Tenant stopped paying rent - urgent help please

FOURCANDLES_2

TwistedPsycho wrote: »

I am actually surprised at some of the comments made by some of the long standing members of the forum. This is because this is what I interpret the problem as

* The OP's tenants have complained about mice in the property. The OP has contacted the council and they have come out and declared no pest problem.
* The OP's tenants have complained that there is no hot water. The OP suggested the tenants arrange the plumber to come out and the plumber would be paid either directly, or through the tenants paying and being reimbursed by the OP. When this was not done the OP arranged a plumber themself and the plumber concluded that there was no fault, although the taps and shower are being replaced for new as a precaution.

I would interpret that as the tenants are looking to pay as little rent for the property as they can, by their insistance at cancelling the SO and only offering half rent and even though the plumber said there was no issue, there is still a new bathroom going in at the OP's expence.

I actually think these tenants are giving the OP the run-around, despite what others seem to conclude. Maybe, just maybe someone with a bit of knowledge (as I haven't) could give the OP a bit of advice on how is best to terminate the agreement as this appears to be what they are after.

Not that simple though is it.

toontron

I would agree that these tenants look a bit dodgy on the face of it but there really isnt a long enough history with them for the OP to know. The OP will have taken correct references I assume as well. I rent out a property and if problems do arise then I do as an earlier poster said, I call the plumber/electrican or whoever, and (with the tenant's permission) ask them to call the tenant direct to arrange access to the property.

RobertoMoir

TwistedPsycho wrote: »

I am actually surprised at some of the comments made by some of the long standing members of the forum. This is because this is what I interpret the problem as

* The OP's tenants have complained about mice in the property. The OP has contacted the council and they have come out and declared no pest problem.
* The OP's tenants have complained that there is no hot water. The OP suggested the tenants arrange the plumber to come out and the plumber would be paid either directly, or through the tenants paying and being reimbursed by the OP. When this was not done the OP arranged a plumber themself and the plumber concluded that there was no fault, although the taps and shower are being replaced for new as a precaution.

You've described the symptoms but missed the underlying disease.

The tenants are unhappy and the LL is, with all respect, an amateur. Regardless of who is in the right or wrong over the various issues described, the LL appears unaware of the tenant's rights and their resulting responsibilities, and as such is making things difficult for themselves.

Were I that way inclined I could very easily construct a post from an upset tenant, telling the story the LL has given as if it was from the POV of the tenant, and I'm willing to bet that while a few of the replies might suggest such a tenant needed to 'man up', the overall response would be that the LL was also handling things poorly.

llh189

Stella - maybe the tenants are reluctant to organise an emergency plumber as then they will be liable for the fees that such a visit would incur.

I would suggest that you need to open the lines of communication with them, ie call and talk to them, go round and see for yourself the problems that they are encountering, it would appear to me that they just want the situation fixed and by with holding the rent they think that they are focussing your mind!

Like you, I have always lived in rented and have mostly relied upon myself to to get things fixed, and then deducted any monies owed to me from ongoing rent payments, my neighbour on the other hand relies completely on her landlord / letting agent. That is just the way that it is.

It is unfortunate that you are upset and I guess that your were looking for some support but I am afraid that what you have heard on here is not what you have wanted to hear but that doesn't make the advice on here wrong!

I am in total agreement that it is your responsibility to sort your property out and not down to your tenants, how would you feel if their emergency plumber came at 9 pm and then told them that it required a £1000 worth of work and they went ahead with this, would your post then be of a different vane.

You seem to have hand a difficult time of late and are maybe blowing this out of proportion, ring them direct and get this sorted asap, they will start paying the rent and you'll be happier!

MissMoneypenny

TwistedPsycho wrote: »

* The OP's tenants have complained about mice in the property. The OP has contacted the council and they have come out and declared no pest problem.

That doesn't mean that there hasn't been a mouse or two in there, just that there isn't any evidence (droppings) of mice. It sounds like the tenant is keeping the place clean and food is in containers, so that mouse has gone to a house where he can get food.

Although sometimes the first evidence of mice can be when wires or pipes are chewed.

MissMP - mouse expert

clutton_2

Stella - if you are going to continue renting this place... i urge you to join national landlords association - the joining fee is tax deductible as a legitimate expense... they have a marvellous legal help line and the guys/gals on there will tell you calmly and quietly what you can do and what you cant do, without any of the "emotional responses" on here - if tenants with-hold more than 8 weeks rent then you can apply to the court to have them evicted...

Their number is 0207 5828171

as a member of LA you also get cheaper property insurance, all the legal documents you can want, a regular newsletter and access to local landlord meeetings where you can share your problems wiht other landlords

tbs624

princeofpounds wrote: »

To be precise, you *cannot* delegate the responsibility. That sentence was worded quite carefully - you can delegate tasks, but that is not the same thing as the responsibility remains at your level. Although if you act reasonably and the professional messes you around then you have some defence in terms of the time taken to reach a resolution, but the responsibility to ensure repairs on a reasonable basis is not altered.

It's good that you are further clarifying the point you wanted to make but there was no disagreement on my part - look back and you'll seelthe paragraph in my post, from which you are partially quoting, in full read as

tbs624 wrote: »

You can delegate to people to whom you pay a fee, whilst ensuring that the job gets done, but you can't expect a T to sort out your maintenance problems on your behalf and you especially cannot shunt off Gas reg compliance.