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Not sure what my options are - HELP
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Who is reposnsible? Depends who caused the damage.
If it was a break in, then the burglar is responsible. If the tenant did it, the tenant is responsible.
But your chances of proving the tenant did it seem to me to be.... slim. Of course, if the tenant fails to report a break in, or get a police report, or even report the damage to you, then that untenantlike behavior might be enough to blame the tenant, however it seems unlikely the deposit you hold will cover rent arrears and damage As I said in my first post
I'm afraid you've had the bad luck to get the tenant from hell.You need to get her out. This may cost you money, but the sooner the better.
I fear all you can do is wait for the 4th, apply to court for possession, wait for the court hearing, appoint bailiffs, get the tenant out, and then assess all the damege.0
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