Some one calm me down-private rentals!

MamaMoo_2

Pixie5740 wrote: »

One more thing...is your deposit in a deposit protection scheme?

As the tenancy started 10 years ago, I think this will only be relevant if they renewed the contract since 2007.

Firstly, OP, you need to check the S21 is valid. Does it expire at the end of a rental period? Were you given two full rental periods' notice?
Are you on a rolling contract, or do you have a fixed term tenancy agreement in place?
If you have renewed/signed a new tenancy since 2007, was your deposit protected?
Also, could you (in order to free up some cash) tell your LL to use your deposit as last month's rent, that at least gives you some cash in hand towards deposits etc.

I know it's stressful, but this has happened to me twice with LLs selling up. The first time I found a house within a week with a fab LL, no agents fees, and he allowed us to split the deposit over a couple of months. He didn't protect the deposit as a result, but was a fab LL (the built in oven broke on December 23rd, he paid a hell of a lot to have it replaced on Christmas Eve, which I didn't expect and was lovely) so we never even considered suing him for 3x. He even offered to use the deposit as last months rent so we had some cash free to put a deposit on new place as he was selling up and needed vacant possession. This time we had a place that was available from 4 days before the S21 expired so we moved in then, and deep cleaned the other place over the course of 2 days.

SerialRenter

Has the property been redecorated by the landlord during your tenancy?

You've said you'll have to spend £100 repainting and doing other maintenance jobs.

Due to fair wear and tear over the last 10 years you are probably not responsible for some of the tasks you feel you might need to undertake.
Just a thought

BitterAndTwisted

I wouldn't be speaking to tradespeople, never mind letting them in! You are under absolutely no obligation to allow people to traipse around your home to measure up, do any work or carry out inspections without your consent, so withdraw it. IN WRITING. You've got enough to do right now.

As has been mentioned, that Section 21 Notice is the landlord notifying you that they intend to end the tenancy. Nothing else. The S21 doesn't do that, and you should not feel obligated to hand the property over until you have secured your onward move. Courts are very busy and the landlord may not be able to secure a court-date to apply for possession for a couple of months after expiry, maybe longer.

As you have been in the property for ten years without the landlord having carried out any decorating you are under no obligation to repaint before you leave, so don't ruddy-well do any!

gailey_2

we moved here may 2005 we were moving to city had given notice on our flat and the previous house fell through was mad rush then I approved area but not house when moved in was gutted the kitchen is very dated 30years old falling apart, dated light fixtures in lounge,avacado green bathroom but was just us and house dident seem so small.

Then we had kids its 3bed house but 3rds box room, kitchen /bathroom small even the 2nd dubles tiny 1 reception room which drives me mad patio doors onto garden no back door, no garage and driveway too narrow for ,most cars. gardens quite nice and quite a good family area.
But its too small and kids have moved to schools further away as local school was failing so nothing keep us this end of town.

I want to stay within postcode which is enormous areas covers least 5-suburbs that ovelap so search area big.

Im learning how to drive but good travel links essential. idea is be closer to school and shops as high street a distance and no sense community on our estate.

We enver intended being here this long.

we have to sign contract every year he wont give us longer as changes rent every year not by much but creeping up.

it was months ago when looking for extra 200 could get something realy nice.

But now markets gone crazy rents seem super high and not much around my postcode.

The agents charge landlord for new contract but also us last admin fee was 90quid.

We have £900 deposit down on this place.

agents national chain so expect deposit protected they say subject to final inspection they will pay back deposit.

They dident used to be such a pitta fisrt few years last 4years they been useless. no communication , rubbish staff, really rude, slow to do repairs insisting after about 7years of annual inspections as thats whet landlord wants every 3months. I suspect they charge him more.

They can see we havent trashed the place and we treat it very much like our home.

we landscaped the garden when we moved in.
replaced all the flooring
paint annual sometimes toddlers have mishaps drawing on walls.
so yes we need to repaint some areas.
All the appliances are ours landlorsd 1970s oven with collapsed hobs we took down tip 6months ago.

we always paid rent on time. always asked permission.

we had few isnspectios not gone well.

one was when they hired separte agency some snooty woman with dictaphone would walk through house look at me like crap, give flithy look at kids and say yes some mark to walls made sounds dire, kitchen , bathroom very dates, paint on lounge ceiling that landlord did himself after leak, does not match. tennants have painted nice neutral colour was beige that offended her.

Last few years was same woman from agents.
she knew us but last jan got letter saying tehy expect to keep our propery in good state ie garden and house.
we rang ask what that meant.

it meant the grass was not cut in jan, in summer its in full bloom we have loads flowers and the kids had their toys on the floor its like they hate kids and dont want house to be lived in.

The house is always clean and we forver trying to improve it.

landlordwe see once twice a year hes not keen on kids hes elderly male no kids him and his partner own 3rentals one this side of city so agents manage hes pleasent enough but not really people person.

Our fire well lounge heater has been faulty.

the original one lasted 5years.
then it broke he replaced it that died quite quickly within warrenty so he got it replaced with same one also same fault so he went for diffrent type which year down line also went and another one nad he said this is last time i repalce fire like we intentionally break them and agents saying dont see why you need a fire you have central heating.
The back patio doors the curtains move wehn its windy and door keeps dropping.

hes rcently replaced knackered fence and gate.
a professionals done that.
annual gas checks done by qualified and most repairs done by agents team tradespeople who say poor you living here is so old and tired even when cleaned the bathroom and kitchen are awful. landlorsd replaces the top cupboards badly they dont match the bottom.

we are fairly low maintaiance maybe ring up with problem once/twice a year.

our rent date used to be 15th but with change jobs has changed to 25th then 30th.

if last day is 17th does this seem right?
that we pay 700 on the 30th of feb

I spoke to him before xmas and ot feeling he would sell agents total pitta he seems happy enough with us. he does say your rents cheap but them i remind him property small and not modern standard.

just want to be amicable for agents to play fair and not send us snooty letter. i dident expect random tradepeople to have access tp our number ring us and expect access to our home agents dont ahve keys so requires one of us to be here.

got isnpection 9.30 tommorow whats flipping point?
veiwing a house i dont like afternoon as worrying.

need some flexability and patiannce dont want to squat and be evicted i want out as soon as possible but finding somewhere tricky we on current agents waiting list but would not want tp let through them again and they failing to tell us properties as see them on right move.
They bunch !!!!!! and making stressful situation more stressful.

when we move out most rooms be repainted.

garden be tidy
floors cleaned
landlords nasty 980s curtains put back up
house cleaned from top to bottom.

I feel liek agents treat people who rent like scum.
when i go in office they pounce on me then realise not buying selling they say retals at back.

they even tried writing to us suggesting which enrgy supplier and house contents insurance we could use kickback im sure told them where to go at that point.The lady been dealing with latly been ok she can see why i not been too happy but the awful manager charmaine is back off maternity leave, landlord hates her too has no people skills what so ever.

when hubby rang over stoppy letter she did 10mins differing before she admitted she sent signed letter and had no idea what letter meant then came back with grass needs mowiing and kids had audacity to have toys.

Contract annual not rolling so says 2montsh notice which they given was just hoping for bit more leeway as im trying hard to find somehwre and moving after 10years with 3kids be big job hubbys got no holiday until march.

I know landlorsd keen to get it on market and maybe its agents being insensitive as landlords ok.

in last few days told we have to move, we got inspection now letter saying put by 17th, these are our expections and 5tradespeople calls, no discussion with us before giving out tel number to any tom !!!!!! and harry.

BitterAndTwisted

WRITE TO THE LANDLORD INFORMING HIM THAT YOU DO NOT CONSENT TO ANY TRADESPEOPLE CONTACTING YOU, AND NO, THEY WILL NOT BE GIVEN ACCESS!

Stop bloody stressing and get writing! You can phone them now and tell them that you do not consent to an inspection tomorrow and that they can save this for once you have vacated.

As stated before, the S21 Notice is just informing you that the landlord wishes to regain possession via the courts, not that you must vacate by a certain date. Take your time to find another property, I suspect that you have about four months as an absolute minimum.

You have an obligation to return the property in the same state of cleanliness and repair as it was at the start of your tenancy less ten year's worth of wear and tear. Nothing more and nothing less. And that's only if there was a dual-signed check-in inventory when your tenancy started.

dimbo61

You have lived in this property for nearly TEN YEARS and the Landlord has picked up the rent every month thank you very much
He/she now wants YOU OUT!!!!! and has served an S21
Do not spend any money on THE property
The LL may want to put in a new kitchen/bathroom/central heating and rent at a higher Rent
If you do not move out on the 17Th of March the LL will have to go to court ( time and money) to evict you and this could take weeks/months.
Sorry no inspections/no tradespeople and any more calls to either tenant will be taken as harassment and reported to the POLICE.
Write a letter stating you are searching for a new property and refusing any and all VISITS.
You need an excellent reference from your current Landlord which he/she will be happy to supply as you have PAID THE RENT FOR 10 YERAS
You also need the FULL DEPOSIT BACK before you leave in cash on the 16th if you do find a property. No return of deposit NO LEAVE!
NO DEDUCTION FOR ANYTHING WHAT SO EVER.
NO !!!!!!!! FROM THE LETTING AGENTS
If the landlord did not have a FULL check In Inventory with PHOTOS done which was signed by tenants and Landlord they can prove nothing.
Please do not let them walk all over you
After 10 years the Landlord should refurbish the whole property.
Did you have a Gas safety certificate every year?
Did they look after the property ? Prompt repairs?
You are in a strong position

Guest101

Strong position once they stop stressing and start acting

dancingfairy

The notice to quit may not even be valid. The OP says she has to resign a contract every year, so unless the landlord is utilising a break clause it may not be valid.
As everyone else has said it's ridiculous to be entertaining the tradespeople. Write and point out that you won't be doing this for the landlord. What a cheek! 1 with your permission would be bad enough, but to be handing out your number to people! I'd be furious.
Seriously check out whether the notice is valid. If it's not you'd have a good few months extra. Also even if it was valid the landlord would have to go to court to gain possession so you'd still have a few months.
Try and breathe.
When is the contract signed? Is there a break clause at all? Is the deposit protected? If the deposit is not protected then the notice is invalid and you can use the fact that you could sue for up to 3x the deposit to your advantage. I'm not suggesting you actually sue but you use it as bargaining power
df

jamie11

I agree with everybody above, however you might like to speak to your council about this.

Since you are being evicted by S21 then you are not at fault in any way and could possibly get a council tenancy, they would probably tell you to stay in the property until the bailiff came, but they would have to find you somewhere.

This is perfectly legal for you to do, in fact it's even reasonable under the circumstances.

Don't worry about hurting the landlord's feelings, he's running a business and should be aware this could happen.

gailey_2

Thank you everyone for useful advice.

Im stressed as short time scale, mammoth task, hardly any 3beds to let at moment within budget it all seems very daunting and urgent.

I t5hink i was ok until stroppy letter and section 21 came through door this morning.

Im not happy with inspection tommorow as feels pointless waste everyones time and its another day im committeed to being in.

hwoever hubby couldent get hold of office this afternoon to complain about numerous phonecalls hes rceived from tradespeople so i will have member of agency round 9.30tommorow morning and think we need a good honest chat as they clearly taking the p and the letter is genela letter not specific I guess as if hes getting quotes new carpet why would we clean it?

hes litaraly spent bare min over years we must have spent least grand on his property during that time and never paid rent late.
he in person like i says not child p[eople p[erson but seems reasonable more so than agents.

as we speak have tradepeople comint round thur /fri am but said to hubby of
whay if i need to do house veiwing for potential new house?

all i know is sign new contract every year need check about break clauses.

our local council have all properties housing associations online nothing remotly local or big enough lots 1 beds.

But I will ring them this week and see wat they say but none too hopeful we cant move areas due to school.

deposit protected assume so according website


We are members of the mydeposit scheme. Since the Housing Act 2004, tenants' deposits must be held in an approved scheme. Andrews holds this deposit in a designated client-bonded account on behalf of the tenant.

Can i say use depost as last minths rent they say bot getting it back until after final inspection and we vacated they post it to us?

also reread letter says 18th feb we always pay rent n 30th month payday so how do they expect us to do this and still weary thinking we should get whole march not until 17th.

guess depeds on random date last contract.

if we needed to move sooner would tey let us out early as timings crucial as some want people soon as possible and cant afoird 2full months rent n 2places thinking some give and take needed he wats u outr we want out but time year few months ago was loads now nothing.