Landlord/Letting agent letting themselves in

skint-student-nurse

wow, lots more replies, thank you! ive had another email from the LA about the supposed rent areas, ive asked them to prove it and what date the payment is outstanding from - they can not provide me with a specific date,and to me, that doesn't sound right. Also, as the LA only took over the management of the property recently (LL was managing the property) so surely that is an issue between the LL and myself? I may be wrong.

In relation to the deposit - it is protected in one of the three schemes, but they informed me that once the initial six month tenanacy became periodic, the LL/LA should have re protected the deposit. The DPS did email this information to me. Also, I do believe that NO prescribed information was given to me in relation to the deposit,thus making any section 21 invalid on that ground.

In relation to still being here, a family friend is coming to change the locks tomorrow, but im still agitated if i hear people out in the hallway, when someone knocks at the door, etc. My OH will not come in to my flat anymore because of whats happening. I cant say I blame him either.

HelenRachel

OMG what if you'd been naked? Or in the shower? Or asleep? We live in a rented house and I have to say by the second entry the locks would have been changed! I work from home so i generally know when people have been in the house. Like the pp sad maybe consider moving somewhere else where you feel a bit more secure!

skint-student-nurse

HelenRachel wrote: »

OMG what if you'd been naked? Or in the shower? Or asleep?

thats just it, i work really unsociable hours, so when i get home at 2am,i will be in bed during the day. if i am in the shower, i cant hear anything else. I already feel that im changing the way i live because of this - the LA said,after she let herself in, that she thought because the curtains were closed,no one was in but im leaving them open to show that someone is in

skint-student-nurse

well ladies and gentlemen, the locks have been changed. Now, we just wait and see what happens...

[Deleted User]

Well done.

I had problems with my LL coming round, asking to do inspections or just to chat. To be honest, he was/is fairly creepy and I quickly learned to always be 'just on my way out and please let me know another time'. I also changed the locks when the lock 'broke' but he didn't ask for a copy.

Of course, I am in a lot more than I am out so it was easier for me to do all this.

skint-student-nurse

deannatrois wrote: »

Well done.

I had problems with my LL coming round, asking to do inspections or just to chat. To be honest, he was/is fairly creepy and I quickly learned to always be 'just on my way out and please let me know another time'. I also changed the locks when the lock 'broke' but he didn't ask for a copy.

Of course, I am in a lot more than I am out so it was easier for me to do all this.

It will be interesting to see what happens with his, the LL thinks I am working away this week but due to medication, I can not work due to this so,other than GP check ups, I am going to be home for the forseeable future. OH lives five mins away and said should the LA/LL just appear he will come up.

One of the things about this is, with the excuse of being concerned for my welfare and just 'driving past going to the supermarket' is that I am nowhere near said supermarket and my property is in a village in the sticks, with the property itself having a very long driveway and with my property at the back, its not something you can just 'drive past' especially when my property is at the back!

Out,_Vile_Jelly

OP, concentrate on getting well and back to work now you can relax in a secure home.

Both agent and ll sound like bumbling amateurs. Keep all communication in writing.

DaftyDuck

Well done.

We demand to know if you had a friend stay in/videoed the lock/crawled out through a window having bolted it/called a locksmith....

G_M will be even less benevolent and even more curmudgeonly unless he is given this information by the nurse with his next Horlicks.

Can I suggest that you pre-empt the next visit and, in the calm window you have at the moment, write a brief and simple and polite and clear note stating why you have had to do it, just so it is ready for immediate dispatch when they rant at you? So you have time to write a quiet and considered note.... not one following them ranting at you!

Well done, and get well soon!

skint-student-nurse

DaftyDuck wrote: »

Well done.

We demand to know if you had a friend stay in/videoed the lock/crawled out through a window having bolted it/called a locksmith....

G_M will be even less benevolent and even more curmudgeonly unless he is given this information by the nurse with his next Horlicks.

Can I suggest that you pre-empt the next visit and, in the calm window you have at the moment, write a brief and simple and polite and clear note stating why you have had to do it, just so it is ready for immediate dispatch when they rant at you? So you have time to write a quiet and considered note.... not one following them ranting at you!

