Where do we stand as Landlords?

jack0212

We have a mid terrace house that we rent out privately. The tenant is becoming a bit of a nightmare and every month when the rent is due we seem to get a phone call to say that something is wrong. So far we have had 3 call outs to the boiler and there has been nothing wrong, so called drafts through the windows, again nothing wrong and slight problems with the toilets. Now we have had a phone call to say that there is a solvent smell coming from the dinning room. They have had british gas out and it is not a gas leak thank goodness. The tenant is now reporting that they are going to have to move out. Unfortunately we cant get to the house to check out the smell just yet. I suspect that the neighbours have had their damp course done so the smell will probably last a week or two. Are we liable to pay costs for hotels etc? This is my main concern as we have no spare money to do this.

Werdnal

How long has the fixed term left to run?

Issue an S21 notice (2 months notice you will seek possession after FT ends). You do not have to act on it if tenant stops griping, but might focus their minds that you will evict if them don't.

Advise them that next time they "cry wolf" and you send someone out to address a repair when there is nothing wrong, you reserve the right to charge them for the cost!

Richard_Watters

I find that very often if tenants are about to miss a payment (or have missed one so we ring up to discuss) they invent problems to try and put us on the back foot or "justify" not paying the rent.

We make it clear to them that we need a good 2-way relationship. They must pay rent in full and on time and repeat offences result in us terminating the tenancy. We also expect them to deal or live with minor issues just as an owner (spending their own money) would.

If they do this we'll respond promptly to any genuine issues of repair.

I'd have a frank discussion with them and set out the rules (on each side). If they don't co-operate, end the tenancy in the appropriate way.

DaftyDuck

Have the neighbours who had the damp course done had to move out?

theartfullodger

Thank (in writing, keep copy) them kindly for their 'phone calls: Note what you are going to do, if anything about the reported problems. Politely decline their offer for you to pay accommodation. Any damp or genuine repair issues should be addressed promptly, if only for your own sake, but also as the right way to operate as a landlord & human.,

Issue S21 (Deposit is protected & PI served & you can prove both??)

Issue S8 notice if rent is merely 1 day late of £1 under.. (either ground 10 or 11, can't recall..) - they might get the hint...

Advise them you would be prepared to accept an early surrender of the tenancy, subject to rent being paid etc etc etc..

Cheers!

grifferz

I think your priority should be on getting them out, as it's clearly not working out. I agree with all theartfullodger says.

If they are already making noises about "having to leave" then, in view of their reluctance to pay rent in full and on time, perhaps the quickest and cheapest way to get them out will be to offer early release right away as the first step?

IronWolf

I agree with the rest, issue the section 21 if you can.

If they have stated they want to move out then you are not obliged to pay for hotels or anything. Unless the tenant can prove there is a valid safety reason that they cant reside in the house then you are not obliged to provide alternative accomodation.