Picky tenants!! Need opinions please

BitterAndTwisted

I sounds to me like both the tenant and the agent are intent on taking the OP for a ride.

OP: I think in future you need to separate in your mind what constitutes a necessary repair and what thee tenants would like to have but you're not prepared to have done.

The advice to issue them with a S21 notice and get shot of them is a good one. I'd have issued it a long time ago.

graspandsave

Some tenants are good, some not so much.

I would ask them top leave at what you feel is a reasonable time, perhaps after Christmas?

Longer term If your property is easily let, then how about trying a different agent?.
Also, do some research, you may get another agent to manage for less than 12%.

Or just go for an agent that finds a tenant for you, as a one off fee, as you seem to be doing all the legwork so why pay someone just to field emails/calls?

Its possible even with the pickiest of tenant that them having a direct relationship with their landlord will fare better- without the fear of intention being lost in interpretation of issues vs problems vs nice to haves vs omg it needs to be fixed now before someone loses a limb etc.

And remember its your house,
for the tenants its their home
and for the agent- just another source of income

Kynthia

Whatever happens I suspect you should do some legwork into finding a new agent for the next time as you are giving them what should be your profit and doing all the work yourself! Or consider the tenant find only service, but remember you may have to protect the deposit yourself (and issue the prescribed information).

I'd be tempted to write a letter to the tenants that contains what a landlord is legally obliged to maintain in the property and their responsibility go behaved in a tenant like manner, with the official definition of this. They may learn something. Then sort all requests into 3 types:
1. Legally required or a safety issue - urgent; address these according to the importance and keep written records.
2. Important to maintain your property or will get more expensive if not done - delay; say you are not inclined to address this right now or that this is not a requirement, then every few months get them sorted.
3. Cosmetic, you don't want to do or don't agree it needs doing - no; say you will not be doing it or that you are not required to, and if you think it comes under them behaving in a tenant like manner then tell them so (I'm fairly sure the nail did).

So don't jump to respond to their every complaint and request. Default to a no position initially and then save the ones in the second category to do every few months. This gives you a break and stops them thinking you jump to their every whim. Don't do the ones in the third category at all, it's a business! Hopefully they'll learn and things will calm down. You could even hint at a rent increase due to the additional costs being incurred. :rotfl:

pinkshoes

I'd issue them with an s21 and state that as the property clearly doesn't meet their very high expectations, you feel it best they moved on to something better suited to their needs.

Just checking:

Is the deposit protected?
Was there an inventory signed by both you and tenant.?

Better_Days

I must admit as a tenant I wouldn't have the nerve to ask my LL to bang a nail in a fence! There are aspects of this property that are scruffy, but as long as they are functional I am not going to make a fuss about it. We have just had to wait 6 weeks to get the leaking kitchen sink fixed. Sink is at least 20 years old and plumbers had difficulty finding the 'part' and the time to do the 10 minute job. All part of renting, we just put a bowl under the leaking pipe.

It seems to me that your tenants are taking minor issuess and trying to get the property upgraded at your expense rather than simply repaired/maintained. As to the paving slabs, it is unreasonable for the tenants to demand who does the repairs. As long as the slabs are now level, that should be good enough.

I wouldn't trust the agent to highlight things like the wooden trim round the garage. If it were my property I would probably do my own inspection, once or twice a year to identify and remedy such issues. It maybe all that is needed is for the trim to be sanded and repainted. Worth doing.

The other thing you could do is say to your tenant - the current cooker/windows etc are safe and functional, but I will replace them, of course though as the property is being improved I will have to consider increasing the rent. Then see what they say!

It sounds to me as if both the tenant and the agent are taking advantage of you. Next time you get a request for repairs/replacement follow Kynthia's three points. Attend to those that fall under point one, deal with those under point two when you can afford to, and refuse those under point three.

Simple_life

Morning people!

Thanks so much for the replies. Some really good advice and I feel so much better now I have other opinions.

After sleeping on it I am more determined now to not be taken for a ride by agent or tenant. The deposit is secure and inventory done and signed by both parties. I will now categorise requests as other poster's suggested (sorry on my phone and can't see the name of poster).

I think I am going to point out the fact that they are obviously not being realistic and outline my responsibilities and their responsibilities as tenants. The house is in great order it is really modern, wooden floors throughout, high gloss kitchen, new bathrooms, landscaped gardens etc. as stated in my original post I spent thousands renovating it. I think yes if taps were leaking, windows not double glazed, heating not working etc then this would be fine to complain about, but they are just being picky.

I am not going to serve them notice to quit. As others have said they are obviously looking after the property, they just need to calm down or be reassured about certain things. I think when I stop jumping to demands they will get the message and if the house isn't for them then they can leave. They aren't actually doing anything wrong, they pay their rent in full and on time and are just difficult. it is me that needs to learn what my role involves in being a landlord, setting boundaries etc and stop trying to be nice and getting emotionally involved because they have a new baby.

It is a business, as pointed out, and I think I have lost focus of that.

Feel so much better today
Thanks everyone

19lottie82

Good plan OP, that is what I would do myself. Let us know how you get on?

Ivana_Tinkle

I agree that I wouldn't kick the tenants out either - I'd put my foot down a bit and if they don't like it then they've always got the option to give notice themselves.

However, I would definitely sack the agent. Charging you 12% of the rent for simply passing on every message your tenant sends them is seriously not on, and you could use some of the money you'd save by sacking them to do the repairs! Plus you may find that the agent is laying it on thick about the tenants' unreasonableness to make it seem that they're earning their money. (Or the tenants may have gone temporarily mildly bonkers due to the birth of their child and they may calm down a bit. It happens...)

martindow

I would let it go onto a rolling contract so you leave your options open if you decide you have had enough of these tenants. The agents will be eager to issue a new contract as they will want to charge you and the tenants for this, but it is your call - they are your agents and you give them instructions.

*Robin*

Simple_life wrote: »

The agent to me sounds intimidated by them. She tells me that they hound her constantly by phone or email and appear in her office. She believes they are unreasonable and nothing will ever please them.

I would have thought that if you were a new tenant with a short initial tendency and you had just had your first child, you would try and be more accommodating.

I do not want to cause upset in a new family by chucking them out. I want them to calm down and enjoy my beautiful house with their new child.

Can't help wondering whether your tenants are playing the long game, Simple Life?
..Hoping you'll get so fed up with the constant niggles that an S21 will drop on their door-mat - at which point they'll rub their hands in glee, before informing you that they need social housing so will be sitting tight until you get an eviction order from the Courts.

With any luck I'm wrong about your tenants' intentions, but it's a good idea to be prepared for the possibility. :cool: