Tenants Leaving Agreement Early

leespot

I've spoken to them again today (new tenants) and asked for details of the scheme they mentioned.

Basically it is a Local Authority scheme, which guarntees the LL a months deposit and a months rent up front. The tenant then pays back the Local Authority via small weekly payments. It is some sort of incentive scheme for people on lower wages (their tax credits actually make up over 1/2 of the rent). It apparently encourages them to be independant and build up a respectable reference background should they need it. Its a national thing too, with other councils / LA's operating the scheme. I'll put more details up on Monday when I know a bit more about it - for those that are interested!

leespot

The local authority scheme would only pay out for a 1 bed flat - as the tenant was single, even though he has his child part time (every other weekend). So that has fell flat on its face. lol

2nd Guy is calling me back this afternoon, as he really really wants it and is trying to sort the money.

3rd - the current tenants daughter is interested apparently, although I'm a tad cautious about that at the moment, and for good reason.

On we go!

sooz

leespot wrote: »

3rd - the current tenants daughter is interested apparently, although I'm a tad cautious about that at the moment, and for good reason.

:rotfl: :rotfl: :rotfl: :rotfl: :rotfl: :rotfl: :rotfl:

Perhaps only with a HUGE deposit, & her parents as guarantors

soul619

wow leespot you are too nice chap!

i'd have issued a ccj agenst them minimum!

leespot

soul619 wrote: »

wow leespot you are too nice chap!

i'd have issued a ccj agenst them minimum!

Thanks soul619, but I haven't finished with them yet! Work in progress shall we say!

leespot

sooz wrote: »

:rotfl: :rotfl: :rotfl: :rotfl: :rotfl: :rotfl: :rotfl:

Perhaps only with a HUGE deposit, & her parents as guarantors

I must admit, I did have to chuckle when they called me this morning! :rolleyes: :rotfl:

leespot

I've sorted a new tenant. The local council contacted me to confirm my details, and they will now agree to assist the 1st guy I mentioned. They are meeting me at the property on Monday with the cheque for the deposit and first months rent in advance. They will then arrange for the rent to be paid monthly into my account.

The project is run by the local council and is called Housing Employment Link Project. Thought I would mention it in case any prospective LL's are approached with a similar thing. They also check the property monthly to ensure the tenant is sticking to their agreement - sounds good, but as with anything I'll wait a month or two before I comment.

Thanks to everyone who has helped me out so far!

leespot

Hi again, another update.

The old tenants left the house yesterday without telling me, locking the keys in the kitchen. When I got to the house today, I can see why they left so quickly. Being a new LL (well, been one for the last 8 months, thats new enough to me!) I'm not sure what I have a genuine gripe about, and what I should "take on the chin" so to speak - hoping some of you guys can help me out here. I did permit the couple to smoke, and they had two older colly dogs in the property. Here goes:

The gardens front and rear are littered with dog excrement. It is perfectly reasonable to expect them to clean this up right?

The rooms are all stinking of smoke, some worse than others. To be expected as I stupidly let them smoke in the property. Is it acceptable to expect the property to be returned to me in the condition the found it?

The walls and bannister have been damaged when they moved their furniture out, to the extent that the paint is chipped off the wood completely.

The bathroom and kitchen are not too bad, a very low level of clean.

Carpets are quite dirty in places.

Now I know some of this will be wear and tear, and I should expect it. Maybe I'm so disappointed because when they moved into the house everything was brand new. As in new kitchen, bathroom, carpets and newly decorated.

After being there today, I have decided that I'm not prepared to just let the issues pass. They already peeved me with leaving the agreement early and today is just the icing on the cake. There are clauses in the AST stating they have to leave the property in the condition it was found, and it is far from it.

On a more positive note, the new tenant is moving in on Monday (I have to say I was slightly embarassed by the state of the place and am heading back there to clean it as best I can). This time there is no smoking, no pets and I have a deposit. Thank God for that!

silvercar

If you had a deposit you could make deductions for anything that wasn't fair wear and tear. Without a deposit your chances of getting anything back are more limited.

Personally , I would get professional cleaners in. They will clean the house to a high standard so you can start on the right footing with the new tenants.

I would then itemise all your losses, including rent for any gap between tenants, the costs of finding a new tenant and the deposit deductions. Present them with the bill. When they don't pay, start online court proceedings. At worst they get a CCJ and you get nothing. At best you get some money back.

Also notify all utility companies that the current tenants have moved and change the locks. Chances are the old tenants won't have paid the post office to redirect their mail so will rely on some goodwill to get their mail!

As an upstanding citizen you may feel obliged to notify the TV licencing people of their new address;)

leespot

Hi Silvercar - thanks for your reply.

Its been a steep learning curve, in fact more of a right angle. At the moment I'm feeling pretty much !!!!ed off. The new people are moving in on Monday, so I've got someone (friend) going in tomorrow to clean the place as best they can.

The old tenants wouldn't give me a forwarding address - I now have it but not via them. On Monday I'll be sending a letter to them to include the bill for the cleaning and anything that needs putting right. So far it is just short of a months rent.

For the sake of fairness (if it went to court) I was going to offer them the option to pay it back at say, £100 a month. Failing that, I would certainly have no choice but to lodge small claims proceedings and if they don't pay that then a CCJ against them. One of them is working part time, the other is on the side.