how late is late

clutton_2

As a LLof 11 years, i suggest you write them a polite letter which addressses their late payments . In the letter suggest a payment plan to bring their rental payments up to date Enclose a rent schedule (for the full tenancy) in Excel if you have it. (payment plan = £x over x months to reduce arrears to £0)

Prepare a Rent Schedule showing a number of columns

Date Due - Date Paid - £ Rent Due - £ Amount paid Arrears - No of Days late - cumulative rent arrears in the final column

This is an essential document as if it goes to court it will show the judge a) how many arrears they are in and b) their consistently late payment dates.....

It will also show them that you are now taking this seriously.

IF the schedule shows that they are 8 weeks in arrears, then include a short paragraph to the effect that LL&T law now entitles you to go to issue them with a S8 notice and then to apply to court in 14 days to apply for immediate possession of the property.

I suggest you end the letter by saying that you will then come on x day at x time to discuss these matters. (making it 2-3 days ahead)

Make it short but professional and unemotional....


IF they are more than 8 weeks in arrears, then find a S8 notice and complete it and take it with you.... if they muck you about... hand it over and get a receipt for it as that will be evidence....

let us know how you get on

roses

Why don't you call them then if they fob you off then write to them

Trollfever

N79 wrote: »

Not normally - just a tax return at the end of each tax year. There is no need to submit accounts to HMRC.

Accounts will assist in completing the Self Assessment UK property income page:

http://www.hmrc.gov.uk/forms/sa105.pdf

Wee_Willy_Harris

clutton wrote: »

IF they are more than 8 weeks in arrears, then find a S8 notice and complete it and take it with you.... if they muck you about... hand it over and get a receipt for it as that will be evidence....

let us know how you get on

If you serve a Section 8 using grounds 10 and 11, the tenants just need to be either "consistently late" with the rent or just in any amount of arrears. But this is a discretionary ground and a judge (should it get that far) may decide not to grant posession. However, it might act as a good incentive for your tenants to bring the rent up to date sharpish and would act as a very clear indication of your intentions!

Alias_Omega

Filey wrote: »

I am a private LL. I rent out a house I used to live in. Being a soft touch I let it out to a nice older couple without taking a deposit or signing a contract. Yes, silly me, I should have know better! They pay £400/month for a 3 bed cottage, paying the rent directly into my bank account in cash. I haven't increased the rent since they moved in July 2007.

Now for my query. They moved in on the 24th, paying a months rent. Up till last December they paid the rent regularly round about that date. For December it wasn't paid until January 6th and since then Feb 7th, Mar 8th, April 8th, and April's rent still hasn't been paid as yet 10th May. The first late payment was around Christmas and I thought perhaps they had had an expensive time, but it has continued and I feel I should find out what their intentions are.

I shall go round and see them (I live in the same village) but before I go I would like the Forum's opinion on what line to take. I have the feeling they are taking advantage of my good nature (stupidity) but would like to know if this consistently paying about a fortnight late is something I should be worried about.

Thanks for your advice.

You could forget about the 10~days lack of rent, and get them to sign a new tenancy agreement. Of course the costs of this can be deducted from the annual profit on the tax return.

They have slipped with the date of the rent due to Christmas, and have paid it when had received it, and took it from this date.

Just make sure your covered by the Gas Annual Safety Check (£45), and remember you dont have a deposit.


I always say...

"A further 6-12months £400 rent, is far far better than 6-12months of £0.00 rent".

A property rented out, saves you alot of hassle & cash. Things like empty house buildings insurance, council tax (after 6 months empty), gas & electric and even the potential for damage from kids etc.

Alias
(Landlord)

clutton_2

why would OP want to sign a new tenancy agreement with a couple who are currently not paying their rent anything like on time....???

missdee85

Wow you sound like a lovely landlord not to mention fantastic rent rate - gosh if it were near me i would certainly take it off you lol

If i were the tenant i would prefer my landlord to pop round after calling to make sure that was ok - maybe they are having money troubles and just dont know how to address the situation have they recently become unemployed?

Take with you a table of when you would like your rent to be in the bank by - even make up some gibberish that you have to have the money in the bank to cover the mortgage, insurance etc, play on their good nature as up until recently it sounds as if you have had no problems with them? Last thing you wanna do with anyone in your property is to get their back up.

Good luck!

G_M

There is a balance to be found between maintaining a friendly LL/tenant relationship ('drop round for a chat') and protecting yourself a) from claims of harrassment b) by having a paper trail in case it goes to court.

As arrears are involved, I'd support the written letter approach, but keeping it friendly and non-threatening. And end by offering to go round for a chat to find a mutually agreeable solution if they'd like you to. Ask them when would be convenient.

As solutions to accept, again, be friendly/understanding but also professional and not a soft touch. So by all means agree to accept payment on a different day of the month if it helps them, but make sure they make up the shortfall (ie the missing 2 weeks rent) with a one-off payment.

And whatever you agree, get it in writing. Write to them afterwards detailing what was agreed, send two copies, and ask them to sign/return one copy to you!

Edit - have you ever done any inspections? If so how long ago? You could suggest a visit would also be an opportunity for you to check the property structure does not need any maintenance (slipped roof tiles? External paintwork? etc), everything is working OK and they have no problems (heating, plumbing, white goods etc). Putting it like that sounds much less threatening than 'inspection'!

Wee_Willy_Harris

G_M wrote: »

There is a balance to be found between maintaining a friendly LL/tenant relationship ('drop round for a chat') and protecting yourself a) from claims of harrassment b) by having a paper trail in case it goes to court.

As arrears are involved, I'd support the written letter approach, but keeping it friendly and non-threatening. And end by offering to go round for a chat to find a mutually agreeable solution if they'd like you to. Ask them when would be convenient.

As solutions to accept, again, be friendly/understanding but also professional and not a soft touch. So by all means agree to accept payment on a different day of the month if it helps them, but make sure they make up the shortfall (ie the missing 2 weeks rent) with a one-off payment.

And whatever you agree, get it in writing. Write to them afterwards detailing what was agreed, send two copies, and ask them to sign/return one copy to you!

Edit - have you ever done any inspections? If so how long ago? You could suggest a visit would also be an opportunity for you to check the property structure does not need any maintenance (slipped roof tiles? External paintwork? etc), everything is working OK and they have no problems (heating, plumbing, white goods etc). Putting it like that sounds much less threatening than 'inspection'!

A good approach to take.

One other thing that might be helpful to both parties, if the tenants are in reciept of LHA, it is paid to them fortnightly in arrears. They may find paying the rent under the same terms (ie fortnightly) easier.

G_M

They may find paying the rent under the same terms (ie fortnightly) easier.

But remember as this is a periodic tenancy changing the payment frequency changes the notice period..