Tenant stopped paying rent - urgent help please

stellaforstar

hi all - i would really appreciate some quick advice as we have to go and talk to our tenants tonight.

very briefly, they texted me yesterday to say that because of ongoing (not really ongoing, its been going on for the last 2 weeks) problems with the hot water in the bathroom they have cancelled their standing order and will be offering us half rent until the problem is sorted.

the thing is, we as landlords have done everything we can to resolve all their issues as quickly as possible - they have complained of not hot water in the bathroom - we told them to ring the mergency plumber, which they never did. we have paid a plumber over £500 to fit new taps and a new shower to try and solve the problem but they are still moaning, and now this text to say they are stopping paying the rent.

they are two and a half months into their 12 month contract (with a 6 month break clause) and we now just want to give them notice, especially now they are sending threatning texts about the rent. i would like to say that if they are that unhappy they can leave after 6 months - in another 3 months (i cant afford to let them go early as we rely on their rent to pay the mortgage)

i am so angry and upset but am trying to deal with this as unemotionally as possible - does anyone have any info or advice about where we stand if they try not to pay the rent? we called the letting agent but they just advised to give them notice.

thanks:mad:

mchale

First of all, is the hot water problem fixed? If isn't YOU ring the plumber and get it sorted asap, as a LL you should always communicate with your tenants IE before you paid plumber a quick call to tenants to see if problem was sorted

If water problem is OK, put it writing you expect full rent and if they fail to pay it's a breach of tenancy and you will issue legal proceedings

stellaforstar

well, they are claiming the problem isnt fixed, but only because they never arranged with the plumber to make an appointment - they are a grown man and woman, they are perfectly capable of phoning a plumber and arranging an appointment - especially if the situation is a dire as they are making out. if i rang tthe plumer, it means picking a day that they might not be free, and then going back and forth. when they moved in they were given the details of the plumber emergency cover and phone number and i told them - if you are claiming there is no hot water then ring the plimber and get him out - i even offered to stay off work myself to let him in so they didnt have to.

but two weeks later they never rang the plunber but are still crying that there is not hot wtaer. so now we have paifd £500 for a plumber to investigate - he says there is hot water.

we are going round tonight to have a look. in the meantime the plumber is also fitting new taps and a new shower (the tenants asked for this -they think that will solve the problem).

so we feel we are doing as much as we can to solve this problem. but they are still saying they are reducing the rent (they are not asking, they are telling)

Cannon_Fodder

2 weeks is ongoing.

How would like no baths/showers for 2 weeks..?

It is not the Tenant's job to act as your lacky to fix problems with your property. If you want someone to manage these problems, employ a letting agent.

I'm not sure taps and a shower is going to change the water coming through them...

If its the same people who have encountered mice, no wonder they are getting to the end of their tether...

stellaforstar

well, in the property i rent, and in all the properties i have rented in the past, if there is a problem i have rung the landlord and reported it and he has told the builder/plumber to contact me or given me the number and we make the arrangements between us. the only difference with this case is that the plumber is from British Gas, so they would have had to phone them.

in the last place i rented there was constant problems with the hot water - we even spent xmas and new year with no heating or hot water - and i was constantly on the phone to british gas to sort it out. the landlord simply gave me their number and told me to contact them - and because it was a desperate situation i did ring them- gladly. so again, my point is that if there really is no hot water WHY DID THEY NOT RING THE PLUMBER FOR ASSISTANCE?

and there never was any mice - they are making up these problems on a regular basis because they have moved into the flat and realised they cant afford it.

I am asking for advice on what to do when a tenant threatens to not pay the rent. i am not asking for smart arsed comments on my capabilities as a landlord.

robin_banks

stellaforstar wrote: »

hi all - i would really appreciate some quick advice as we have to go and talk to our tenants tonight.

very briefly, they texted me yesterday to say that because of ongoing (not really ongoing, its been going on for the last 2 weeks) problems with the hot water in the bathroom they have cancelled their standing order and will be offering us half rent until the problem is sorted.

the thing is, we as landlords have done everything we can to resolve all their issues as quickly as possible - they have complained of not hot water in the bathroom - we told them to ring the mergency plumber, which they never did. we have paid a plumber over £500 to fit new taps and a new shower to try and solve the problem but they are still moaning, and now this text to say they are stopping paying the rent.

they are two and a half months into their 12 month contract (with a 6 month break clause) and we now just want to give them notice, especially now they are sending threatning texts about the rent. i would like to say that if they are that unhappy they can leave after 6 months - in another 3 months (i cant afford to let them go early as we rely on their rent to pay the mortgage)

i am so angry and upset but am trying to deal with this as unemotionally as possible - does anyone have any info or advice about where we stand if they try not to pay the rent? we called the letting agent but they just advised to give them notice.

thanks:mad:

Yuo refer to their lack of access to hot water as 'moaning'.

Jeez, I wouldn't like to rent off you.

Tuscan

Have to say Stella could be telling the truth here chaps and is really in need of help, the tenant could just be a bad payer and making things up...

stellaforstar

they have got hot water - the plumber that was round there last week to start the job confirmed to us that they have got hot water.

robin_banks

Tuscan wrote: »

Have to say Stella could be telling the truth here chaps and is really in need of help, the tenant could just be a bad payer and making things up...

After only being in there 2 1/2 months, it's too early to say.

OP has also said there is a problem with mice on another thread.

stellaforstar

no, they rang me and CLAIMED there is a problem with mice. we sent to council pest control round and they confirmed there is no evidence of any such problems. We also checked with downstairs and they have had no problems either.

robin_banks

stellaforstar wrote: »

well, in the property i rent, and in all the properties i have rented in the past, if there is a problem i have rung the landlord and reported it and he has told the builder/plumber to contact me or given me the number and we make the arrangements between us. the only difference with this case is that the plumber is from British Gas, so they would have had to phone them.

in the last place i rented there was constant problems with the hot water - we even spent xmas and new year with no heating or hot water - and i was constantly on the phone to british gas to sort it out. the landlord simply gave me their number and told me to contact them - and because it was a desperate situation i did ring them- gladly. so again, my point is that if there really is no hot water WHY DID THEY NOT RING THE PLUMBER FOR ASSISTANCE?

and there never was any mice - they are making up these problems on a regular basis because they have moved into the flat and realised they cant afford it.

I am asking for advice on what to do when a tenant threatens to not pay the rent. i am not asking for smart arsed comments on my capabilities as a landlord.

Simple really, it's not thier flat, it's not thier decision to make re;alterations to plumbing.

It's yours as the owner of the flat. I assume you own it.