Just caught tenant moving out without telling me..

lynzpower

Yes,absollutely you can. Anything that is to do with you and that property, all needs to come to you. If they refuse, then a data protection act request ( you may have to pay for this, but by law they cant charge you more than a tenner) Same as bank charges really.

ONe suggestion I have is do you have any freidns who coud pop in, make out they have a house they wish to let etc, to see if they can get hold of any written matter- a leaflet or factsheet, anything that suggests a promise to vet or whatever.

Although someone is on benefits, I guess they can still be vetted, so I dont think thats a decent enough excuse.

They sound very poor.

Somerset

tbs624 wrote: »

Double standards, guys? You all leap on Paul's bit of trolling and yet no-one picked up on JoWo, comment, when she claimed

Wonder how many LHA claimants she's had as Ts..................

paul5046 wrote: »

I once did a runner after running up a huge fuel bill. Blo0dy landlord found my new address though, well gutted. Landlords are like company expenses. You have a duty to try and fiddle them.

What double standards? A landlord doesn't choose to do business with LHA tenants (and it is a business) just as they may not want to rent to pet owners, smokers etc. How is that akin to entering into a contract with the intention of committing fraud ?

franklee

simpywimpy wrote: »

She has a 12 month tenancy signed in February this year.

simpywimpy wrote: »

She also signed a sec21 form at the beginning of the tenancy so I hope I am covered for her moving out.

simpywimpy wrote: »

Turns out she was living on the sly with her hubby who works away, has a huge dog that bit the agent and is so reliable that she left without notice owing 5wks rent

Can't make head or tail of your expectations here. You (via the agent) served her with notice. If your notice exercised a break clause then the tenant didn't need to serve her own notice.

If your notice period didn't expire till the end of the fixed term (Feb 2010) then it's not come into play yet so I can't see how it covers you for her moving out during the fixed term.

tbs624

Somerset wrote: »

What double standards? A landlord doesn't choose to do business with LHA tenants (and it is a business) just as they may not want to rent to pet owners, smokers etc. How is that akin to entering into a contract with the intention of committing fraud ?

Thanks for asking but I think you misunderstand. "Double standards" because people were picking up a Paul's comment on LLs , ie "most of them are money grabbing parasites. " implying without basis that the majority of LLs are likely to behave in a particular way

The same posters were, however, silent when Jowo tarred the majority of benefit claimant Ts. in the same generalistic fashion thus: "Many HB/LHA tenants prefer to think of the late payment of their benefits as the landlords problem"

There's a similarity - both posters allocating a trait to a swathe of people based on nothing more than than their own experience in one or two instances or, perhaps more pathetically, on secondhand tales from others.

franklee

tbs624 wrote: »

Thanks for asking but I think you misunderstand. "Double standards" because people were picking up a Paul's comment on LLs , ie "most of them are money grabbing parasites. " implying without basis that the majority of LLs are likely to behave in a particular way

The same posters were, however, silent when Jowo tarred the majority of benefit claimant Ts. in the same generalistic fashion thus: "Many HB/LHA tenants prefer to think of the late payment of their benefits as the landlords problem"

There's a similarity - both posters allocating a trait to a swathe of people based on nothing more than than their own experience in one or two instances or, perhaps more pathetically, on secondhand tales from others.

Paul's comment was:

paul5046 wrote: »

From my experience, most of them are money grabbing parasites.

I would not interpret that as most of all LLs but as most of them he had experience of, which seems fair enough.

OTOH I didn't spot any limits to Jowo's "swathes":

Jowo wrote: »

Many HB/LHA tenants prefer to think of the late payment of their benefits as the landlords problem but this kind of skewed thinking is why many landlords won't accept this group as tenants.

Still who's counting

simpywimpy

I thought the sec21 notice had to be served to give her notice? I enquired at the agency about this and they said it was done at the beginning of the tenancy. The tenant was caught moving out without notice and handed in the keys the day after,

My gripe if you will,is that I wasnt informed that there was no deposit or advance rental until well after the tenant moved in. I wouldnt have agreed to this had I been asked/told by he agency prior to them accepting the tenant.

Had I been paid in advance, I would be £100 down and not £500

gizmo111

furndire wrote: »

Certainly makes sense. You are the type of tenant that this is meant to help and LL's should really appreciate. Unfortunately a lot of folk don't realise that there are 52 weeks in a year which amounts to 13 x 4 week payments.
I assume councils pay out on set day of month because money is sat in a bank account accumulating interest and can only be drawn down this way for the best rates.

Luckily I have not been in a position where I needed to find out about the arrears payments.

Here they pay the tenant direct fortnightly by BACS - my tenant then pays me the full amount by faster payment - it means that they don't have to worry about making up the difference, and i get the full amount over the year.
LA wouldn't pay me direct despite a letter from their GP.

franklee

simpywimpy wrote: »

I thought the sec21 notice had to be served to give her notice? I enquired at the agency about this and they said it was done at the beginning of the tenancy. The tenant was caught moving out without notice and handed in the keys the day after,

By sec21 I assume you mean a Section 21 notice? That is the notice you, or the agent acting on your behalf, serve on the tenant to let her know you require possession *after* the date specified in the notice.

In short the Section 21 is your notice to the tenant.

You don't seem to know who served what notice to whom and when these notices should come into effect.

Even your initial complaints were odd as you seem to expect the tenant to ask you for references, or let you know she was leaving when in fact she would have gone to the agent for these matters. If the agent was meant to be fully managing the property, which from your posts isn't even clear. It also reads like the agent accepted the tenant's surrender of the tenancy - again that's as good as if you did it yourself.

simpywimpy

the titleof the thread is clear isnt it? I caught the tenant doing a moonlight! Neither myself or the agent was aware of her decision to move.

franklee

simpywimpy wrote: »

the titleof the thread is clear isnt it? I caught the tenant doing a moonlight! Neither myself or the agent was aware of her decision to move.

But during the thread you raised the Section 21 here:

simpywimpy wrote: »

I called at the agency again yesterday and found the tenant had handed in the keys to the property. She also signed a sec21 form at the beginning of the tenancy so I hope I am covered for her moving out.

I didn't get your point about the Section 21, so I asked. If the S21 was in play then you gave her notice. If it wasn't in play yet then it's not relevant and won't "cover" you for anything. Still never mind, if you don't wish to answer.