Protect Yourself!

shadow47

I have just moved in to a new property.

I would like to ensure that my deposit is not lost.

What are the best precautions to take?

• Should I take hi-res photos of the flat with today's newspaper in the background.
• Should I make my own inventory to go with it?
• Should I ensure the Agency/LL protects my deposit by sending a few letters out?

When I moved in I paid the Agency Manager the rent in cash and forgot to ask him for a receipt.

• Should I be worried?
• Should I go to their offices and request a receipt?

Would just like to add that I'm not trolling, I'm just seeking advice.

shadow47

I guess I should have read the other posts.

Clearly you're all LLs fleecing the skint, I will be doing this myself when I'm older and have a larger bankroll.

I shall just do these things anyway, and start a heavy leafleting campaign on TENANTS RIGHTS!!

That should shave a few hundred thousand from the money going to LLs/Agencies/Other 3rd parties.

Hahaha! Just kidding of course, wouldn't want to harm one of my own income streams when I'm old, fat and rich.

KEEP 'EM DOWN THE PUB AND OUT OF THE LIBRARIES! - Good ol' Winston

:beer:

Werdnal

Did you actually want some genuine advice, or did you just come here to insult people?

Ms_Speculatrix

Werdnal wrote: »

Did you actually want some genuine advice, or did you just come here to insult people?

Very well said Werdnal! Assuming you do want some advice here is some from a TENANT!

The deposit must be lodged with a deposit protection scheme within, I think 10 days, and you should receive a copy of login details, reference number and how to claim it back soon afterwards.

Personally, I always take pictures, and if your camera (like mine) does not date stamp print them out, seal them in an envelope and sign and date over the flap. Post them to yourself as evidence of the date taken and leave unopened. You can stick a copy of your own inventory in with this too.

If you paid cash, go and get a receipt. If you paid by cheque or transfer it will be on your bank statement.

I have been renting for the last 30 years and have only had one landlord try to fleece me for my deposit. Most landlords are not like this, but it pays to protect yourself against the odd one that may turn out to be a bad apple.

sonastin

The landlord (or his agent) has 14 days to protect your deposit and provide you with details of where it is lodged. Give him the 14 days to do so. If, at the end of that time, you have not received the prescribed information, WRITE to the landlord and his agent asking about which scheme they have used to protect the deposit and when you can expect the prescribed information. If you still don't hear anything, WRITE again pointing out the relevant bits of the legislation that require the deposit to be protected and asking again for confirmation of which scheme they are using. If that still doesn't get your deposit protected, write again marked "Letter before action" to tell them that unless you receive the prescribed information in the next 5 days you will commence proceedings to recover 3x your deposit. Usually this is sufficient to get the deposit protected. It is then up to you whether you want to follow up the letter before action with court proceedings.

With respect to the inventory, once your deposit is protected, if the Landlord hasn't completed his own inventory then he has a harder time proving that any damage has been caused during your tenancy and the deposit scheme dispute proceedings are more likely to find in your favour. However if you can provide evidence of your own as to the state of the property at the start of your tenancy then it can help you - providing you leave it in the same state and the end. If you can create some sort of independent evidence, e.g. by getting a 3rd party (friend?) to sign a statement that the photos/written details are a true record of the property as of xxx date, it would assist.

BitterAndTwisted

The lack of a signed and dated inventory is to the tenant's advantage at check-out. With no documentary evidence of the condition of the property at the start of the tenancy the landlord or their agent is going to have a very hard time indeed persuading the deposit-protection scheme's arbitrators that they have a legitimate claim on any of the deposit.

Your insults to the posters on this forum is not reasonable: there are any number of tenants who are regular posters on this forum, and a lot of the landlords offer support and advice, too.

Come back if you need any more help and are prepared to be polite.

shadow47

Werdnal wrote: »

Did you actually want some genuine advice, or did you just come here to insult people?

Yeah sorry.

I was just bored because I don't have a TV at the mo.

Shall read people's advice now...

shadow47

Good solid advice, thanks a lot everyone!

Apologies for being impatient and insulting. I was only joking.

I do actually hope to be a LL one day however. I wasn't lying, I do sincerely hope I'm fat and rich one day! Who wouldn't want that?

GAH

The OP is performing some sort of trolling, just read back their previous posts, not worth helping this person.

shadow47

Ms_Speculatrix wrote: »

Personally, I always take pictures, and if your camera (like mine) does not date stamp print them out, seal them in an envelope and sign and date over the flap. Post them to yourself as evidence of the date taken and leave unopened. You can stick a copy of your own inventory in with this too.

Great idea!

I'm pretty sure 99% of LL are honest folk as you said, but I don't know the guy as I went through an agency and am very suspicious of people I don't know (overly cynical perhaps?).

I intend to make a trip down to the agency to get a receipt before the manager "forgets" I've given him the money. I wish I'd recorded the conversation on my phone now, damn.

shadow47

GAH wrote: »

The OP is performing some sort of trolling, just read back their previous posts, not worth helping this person.

Haha looks like I'm not the only overly cynical person here.