Student let issue with landlord

tower

My daughter is currently in her last year at university, and is starting to have issues with the landlord. They have started turning up unannounced expecting entry, no reason given (flat is let for next year). Now they have complained about my daughter using the door safety chain (while at home) and the fact I put a cheap bolt (replacing a missing one on the garden gate). This was done after someone was wandering around the garden and knocking on the back door at 1am. They keep saying she has broken her contract and could be evicted. Could this happen? Or are they playing game hoping to keep her deposit. Other than that, the rent is paid on time, and the flat is reasonable tidy. Any advice would be appreciated.

youth_leader

Have you got a copy of the contract? Do you think they are trying to intimidate her so she gives notice? 

Slithery

Does your daughter rent the whole property by herself (or as joint tenants) or are their multiple separate contracts for different rooms?

CKhalvashi

Same questions as @youth_leader has asked.

In addition, as long as these are removed on move-out and no damage is caused, there will be no cause to take from the deposit for this aspect.

In addition, as a tenant your daughter would normally have a right to 24 hours notice of a visit unless an emergency arises. In past times in a past role I've had to often remind landlords of the requirement for reasonable notice, including large housing associations (!).

Intimidation is illegal by a landlord, so any indecent that would be deemed as such must be reported to the police. I will back good tenants against bad landlords, but equally will back good landlords against bad tenants, so will always advise reporting in such cases.

It may in addition be worth looking for somewhere else in September for her if she decides to continue study. Many students are using cheap hotels as they are cheaper than student lets, so if this wouldn't be too disruptive for her it may be worth considering this for the final months in any event if the LL wants her to leave (and she doesn't need to be in the city for more than 2-3 nights a week on average).

canaldumidi

If this is an HMO and each occupant has a separate tenancy in their sole name (in England/Wales) then the LL has the right to enter the common areas whenever he wants.

If the occupants are all on the same joint contract, then the entire property is theirs. He can only enter for specific reasons, following 24 hours notice, and they can deny him entry. If he's ignoring that, change the locks.

They cannot be evicted (legally).

Provided they return the original locks and make good any damage (eg where the bolt was added) when the tenancy ends, they have nothing toworry about.

Is there a letting agent involved or do they deal soley with the LL?

Has the LL done everything else properly eg

* provided an EPC?

* Gas safety report?

* Provided the gov leaflet?

* protected their deposit?

* smoke alarms?

* electrical inspection report?

https://www.youtube.com/watch?v=VXAo7zSN-9o

tower

Hi, thanks for the replies. She shares the flat with another Girl under one contract which ends in August. I don’t think the landlord (who she deals with directly) is trying to intimidate her to leave. ( what possible reason) Just being difficult. Just worried about them changing the locks and kicking her out ( I don’t think it will come to this). But how would respond if they did.  Also didn’t really want to start complaining/ call police as she only has another 12 weeks at Uni.

canaldumidi

There are only 2 legal ways he can 'kick her out':

1) serve a S21 Notice, wait 2 months, then apply to a court, wait for a court date, and apply for posession. But a S21 cannot be used till the fixed term ends in August.

2) serve a S8 Notice. This needs a reason (usually rent arrears), wait 2 weks, apply to a court etc etc.

He cannot legally just 'change the locks and kick her out'.

Illegal eviction is a crminal offence, so if he does that the tenants should contact both the police and the localcounci's Private Tenancy Officer or Trading Standards. I think the maximum penalty for the LL is 5 years.....

On the other hand, she can change the locks on her home to protect her privacy and security. In practical terms there is nothing (legal) the LL can do.

If she still has concerns I'm sure either her university accommodaton office and/or students union can advise and assist her.

deannagone

The one time I had a private LL, he was a bit of a mare.  Kept knocking on the door with no notice.  After the first couple of times, I would say.., sorry, I can't talk, just on my way out to an appt.  He got the message.  I did change the locks also.  There are some LL's that ignore the 'legal' rights of a tenant and try to push it a bit, might even argue that the particular point there is a disagreement about is the law when its actually just their wish.  So many times my LL did that.  But fortunately, thanks to this forum, I learned quickly.

I have to be honest, I was very pleased to move out of there though.

TripleH

This does not sound right. The door chain sounds it was preexisting. Why else would you use it but if at home?

I would be concerned 2 young ladies living alone and an older person hassling them. I would report this to the police as my concern is this sounds a prelude to potentially more sinister behaviour.

Leggitte

tower said:

Now they have complained about my daughter using the door safety chain (while at home)...

How do you use the door safety chain while not at home?

dimbo61

The LL should ask permission from the tenants and give them 48 hours notice if they want to visit the property.
With Text, WhatsApp, messenger it's not hard to communicate with your tenants.