Enjoying the Sunshine whilst Saving for the Rainy Day

*Robin*

Cross-posted again.

debtfreewannabe321 wrote: »

This seems ridiculous to me that I give her a perfectly good clean, sound house and she destroys it by keeping pets inside, and is 3 months late paying me that I could be in the wrong by having someone clean out some straw in the bedroom. I'm sure you're right in what you say as you're clearly more savvy than me but I am so angry right now that I'm not hearing it I've done f**k all wrong really aside from being a flipping push over. Where the F**K are my rigths grrr it's so annoying that landlords are treated this way.

You've unfortunately fallen into the major pit of Landlording. But it can be sorted out, and when it goes well LL'ing does provide a decent income, as many have proved.

debtfreewannabe321 wrote: »

I've had an email from the letting agent i have lined up funny enough replying to one of my messages the other day, he has told me I have the right to go in if she's clearly vacated the property and I can change the locks? Is he wrong then?

There's no qualification for setting up as a letting agent; some are great, others an ignorant menace.
Tenant is in touch with you so it is clear she has not abandoned the house. Because of that you would be wise to tread carefully.

debtfreewannabe321 wrote: »

I really can't do much now aside from ask them to throw some straw around and make it look more like her 'home' and have had enough am so close just to sending the keys back to the mortgage company *grr*

Hmm, not sure throwing in the towel would end the problem - suspect not (who's got most equity?).
Ok. Stop. Breathe.

None of my tenants have ever behaved so appallingly, but if I were in your position now I'd be on the 'phone to the Landlord's association for some proper advice before doing anything else.
Find out exactly where you stand if it comes to it (witness box or dock - sorry!).

You didn't say whether you belong to a LL assoc., but if not, I really think the experts on MSE "renting" board would be better placed to suggest your next move. You'd get quick replies, this time of day.

All this has me feeling waves of love for my own tenants; can't imagine they would betray my trust like yours has..

debtfreewannabe321 wrote: »

(sorry robin that rant is NOT aimed at you! promise!) xx

S'ok; didn't think it was - just share your frustration! (((Hugs)))

debtfreewannabe321

kerri_dfw wrote: »

She could take you to court as tenants have a right to live in their own home undisturbed.

And what do you think is the worst they can/will do? This is all new territory and i've no idea....

I can not believe my dad this though without calling me first! If he had i'd have asked him for pics of broken lock and then authorised it MYSELF. I am 34 and still treated like I don't know anything. And funnily enough I would have done the right thing and he hasn't.

I'm going to email her tomorrow and see what she says. I'm supposing everyone is thinking do it now but I have seriously had enough now.

And workmen never turned up when they said they would. It's supposedly a 4 hour job and so they needed to be here at 10-11am so they were finished in time for me to go on the school run! Ah well, not entirely up for it today anyway. They are replacing cupboards in the kitchen (as ruined by mould from outside wall) and told me they needed to remove sink etc and that it would be a 'long and messy job' so hopefully they won't come now and I can re-book another day when i'm more 'sane'!

debtfreewannabe321

No don't belong to a LL assoc. Have landlord insurance so not sure if it covers damage? If so I could just end tenancy now and take some sort of loss. Just filled out Spreadsheet and she's *only* owing £1035 now. If I end tenancy though do I waiver my rights to the bond and all the rent owing??? I don't really fancy another telling off over on those boards, the last time I went over there I wasn't spoken to very nicely. Yes i'm an idiot who doesn't know very much but when I have made it clear this is the case I don't need to be mocked by anyone.

If i handed house back I will owe them. LOTS. house is in negative equity.

kerri_dfw

Give CAB a call if you don't want to ask on the boards

debtfreewannabe321

Some redeeming news to save the day:

1) spoken to neighbour asked politely if she can get a fence put up, after finding dog yet again running around my back garden.

2) workmen have turned up and have locked themselves in kitchen to contain mess :T

3) I must remember that I am more fortunate than many others (maybe not when I get taken to court, but in the mean time....)

*Robin*

debtfreewannabe321 wrote: »

I've no idea will have to ask her again but from the sounds of it yes it was. It's not the greatest estate and has happened before when empty so it doesn't surprise me.

Ok. If the lock was broken then it would be reasonable for LL's agent to effect immediate repair.

House being empty does bring up another point; you'll have to check your policy, but I know mine both say Tenant has to inform me if house is going to be unoccupied longer than 14 days. If they do tell me, then the insurance covers the property for a maximum of 60 days during Tenants' absence. If they don't inform me, they're breaking a condition of the AST, and insurance will not pay out should there be a problem while the house is empty.

debtfreewannabe321 wrote: »

yes a complete and utter nightmare! I should have just let her come get her stuff (not sure what she was planning on taking?) and kept the keys and that be the end of it.

That would have been much simpler.

debtfreewannabe321 wrote: »

She's not a professional agent, no, she works for my dad at his business and also does this (collect rent) as part of one of her jobs.

So she probably isn't au fait with the implications of entering the house. Hmm.

debtfreewannabe321 wrote: »

Tenant has emailed me with a list of jobs that needed doing (some I knew about) and one of them was - a dodgy front door lock. So am guessing this is why it was broken as it sounds as though she left it in not much of a better condition?!

What, Tenant emailed you just now? Or is this outstanding maintenance (since when)?

debtfreewannabe321 wrote: »

I'm going to email her tomorrow and see what she says. I'm supposing everyone is thinking do it now but I have seriously had enough now.

Glad you're not doing it immediately - really need more knowledge before moving on this.

debtfreewannabe321 wrote: »

And workmen never turned up when they said they would. It's supposedly a 4 hour job and so they needed to be here at 10-11am so they were finished in time for me to go on the school run! Ah well, not entirely up for it today anyway. They are replacing cupboards in the kitchen (as ruined by mould from outside wall) and told me they needed to remove sink etc and that it would be a 'long and messy job' so hopefully they won't come now and I can re-book another day when i'm more 'sane'!

Oof! Very good job they didn't turn up today! But mess in the rest of the house can be minimised by a plastic sheet taped across the kitchen door for the duration of work. Four hours seems very optimistic; I've just been quoted a full day for replacement of kitchen work surfaces and a new sink cabinet.

debtfreewannabe321 wrote: »

No don't belong to a LL assoc. Have landlord insurance so not sure if it covers damage? If so I could just end tenancy now and take some sort of loss. Just filled out Spreadsheet and she's *only* owing £1035 now. If I end tenancy though do I waiver my rights to the bond and all the rent owing???

Shame no LL assoc cover. Would say see if your insurance has a help-line, but if it's like mine that would definitely knock a claim on the head - better dig out the policy and a magnifying glass* before getting in touch with 'em (*for the small print get-out clauses).

You can end the tenancy by mutual agreement. The terms of surrender are between LL and T to decide.
Without looking into it further, my gut feeling is that it will be cheaper in the long run to make what T will regard as a generous gesture - conditional upon her immediate signature and return of keys with as little fuss as possible.
Once the tenancy has ended legally, we will all breathe more easily on your behalf.

debtfreewannabe321 wrote: »

I don't really fancy another telling off over on those boards, the last time I went over there I wasn't spoken to very nicely. Yes i'm an idiot who doesn't know very much but when I have made it clear this is the case I don't need to be mocked by anyone.

Fair point, they can be brutal. But in between the nasty posts will be solid gold advice from two or three posters who really know their stuff.
Good luck with getting through to CAB and hoping for an instant opinion - more likely to be offered an office appointment three weeks on Tuesday, alas (they are sadly, a very busy organisation).

debtfreewannabe321 wrote: »

If i handed house back I will owe them. LOTS. house is in negative equity.

Not a solution then. There will be another way through this problem; between us all we'll find it.

slm6002

Hi DFW sorry i have no advice but i really hope it turns out well for you. You seem to have had nothing but problems with that house. I always thought you needed references to rent a property (never done it so dont know) so surely she would have needed a good ref from you?

please-let-me-be-lucky

I don't have anything to offer re tenant situation, but I'm hoping this will cheer up your rubbish day (if it works!)

please-let-me-be-lucky

Balls it didn't work.

You will have to imagine Channing Tatum half naked instead

debtfreewannabe321

ahh what a shame that would most definitely have cheered me up

Workmen are nearly finished and I will have a nice new cupboard. Let's hope this one doesn't get mouldy like the last one did near enough straight after we moved in!

I've done my banking and transferred money for DD's due out.

No time to make the lasagne I was going to do so it will be something from the freezer, fish and chips or veggie sausages & salad (whatever I get hold of first at this rate!) Also need to pop to N3xt as something i ordered ages ago has finally come in, will have to do this tomorrow now though. DS2 seems fine now, he's eaten and not thrown up since last night :T so he's off to school tomorrow or else I will have to miss my course.