related inspection rights, then they will be creating future difficulty for themselves and will end up having to pay for any damage done to gain access in the event of a genuine emergency.

tbs624

mellymeep wrote: »

Thats the letter I sent first class post yesterday, i'm sort of looking forward to the reply..

It's good that you've written to the LA but it is really is best not to try to quote legislation if you are not sure of the proper title, date, section etc.

Rick62

Bungarm2001 wrote: »

"It's actually legal for tenants to change the locks and not give the landlord the key."

Please quote me the clause in the relevant act that categorically states this. It's no good making statements like this if you don't back them up with references to support your claim.

So if you 'buy' a leasehold flat with a 99 year lease are you also suggesting that the landlord has the right to a key? When you lease a property you have the right to that property, including the right to quiet enjoyment, which would encompass being secure.

The question is not 'where does it say that you can change the lock', the question is where does it say you can't? It is perfectly reasonable to change the lock (particularly if you keep the old one) as you don't know who has the key. The landlord or his representative does not have any cause to enter the property without arrangement with the tenants.

Captain_Mainwaring_2

neverdespairgirl wrote: »

Wrong question. There doesn't need to be a specific clause in a relevant act that catagorically states anything.

For example, there is no clause in an act which says that murder is against the law.

I thought it was contrary to common law.....

Captain_Mainwaring_2

Bungarm2001 wrote: »

"It's actually legal for tenants to change the locks and not give the landlord the key."

Please quote me the clause in the relevant act that categorically states this. It's no good making statements like this if you don't back them up with references to support your claim.

I'd be very surprised if anyone could show me a rider that allows a tenant to change the locks, to do so would be a breach of the tenancy agreement. The tenant in many cases may not paint, so I am pretty sure that they cannot mess with lock.

I can assure any tenant of mine that they would have a very big problem if this was done with no reason.