Unhappy with management company - what can I do?

LouC

Hi everyone,

I have a property which has been rented for about 4 years now via the same management company. I am now on my 3rd set of tenants (it's central London, so high turnover). I don't live in London any more, so have to take their judgement when it comes to checking the property when the tenants move out - I also pay £150 for an inventory.

Since the new tenants moved in, i've been down to London to check the property, and it's in a shocking state - stained walls and carpets, damaged furniture - esp as we had it fully decorated before the first rental. I've been over the inventories again and although wear and tear is hinted at, it's nothing compared to the state of the property.

I tried to take this up with the management agency, and they said they only go by inventory so didn't realise it was in such a bad state (despite showing prospective tenants around when it came up for rent again!), but said there's nothing that can be done now as the deposits had been paid back to the past tenants.

Anyway, I want to move to a different management agency, but the existing agency found the current tenants.

What are my options?

Thanks
Lou

sequence

I'd expect it to be in a poor state if it's not been decorated for 4 years tbh. How about a lick of paint between tenants ?

runninglea

most management companies accept two months notice when you can either appoint new management company or take it over yourselves.

BitterAndTwisted

Yes, sack them. I also think that you should name these shysters. The next agents you appoint should contractually agree to undertake periodic inspections and you could ask to see the documentary evidence that they have been carried out or why have an agent or a tenant's deposit at all?

LouC

If it was just a lick of paint required it wouldn't be a problem

I'm talking about cigarette burns in the carpet, cracked window panes, holes in the wall where tenants put nails in and the shelves fell down...

Anyway, my question is more - if I sack them, can I keep the tenants?

BitterAndTwisted

Yes, you can as the rental agreement is between you and the tenants. Quite a lot of agents see the tenants they have found for you as "their" tenants so you should anticipate some discussion about that. In the meantime examine your agreement with the agents very closely indeed as you may have signed up to something you didn't realise was that important at the time until you try to sever the relationship.

G_M

Read the contract you signed with the agents. There is probobly a notice period, but may be other charges they try to hit you with. Read it carefully and post here with details if in doubt.

The tenants ar 'yours'. YOU have a contract with them - the agent just works on your behalf.

Once you've given notice to the agent in accordance with your contract with them:

1) write to the tenants explaining what you've done (by all means speak to them first but follow up with a formal letter), give them details of the new agent (if you use another one) or your details (if you go DIY) and tell them where to send their rent in future, and from when, and what to do if they have problems/repairs etc.
2) Contact the scheme where the tenant's deposit is registered. Follow their procedure for getting the deposit into the new agent's name so when the tenant's leave there's no hasstle with the old agents.

Find yourself some local odd-job men etc. Get them to repair holes, re-paint etc and arrange for them to touch up damage between tenants. This is bound to be cheaper than getting the agent (new or old!) to arrange contractors.

andy96

sacking them is a pain. you then have to replace them with more incompetents.
we successfully took ours to Leasehold Valuation Tribunal and won £200k cos they failed to paint our windows for 10 years.
great victory till they put our charges up by £20 a month to recoup the costs.

i feel another LVT coming on, following by sacking them before they can recoup their payments.