Tenant left house like a tip

GoneToPot

Our tenant of 2 1/5 years just moved out of our 2-bedroom house and left it like a tip. Damaged and missing furniture, filth, ruined carpets and paintwork and the garden like a wilderness.

We had let it through a lettings agency - fully managed - and only renewed the tenents contact based on the agencies inspection reports. These reports stated everything was in 'good condition' until May this year when they reported 'average condition'. However 5 weeks later when the tenant moved out (of their own choice) we entered the propoerty for the first time in 2 1/2 years to find it in a deplorable condition.

We intend to withhold the tenants bond but is there any way we can claim the additional repair/cleaning costs from the letting agency? We woud not have renewed the tenant's contract but for the favourable reports we received from them. Any advice appreciated.

BitterAndTwisted

You'll not get a single penny from the agents. I would pop round to their office, probably on Saturday which is their busiest day of the week and ask them in my loudest voice to justify their inspections. Inspections which I daresay they charged you for.

Get all the evidence you need about the dirt and disrepair and take your ex-tenants to court.

amjustagirl

You have my sympathies i've had it happen to me recently it ending up costing a bomb to put everything right. I didnt bother pursuing said tenant as you usual end up throwing good money after bad! Its a joke what some people can get away with it.

theartfullodger

BitterAndTwisted wrote: »

You'll not get a single penny from the agents. I would pop round to their office, probably on Saturday which is their busiest day of the week and ..............

I'd echo B&T but vary it... pop round 10:30 am Saturday (every Saturday..) and sit in the office until anyone comes in then discuss, in a firm, polite & calm voice, the shortcomings of the agency.. If they offer to call the Police invite them to do so.. and call the meja.. Calm & polite is so, so much more powerful that shouty.. (IMHO..)

Alternatively take head of agency out for lunch, at your expense, explain options (including above..) or they pay your expenses... see if he has a brain...

Question is, do you have an inventory & shed-loads of photies signed by tenant on entry?? If not, forget it, learn from this & move on...

I'd find another agency from now or manage myself..

DollyDabbler

Following tenants being in our house, it took me 2 days to clean a completely empty house, and then I had to re-paint and re-carpet. The letting agents were useless, they had let them keep a dog, even though the tenancy agreement stated no pets, and gave them the bond back, even though we complained about both the cleanliness and dirty carpets, where the dog had been. Plus the dog had broken the fence in the garden, which we ended up repairing as the neighbour wasn't best pleased.

hellokitty08

BitterAndTwisted wrote: »

You'll not get a single penny from the agents. I would pop round to their office, probably on Saturday which is their busiest day of the week and ask them in my loudest voice to justify their inspections. Inspections which I daresay they charged you for.

Get all the evidence you need about the dirt and disrepair and take your ex-tenants to court.

OHH God dont do that to me, Im the only one in on Saturday, and I only work saturdays so I wouldnt be able to help.

If you want to get straight to the manger, just phone and ask when they will be there and then turn up. You dont want to be lumbered with the Saturday girl who cant help.

Its a shame that what gets said on here a lot is true, most agents dont care once they get your money, I have certainly had that expereince before as a tenant, but at our place customer service to the landlord is really important. As other posters might suggest see if the agency belong to a franchise or an association and copy them in on your communication expressing your concerns about your expereinces.

cjmumto2

Ditto, I am a Saturday girl and Saturdays would be a useless time to come in, I would just stand there mute. But our agency would never do that, we do 6 monthly checks and everything has to be in excellent order.

Did you do an inventory? If yes atleast you can keep the deposit if not you will be wasting your time. I would be furious with the agents surely they should give you a rebate? Write to them and the ombudsman etc, not sure who to try but they did not do the job they promised.

G_M

You'll struggle to get anything from the agency via the courts. So the advice above is the only way: embarrass them, 'blackmail' them, trust on their professionalism (if any) and desire for good client relations.

As for the tenants, without a good inventory signed by them, you'll struggle. WITH a good inventory, you have a good case for keeping their deposit and/or taking them to the Small Claims Court. However, winning at the SCC is just step one; they then have to pay! If they have no money, are on Benefits, etc they'll be told to pay £5 per week or whatever, and even then you might have to pursue them for this.

Plus of course this all assumes you can find them.

tbs624

GoneToPot wrote: »

Our tenant of 2 1/5 years just moved out of our 2-bedroom house and left it like a tip. Damaged and missing furniture, filth, ruined carpets and paintwork and the garden like a wilderness.
.....We intend to withhold the tenants bond but is there any way we can claim the additional repair/cleaning costs from the letting agency? We woud not have renewed the tenant's contract but for the favourable reports we received from them. Any advice appreciated.

If the property is in Eng/Wales you will of course have scheme registered your tenant's deposit and given them the scheme's "prescribed information"?

Did you /the LA prepare an inventory detailing the condition of the property at the start of the let and was the inventory signed by both parties? If the answer is no and you have no other form of proof (photographs, receipts for carpets etc) you will struggle to retain any of the T's deposit

If you feel that your LA has let you down make a formal complaint in writing to the manager. Check whther they are members of ARLA, NALs, NAEA etc and make a complaint there too.

Fully log the condition of the property as it is now and then get on pronto with getting it let out to a fully referenced new T, via a new LA if you are not confident enough to self manage.

You need to be aware that *anyone* can set themselves up in business as an LA - no quals, no specific expertise or training necessary to do so. Seek out personal recommendations from other LLs ( via local LL association).

Then follow up your issues with both the former T and the original LA. As G_M has suggested getting a judgement is one thing - getting that judgement enforced is not always straightforward. You have to be prepared to write it off and learn from the experience. Make sure that you account for any losses incurred within the appropriate tax year.