Well done, and get well soon!

It was just me who was present as OH's dads friend was said lock smith who popped in,looked at the barrel, went to his van and voila! job done! celebrated with a much needed cup of tea.

That is a very good call with the note, ive sent my OH the challenge of constructing the note as im a little bit worse for wear with these tablets and may go all raaaah on the LA/LL should they turn up.

Ive stumbled accross something in the TA, in relation to the deposit, i will write it on this thread instead of starting a new one.

Thanks again for all replies!

skint-student-nurse

So this is the said prescribed information that i have at the front of my TA,under the header of: PRESCRIBED INFORMATION
Housing Act 2004

Ive read it several times and i feel like there is some information missing here... for details of the deposit holder, it gives the LA name and address, with my details underneath. I do not recall the leaflet mentioned was given to me, and there is no mention of how much deposit i had paid...also,the prescribed information was given before i had paid the deposit

This information is prescribed under the Housing Act 2004. That means that the two parties to the Tenancy Agreement must be made aware of their rights during and at the end of the Tenancy regarding the protection of and deductions from the Deposit.

The holder of the Deposit will register the Deposit with and provide other required information to the Tenancy Deposit Scheme within 14 days of the commencement of the Tenancy or the taking of the Deposit whichever is earlier and provide proof to the Tenant of compliance.

If the holder of the Deposit fails to provide proof within 14 days the Tenant should take independent legal advice from a solicitor, Citizens Advice Bureau (CAB) or other housing advisory service.
A.14 A leaflet entitled What is the tenancy deposit scheme?, explaining how the Deposit is protected by the Housing Act 2004, is attached to this document for the Tenant by the person holding the Deposit belong xxxx Lettings

At the end of the Tenancy
A.15 The Deposit will be released following the procedures set out in clauses 1 to 1.12 of schedule 4 of the Tenancy Agreement attached.
A.16 Deductions may be made from the Deposit according to clauses1 to 1.12 of schedule 4 of the Tenancy Agreement attached. No deductions can be made from the Deposit without written consent from both parties to the Tenancy Agreement.
A.17 The procedure for instigating a dispute regarding deductions from the Deposit at the end of the Tenancy is summarised in What is the tenancy deposit scheme?, which is enclosed with this document. More detailed information is available on: https://www.thedisputeservice.co.uk
TDS are specifically excluded under Statutory Instrument from adjudicating where, despite making reasonable efforts to do so, the Landlord or the Agent are unable to contact the Tenant, or the Tenant is unable to contact the Landlord or the Agent. Under these circumstances, the Agent must do the following:
 make every practical effort, over a reasonable period of time but for no longer than it would take for the ICE to resolve a dispute, to contact the (ex)-Tenant/Landlord using information readily available.
 determine damage, losses for other breaches of the tenancy, rent arrears and any other prospective deductions from the Deposit as they would normally do
 allocate the Deposit, pay the party who is present as appropriate, and transfer the amount due to the absent Tenant/Landlord to a suitably designated “Client Suspense (bank) Account”
A.19 A formal record of these activities should be made, supported by appropriate documentation.
A.20 Following sufficient time (usually at least six years) having elapsed from last contact from the absent Tenant/Landlord the Agent may then donate the amount allocated to them to a suitable registered charity; subject to an undertaking that any valid claim subsequently received by the Agent from the beneficial or legal owner would be immediately met by the Agent from its own resources.
A.21 Should the absent Tenant/Landlord return within that period and seek to dispute the allocation of the Deposit, the ICE may offer to adjudicate.
The Landlord confirms that the information provided to the Agent and the Tenant is accurate to the best of his knowledge and belief and the Tenant has had the opportunity to examine the information

This is then signed electronically by myself and the landlord and then states The Deposit is safeguarded by the Tenancy Deposit Scheme, which is administered by:...followed by the DPS details

sorry its a long post, hopefully someone can tell me if the prescribed information is correct or the way it was issued was correct. Thank you!