Advice on how to best deal with landlords

Pixie5740

Have you tried using an electric cattleprod on your landlord?

In all seriousness your landlord doesn't seem to accept boundaries or repairing responsibilities from you what you describe. You cannot change him and he can evict you with relative ease providing he follows the due process even if he hasn't currently protected your deposit. So my advice is to find somewhere else (preferably somewhere without the landlord living next door) and leave at the earliest opportunity.

HappyMJ

cts_casemod wrote: »

Update: He came the same day as the letter reached his mailbox.

My wife was caught by surprise: asks what they're doing on the back of the house: the leak is on the front, accessible trough the street. Some excuse he wanted to check another leak we haven't complained. Didn't fix the actual problem (yet).

We are terrified the way he acts. Being our neighbor, he simply removes the backyard fence from his side and has access to the property whenever he wants to do some 'checks'. No notice. It's like a police raid!

Weeks ago, we had a unexpected boiler check. He calls me and I'm at work. So the logical thing is to get his keys and do it anyway... Can he actually do this?

We're renting since the last week of August. I came to confirm no deposit was protected by calling the three companies and complained about this on the letter.

He gave my partner a blank DPS printed paper to sign. I'm obviously not signing anything until values, dates and what not are correctly filled.

This is all a bit awkward. Any advice?

Leave. Don't ever live so near to your landlord that they can basically spy on you and treat the property as they like.

If you're terrified the only thing you can really do is leave.

Whilst waiting for your fixed term to expire I'd change the locks and send a notice in writing to the LL denying any further implied access to the property that you may have given and no further access will be granted without 24 hours prior written notice.

cts_casemod

The agencies never disclosure details from the landlord and I had my fair share dealing with private time wasters.

I talked with some neighbors before moving to see how the area was. No one mentioned this. There's a chance they weren't aware (?).

When we signed the contract (after paying all the non refundable deposit, fees and waiting for the checks to come back it was a shock to us, but nothing that could be done.

In all honesty, he's a man on his 70's. Sometimes I get puzzled if he does it intentionally or not...

Auntie-Dolly

Perhaps he feels the same when you turn up unannounced at his door...

G_M

I agree with others that long term this is not going to work out. He is a 'worrier'. He worries about his house (though does not fix stuff!) and worries about his tenants. Hence the unannounced visits etc. He is not going to change.

So start looking, and move if you can when your fixed term is up.

Meanwhile:

cts_casemod wrote: »

Update: He came the same day as the letter reached his mailbox.
well that's good....

My wife was caught by surprise: asks what they're doing on the back of the house: the leak is on the front, accessible trough the street. Some excuse he wanted to check another leak we haven't complained. Didn't fix the actual problem (yet).
Ah! Not so good. Did he say when he would fix it?

We are terrified the way he acts. Being our neighbor, he simply removes the backyard fence from his side and has access to the property whenever he wants to do some 'checks'. No notice. It's like a police raid!
Not really much you can do if he's removing the fece to gain access to the garden.
* Keep a log of each episode with dates for future reference
* politely ask him to use the front door bell!
* if he rings the front door bell, don't be embarrased/intimidaed to say "Sorry, it's an inconvemient time." and shut the door.

Weeks ago, we had a unexpected boiler check. He calls me and I'm at work. So the logical thing is to get his keys and do it anyway... Can he actually do this?
Change the locks.

Let me repeat that: your landlord has no idea of boundaries, or of your rights, so change the locks. It's quick, easy and cheap. Keep the old lock (it belongs to him) and replace it when you leave. See link below.
If he has back door key as well as front - change both!

If he complains (how will he know....?) tell him you'll be happy to change them back if he'll be happy to alsways agree dates/times for access with you in advance (but don't believe him if he 'agrees'!)

We're renting since the last week of August. I came to confirm no deposit was protected by calling the three companies and complained about this on the letter.
See link below.
Note - this may be to your advantage, and you may be best to do nothing for the time being.

He gave my partner a blank DPS printed paper to sign. I'm obviously not signing anything until values, dates and what not are correctly filled.
sign nothing

This is all a bit awkward. Any advice?

* Deposits: payment, protection and return

* how to change a (yale latch) lock

* how to change a deadlock

Pixie5740

cts_casemod wrote: »

The agencies never disclosure details from the landlord and I had my fair share dealing with private time wasters.

Why would they? Letting agencies work for the landlord, they don't work for you. You have no contract with the letting agency.

cts_casemod wrote: »

I talked with some neighbors before moving to see how the area was. No one mentioned this. There's a chance they weren't aware (?).

I wouldn't have thought that the neighbours would have been aware of the goings on between a landlord and tenant.

cts_casemod wrote: »

When we signed the contract (after paying all the non refundable deposit, fees and waiting for the checks to come back it was a shock to us, but nothing that could be done.

There are things you can do. You've been given several suggestions in this thread alone. Create some boundaries and don't go knocking on his door any more. It might be a green light for him to keep popping round to yours. Any repairs, put them in writing.

cts_casemod wrote: »

In all honesty, he's a man on his 70's. Sometimes I get puzzled if he does it intentionally or not...

