Can't Contact Landlord

princeofpounds

Yep, if you google 'squatting breaking and entering' - can't post link as writing on mobile - you'll see that you can only squat when you don't break and enter.

Jowo_2

princeofpounds wrote: »

Squatters do not break in - at least in theory that's why they always claim to have found a broken window.

You are right that no notice needs to be given technically but I recommend it for the paper trail- makes it much easier to reclaim deposit and create new tenancy for new occupants. Otherwise it is the old tenants subletting and I doubt they want that liability.

But when the old tenancy finishes those remaining are not tenants until the new tenancy us created nor permitted occupiers. So they are squatters, which requires no breaking and entering.

I agree that I've confused things with the breaking/entering part but squatters enter empty properties without the knowledge and consent of the landlord.

The OP has made it clear that the new tenants have a signed tenancy from the landlord:-

"The LL is aware that the tenants are changing as he met the new tenants and got the new contract signed. "



So they ain't squatters but legitimate tenants.

tbs624

Princeof pounds/Jowo - look again at what the OP has said:

QuirkyChemistry wrote: »

....We don't have deposits..

QuirkyChemistry wrote: »

There is no letting agency. The LL is aware that the tenants are changing as he met the new tenants and got the new contract signed. ....

(my highlighting)

QC - have there been any letters arriving at the property addressed to the LL or to the occupier? You say that the LL's address as given to you is a business address - *whose* business is it? You could check online at the Land Registry to see what address is listed for him there (small fee).

Write to him at whatever address you can find/have been given and remind him that Ts are due to move in and confirm the maintenance issues you would like him to deal with. Use the accomms office at your local uni if you are having problems or try the private scetor rentals officer at the local council.

QuirkyChemistry

Thanks for everyone's suggestions. The new tenants have now moved in and we will be here another year (year long contract signed). I can't really stop paying rent or deduct money from future rent as we pay by post dated cheque. The LL comes round every 3 months and picks up the next 3 months worth of cheques. I am tempted to see whether he cashes July's cheques before writing to him. What happens if there is some sort of emergency? Do I have to get 3 quotes and choose the cheapest?

There haven't been any letters to the LL or the occupier - so no sign the mortgage company is about to repossess.

Jowo_2

Follow the process for deducting costs for maintenance to the letter as stipulated by Shelter.

If your landlord has failed to provide a gas safety certificate or protect your deposits in a tenancy deposit scheme, then there is also information on the site to let you know how to address this.

For breaches of health and safety, such as unsafe electrics, damp, lack of heating/water, no gas safety certificate, etc, speak to the local council tenancy relations officer who can undertake a H&S inspection for hazards and order the landlord to undertake repairs, or the council will do them and bill him.

Check whether the property is supposed to have a HMO licence. Not all properties have to have them, they are mandatory when the property has 5+ unrelated tenants over 3 habitable storeys but some councils have brought in selective licencing for smaller properties to cut down on slum landlords. Note that there is a difference between a HMO (the definition of one) and the need to have a HMO licence (probably only applies to 5% of rental properties).

QuirkyChemistry

We have no deposits and the gas safety certificate is up to date. A man from the council came round in January as part of a random survey of all the student housing. The aim was to see if it met the One Star rating it had. Apparently it didn't and the LL would have to do some more updates to make sure it was One Star. Although this included things like making sure there are 4 plug sockets in each room. I would assume that this would have also made sure of HMO licensing. We never heard anymore from that or had any work done.