Really Struggling - Advice Welcome (quite Urgent)

Adb30

princeofpounds wrote: »

How has the agent been getting in? They should not be letting themselves in without permission if you all rent the entire house. If you all rent rooms individually (and it doens't sound like it) then they can enter the common parts. If this bothers you, you can change the lock barrel (return the original on departing) to ensure your security.

Thanks for the other advice. I think I read yesterday that it was 28 days from the date the CCJ was issued that I had time to pay it without having the CCJ attached to my name. Downside with that would obviously be the court fees but if it comes to that it does.

The first time he came we had him wait on the doorstep as we know our rights with regards to the 24 hour rule. The second time however he walked in, I even put my arm across to stop him from coming in (rude I know, but in the circumstances I couldn't think what else to do) but brushed past me and came in to the hallway where he summoned everyone who was in. I obviously wasn't going to be forceful as I didn't want to have any other problems with them. He claimed with it being overdue rent he had a right to be in the house.

We rent the property as a whole with our group including all commons areas such as kitchen/hallways/living area.

Again, thank you for the second opinion. This morning I've rang the letting agency, and he does seem slightly more lenient. I think he may have realized I'm not giving him the complete run around and that I really can't afford it currently, going to my Grandparents was the absolute last resort.

tbs624

Adb30 wrote: »

The first time he came we had him wait on the doorstep as we know our rights with regards to the 24 hour rule. The second time however he walked in, I even put my arm across to stop him from coming in (rude I know, but in the circumstances I couldn't think what else to do) but brushed past me and came in to the hallway where he summoned everyone who was in. I obviously wasn't going to be forceful as I didn't want to have any other problems with them. He claimed with it being overdue rent he had a right to be in the house.

Some LLs/LAs *will* try it on with younger/student Ts but he is talking bovine manure.

As I mentioned above, it is always preferable to keep a LL informed when there are rent unpaid issues, but that can be done by phone plus back up letter or you visiting their offices. An LA/LL who doorsteps a T who is behind with rent, pushing Ts aside in the manner you describe, ought to remember that tenant harassment is a criminal offence.

Note that if a T refuses LL/LA access (say for inspections/maintenance/repair) then a LL's only real option is to ask a court to order access.A LL is not going to ask a court to permit him to confront you over unpaid rent.

As I said , use the TRO if necessary - there is no charge to do so and s/he will have heard similar tales a hundred times over

. This morning I've rang the letting agency, and he does seem slightly more lenient. I think he may have realized I'm not giving him the complete run around and that I really can't afford it currently, going to my Grandparents was the absolute last resort.

Paper trails are important - follow up your phone call with a letter (keeping a copy) , making it clear that the issue is unpaid rent an then continue along the lines of " following your impromptu visit(s) to the property on x and y dates and my telephone discussion this morning I write to confirm my understanding of what has now been agreed....."

Have your grandparents now subbed you btw?

Adb30

tbs624 wrote: »

Some LLs/LAs *will* try it on with younger/student Ts but he is talking bovine manure.

As I mentioned above, it is always preferable to keep a LL informed when there are rent unpaid issues, but that can be done by phone plus back up letter or you visiting their offices. An LA/LL who doorsteps a T who is behind with rent, pushing Ts aside in the manner you describe, ought to remember that tenant harassment is a criminal offence.

Note that if a T refuses LL/LA access (say for inspections/maintenance/repair) then a LL's only real option is to ask a court to order access.An LL is not going to ask a court to permit him to confront you over unpaid rent.

As I said , use the TRO if necessary - there is no charge to do so and s/he will have heard similar tales a hundred times over
Paper trails are important - follow up your phone call with a letter (keeping a copy) , making it clear that the issue is unpaid rent an then continue along the lines of " following your impromptu visit(s) to the property on x and y dates and my telephone discussion this morning I write to confirm my understanding of what has now been agreed....."

Have your grandparents now subbed you btw?

Thanks for this. I've sent them an e-mail along with a letter, so I have a digitized copy with the date as well as a letter (which I have a copy of). I noted this as my brother had an issue getting his deposit back because he didn't leave a paper trail about a leak in his property (which ended up damaging part of the roof). He did end up getting it back but had there been a trail it'd have been made easier.

Grandparents haven't subbed me yet. Unfortunately not the most well off of families, however they are trying to I believe.

I told my housemates it was harassment after he had left, but wasn't 100% certain. I'm glad you've clarified that. I don't think there's anything I can do about that now though is there? If he comes round again would you advise I caution him on it being harassment?

tbs624

If the LAs behaviour is repeated then yes, it can be construed as harassment but rather than have ongoing stress worrying about him turning up again talk to the TRO today if you can - they can give you specific advice.

As PoP has suggested you can change the lock barrel (keeping th e original to reinstate on tenancy exit ) but that will obviously mean expense and if you are short on cash, doing that and paying for the extra keys ( most locks come with just 2) - total around 20-30 quid- will probably be out of the question atm. You would also need your fellow Ts agreement to do this.

Fiddlestick

tbs624 wrote: »

Fiddlestick there are ways of doing things - being that abrupt is likely to pi** off a LL who is entitled to expect his/her rent to be paid on time and in full.

Well yes.

I thought it went without saying that it should be said in a less abrupt manner