Some landlords just can't let go which means they really shouldn't be landlords and should go an invest their money elsewhere and leave tenants the hell alone. Unfortunately in the UK any eejit can and does set themselves up as a landlord (even in Scotland where we allegedly have landlord registration). My favourite type of landlord was the Lesser Spotted. I left them alone and they left me alone save for the occasional repair or inspection.

I don't think it's intentional it's just the way he is.

cts_casemod

Pixie5740,

All I said was, changing to a different place to solve the issue would be subjective as I took precautions before moving in and was still caught in problems. Despite this, I have up to September next year for my fixed term contract to end.

My landlord advised (and reminded again after receiving the letter) to deal with any issues with him firs. If that doesn't work I all ears about cutting communication and just write, which I did.


G_M,

I wasn't aware one could change locks without LL permission?
I just checked the contract and it has a clause that I am not allowed to alter, change or install any locks. If there is a way round to this Ill change them tomorrow

Regarding each time he removes the fence. Most times I am caught by surprise. The other day, for example, was going with my daughter to get the clothes from the backyard and just stumped on him. We were wearing a robe after the bath, so surprise... But he might do it while we're not home too.

Ok, what shall I do regarding the DPS?

I know theoretically I could sue him. In practice, not sure that's a good idea as I have a fair amount of time still to live in the property until the fixed term contract is over and I don't want to generate any possible problems.

I'm just unsure what to do now. Could I ask him to reimburse the deposit completely? That would help secure another property when the time comes without all the hassle and delays normally associated with getting back the deposit.

Pixie5740

If you move what are the odds of being terrified by the next landlord? That would be very unlucky.

Of course you can change the locks. Just because something is written into a tenancy agreement doesn't make it enforceable. Besides how would the landlord find out unless he was trying to gain entry to your property without your permission? You can change the barrels back if/when you leave.

You're fixed term doesn't end until September 2016 and unless you negotiate an early surrender you'll still be living there until September 2016 so why do anything about the deposit now? Use it as an ace up your sleeve in case you need to play it when you're leaving if your landlord is unreasonable about returning your deposit.

G_M

cts_casemod wrote: »

G_M,

I wasn't aware one could change locks without LL permission?
yes... & no
I just checked the contract and it has a clause that I am not allowed to alter, change or install any locks. If there is a way round to this Ill change them tomorrow
so if you change the locks you would be in breach of your contract. This is not illegal - it is a civil contract breach. So, what is the consequence?

1) eviction? No. It is not a breach sufficient for a court to evict, especially once you explained the reason, and provided a list of dates (see my earlier advice!) when the LL had breached your contract right to 'Quiet Enjoyment' by removing the fence, entering the garden, entering the property etc without notice or consent. so as advised earlier - keep a log. Any hudge would be sympathetic and decline to evict

2) LL could apply for a court order to force you to replace the lock as per the contract. You would defend as above. I reckon the LL would have a 1 in 10 chance of success once you showed your log to the court

3) LL could claim his consequential losses following from the breach. What financial loss has the LL incurred? None.

4) finally, LL/tenant relationship would deteriorate, possibly resulting in a S21 Notice when your fixed term ends in September (but see deposit comments below). Frankly it seems to me the LL/tenant relationship is already cr*p!

Regarding each time he removes the fence. Most times I am caught by surprise. The other day, for example, was going with my daughter to get the clothes from the backyard and just stumped on him. We were wearing a robe after the bath, so surprise... But he might do it while we're not home too.
Camera? So that you can keep the log accurate? It would also add evidence if ever required. What does he do once in the garden? Does he also then enter the house? Peer through the windows?

Harassment is a criminal offence, but you would need strong evidence to pursue this course, so, again, keep a log of dates/times/activity, and the camera would help further

Ok, what shall I do regarding the DPS?

I know theoretically I could sue him.
You can do this at any time for 7 years following the end of the tenancy, so why not hold that in reserve?
In practice, not sure that's a good idea as I have a fair amount of time still to live in the property until the fixed term contract is over and I don't want to generate any possible problems.
Fair point - see LL/tenant relationship commets above

I'm just unsure what to do now. Could I ask him to reimburse the deposit completely?
You could ask - but why?
That would help secure another property when the time comes without all the hassle and delays normally associated with getting back the deposit.

Ah, yes - helps with next deposit, true.

However, remember that as long as he holds the deposit he can never serve you a valid S21 Notice. So if you decide to stay, even after the fixed term, there is nothing he can (legally) do to evict unless he first returns the deposit to you. So why remove that protection before you have to?
Plus just asking for the deposit back is likely to p*ss him off, especially if backed up with a threat of suing - see comments above on LL/tenant relations.

cts_casemod

G_M wrote: »

Ah, yes - helps with next deposit, true.

However, remember that as long as he holds the deposit he can never serve you a valid S21 Notice. So if you decide to stay, even after the fixed term, there is nothing he can (legally) do to evict unless he first returns the deposit to you. So why remove that protection before you have to?
Plus just asking for the deposit back is likely to p*ss him off, especially if backed up with a threat of suing - see comments above on LL/tenant relations.

Point taken, but what excuse do I give him as to why I haven't filled in the DPS papers handed in on Friday? One thing is not agreeing to sign because they were handed blank, just refusing to sign for no other reason than to protect my tenancy is a different matter.

Thanks