We think tenant has done a runner

canaldumidi

jpin_2101221414 said:

...I am keen to get in done asap. Is it ok for me to schedule the engineer and let them in myself if tenants do not respond ?

Yes of course assuming you have a key (and they've not changed the locks) and you give them 24+ hours advance notice in writing of the appointment.

london21

jpin_2101221414 said:

So, our tenants have not paid rent for the last 2 months. This has happened before to us during the december months. One time it was because the tenants dad had passed away and was out of country sorting out funeral etc, another time they didnt pay decembers rent.In both instances they  caught up with rents. However this time we are not able to contact them. I also saw a removal van by chance while walking to the local shops . He had a mates brother staying with him and I asked him if he is moving out and in his broken english said yes, but the main renter is expected to be back on 10th January. We are now calling the tenants every day and it goes to voicemail. They are not responding to any emails. I get the feeling they have done a runner. We were supposed to get our gas certificate renewed on 12th december. We asked our tenants to check for a suitable time to get the gas cerificate done and I am not sure it was done in time. Long story short, we are out of pocket for rent for 2months, tenants not contactable by phone or email. Not sure if gas certificate was completed. What are our option to reposses property. I am reasonably certain they have done a runner. The house was let through openrent, so there are no letting agents involved.

You have to be proactive but still law abiding.

I will contact the gas safety company to find out if it was carried out.

I will start eviction process

Why repossess?

canaldumidi

london21 said:

jpin_2101221414 said:

So, our tenants have not paid rent for the last 2 months. This has happened before to us during the december months. One time it was because the tenants dad had passed away and was out of country sorting out funeral etc, another time they didnt pay decembers rent.In both instances they  caught up with rents. However this time we are not able to contact them. I also saw a removal van by chance while walking to the local shops . He had a mates brother staying with him and I asked him if he is moving out and in his broken english said yes, but the main renter is expected to be back on 10th January. We are now calling the tenants every day and it goes to voicemail. They are not responding to any emails. I get the feeling they have done a runner. We were supposed to get our gas certificate renewed on 12th december. We asked our tenants to check for a suitable time to get the gas cerificate done and I am not sure it was done in time. Long story short, we are out of pocket for rent for 2months, tenants not contactable by phone or email. Not sure if gas certificate was completed. What are our option to reposses property. I am reasonably certain they have done a runner. The house was let through openrent, so there are no letting agents involved.

You have to be proactive but still law abiding.

I will contact the gas safety company to find out if it was carried out.

I will start eviction process

Why repossess?

How strange! Far better for the OP to contact the gas company and start the eviction process rather than you.

As for the question, is that not obvious?

saajan_12

jpin_2101221414 said:

So, our tenants have not paid rent for the last 2 months. - what dates was this due? Serve Section 8 Ground 8 notice. 
This has happened before to us during the december months. One time it was because the tenants dad had passed away and was out of country sorting out funeral etc, another time they didnt pay decembers rent.In both instances they  caught up with rents. - presume this was previous years or other properties? 
However this time we are not able to contact them. I also saw a removal van by chance while walking to the local shops . He had a mates brother staying with him and I asked him if he is moving out and in his broken english said yes, but the main renter is expected to be back on 10th January. - okay, so probably moved, but legally makes no difference. 
We are now calling the tenants every day and it goes to voicemail. - stop calling daily. Its not helping you and at worst it could open up a claim for harrassment. 
They are not responding to any emails. I get the feeling they have done a runner.
We were supposed to get our gas certificate renewed on 12th december. We asked our tenants to check for a suitable time to get the gas cerificate done and I am not sure it was done in time. - An on the ball tenant may arrange things, but you really need to be on top of it. Long story short, we are out of pocket for rent for 2months, tenants not contactable by phone or email. Not sure if gas certificate was completed. What are our option to reposses property. I am reasonably certain they have done a runner. The house was let through openrent, so there are no letting agents involved.

Separate the issues. 
1) Serve 24 hours written notice for access at XX time, and they can reply if any issues or to rearrange. If no response, then arrange with the gas engineer for that time to get the GSC done, and enter with your key. 

2) Serve section 8 notice under ground 8, for rent arrears. Once the notice expires, apply to court for a possession order. This will all take time, during which you'll probably not receive rent so sooner you get the ball rolling, the better.  You can also claim a monetary amount for rent, but practically that only works if you can then recover. 

kazwookie

For goodness sake, just go round and knock the door, am, pm and at a couple of random times.

While you are there have a look through the windows, once this is done you should know if they have left or not.

HotPantsCruiser

kazwookie said:

For goodness sake, just go round and knock the door, am, pm and at a couple of random times.

While you are there have a look through the windows, once this is done you should know if they have left or not.

Unless the curtains are closed?

penners324

Continually call, messaging the tenant could be considered harassment..

jpin_2101221414

We tried to get gas certificate done. Left a note telling them they dont have to be thereto let gas engineer in. We posted a letter and left a note and gave around 40 hours notice, but when we got there to let the gas engineer in , the locks were changed and we couldnot get in. They are now 6 weeks in arrears. I send a letter 'demanding outstanding rents', format taken from the which website. The tenants and have  signed for this, although still looks very locked up. Letter to the guarantor came back as 'Gone away'. Was able to look into the house through the side kitchen window and it looks bare except for 1 chair, 1 tin of baked beans and 1 bowl washed up by the sink. The fridge is gone or moved from the place it used to be. I have been there a few times and no change in the kitchen, chair, bowl and tin of beans seem to be the same place. What happens if they dont respond to a section 8 ? Can we give a section 21 now since we tried to get the gas certificate done. What happens to TDS ? How can we get the gas cerificate done. 

HotPantsCruiser

Sounds like they are long gone?

canaldumidi

jpin_2101221414 said:

What happens if they dont respond to a section 8 ? Can we give a section 21 now since we tried to get the gas certificate done. What happens to TDS ? How can we get the gas cerificate done. 

1) they don't need to respond.You need to appy to court for possession. How much are the arrears? Are you using S8 (G8) or (G10) or (G11) or all 3?

2) If a S21 will be valid, then serve it for belt and braces.but S8 is the way to go. However the T's could argue the S21 is invalid without a gas cert. Unclear how a judge would rule.

3) You can't. But as advised earlier follow the HSE advice.