Help Please

Grumpy_chap

pope said:

Any advice on how to get forwarding address for them for post etc?

It is not your issue to sort out forwarding post and such like.

Did they leave any contact details in their note left at the property?
If they want to have their concerns addressed, then they needed to leave you a means of contact.  If there was none, then I suspect the letter is simply just a passing rant.
Or, you wait for the contact via the Solicitor to arrive (which it probably will not).

You have had a tenant for 7 years, and the rent paid properly in that time.
There is some damage, probably wear and tear, but overall the property is left in an OK condition.
There are some left behind possessions to resolve.

Contact the previous tenants (if you have a contact detail for them) and say you consider their actions to be forfeiture of the tenancy.  Just that - simple, short, factual.  No responding to the comments in the letter.  No emotion.

Then relax, change the locks, and start about preparing the property for letting again.

theartfullodger

pope said:

Any advice on how to get forwarding address for them for post etc?

Leave it a couple of months (they might be hiding.. allow them time to get lazy) then social media, postman, neighbours, etc etc...

And ask whoever gave them references...

AskAsk

pope said:

Any advice on how to get forwarding address for them for post etc?

sounds like they have done a runner and used threatening tactics to get out of paying rent for the remaining length of the contract.  count yourself lucky to have got shot of them without the need to evict them as it can get very messy with people like that.

don't try to find them as that would just be silly.  write to them at the rental property and take a photo of the letter and send it to them on whatsapp so they can see the letter or any future correspondence.  I assume you would also have an email address for them, so write to them on the email or send them correspondence over email.

DullGreyGuy

If they didnt leave a forwarding address and haven't setup mail forwarding for themselves simply take any received post, cross out their address and write next to it " Return to Sender - Addressee Gone Away" and put it back in the post box when you get a chance - no need to pay any postage. Doesn't work over night but most companies will either take them off the mailing list or start their tracing process (for banks etc). 

Not really sure what you are worried about? Change the locks, get the place done up for the next tenants and get it relisted. 

Mr.Generous

No forwarding address can work in your favour, if you take any action you only have to serve papers to last known address - ie your rental.

pope

Grumpy_chap said:

pope said:

Any advice on how to get forwarding address for them for post etc?

It is not your issue to sort out forwarding post and such like.

Did they leave any contact details in their note left at the property?
If they want to have their concerns addressed, then they needed to leave you a means of contact.  If there was none, then I suspect the letter is simply just a passing rant.
Or, you wait for the contact via the Solicitor to arrive (which it probably will not).

You have had a tenant for 7 years, and the rent paid properly in that time.
There is some damage, probably wear and tear, but overall the property is left in an OK condition.
There are some left behind possessions to resolve.

Contact the previous tenants (if you have a contact detail for them) and say you consider their actions to be forfeiture of the tenancy.  Just that - simple, short, factual.  No responding to the comments in the letter.  No emotion.

Then relax, change the locks, and start about preparing the property for letting again.

The only details in the letter they left is there name my property address and there phone number. 

 Would a email like this just to out line. You have abandoned the property and failed to provide rent for this month. You have also left the property in a bad condition. You have mentioned in your letter left at the property that you will be removing all of your belongings as of yesterday. There is still a washing machine at the property and a few children's scooters also 3 mattresses at the property. These will be disposed of now. ?

lincroft1710

pope said:

Grumpy_chap said:

pope said:

Any advice on how to get forwarding address for them for post etc?

It is not your issue to sort out forwarding post and such like.

Did they leave any contact details in their note left at the property?
If they want to have their concerns addressed, then they needed to leave you a means of contact.  If there was none, then I suspect the letter is simply just a passing rant.
Or, you wait for the contact via the Solicitor to arrive (which it probably will not).

You have had a tenant for 7 years, and the rent paid properly in that time.
There is some damage, probably wear and tear, but overall the property is left in an OK condition.
There are some left behind possessions to resolve.

Contact the previous tenants (if you have a contact detail for them) and say you consider their actions to be forfeiture of the tenancy.  Just that - simple, short, factual.  No responding to the comments in the letter.  No emotion.

Then relax, change the locks, and start about preparing the property for letting again.

The only details in the letter they left is there name my property address and there phone number. 

 Would a email like this just to out line. You have abandoned the property and failed to provide rent for this month. You have also left the property in a bad condition. You have mentioned in your letter left at the property that you will be removing all of your belongings as of yesterday. There is still a washing machine at the property and a few children's scooters also 3 mattresses at the property. These will be disposed of now. ?

@Grumpy-chap told you precisely what to say

Grumpy_chap

pope said:

The only details in the letter they left is there name my property address and there phone number. 

 Would a email like this just to out line. You have abandoned the property and failed to provide rent for this month. You have also left the property in a bad condition. You have mentioned in your letter left at the property that you will be removing all of your belongings as of yesterday. There is still a washing machine at the property and a few children's scooters also 3 mattresses at the property. These will be disposed of now. ?

So, your only method of contacting them is via telephone or text message.
I would not telephone but send a text (as that means there is a record of your efforts).
As short and factual as you can be.

"Dear <Name>, In response to your text of <date>, I attended the property at <address> on 1st March as requested.  As you will be aware, the property was unsecure, vacant and a letter from yourselves left for my attention, stating that you have vacated the property.  I consider your actions to be the immediate forfeiture of the tenancy.  I have secured the property.  There are some possessions left at the property which are not mine and I would be grateful if you would confirm your intentions with regard to these goods.  Kind regards <OPs' name> (Landlord and owner <address>)."

That is short and factual, but also gives some control to the former Tenants to communicate their decision with regard to the property left behind.  Send that text today.

Hopefully, the former Tenant will confirm that they have no desire for the property and that you can dispose accordingly.
If the Tenant requests the property, you will need to make suitable arrangements for the items to be collected.

If the Tenant challenges your statement around the property being forfeited, you can deal with that when it happens.  Share any response here if you need further advice.

If the Tenant ignores your text and does not respond, then I would send a follow-up text in 14-days:
"Dear <name>, Further to your vacating the property at <address> on 1st March, the possessions left at the property will be disposed of as waste with no value after 21 days from today's date, i.e. <date of proposed disposal>.  The items are, in summary <list>.  To make arrangements for the possessions to be collected, please make contact as <how to contact>.  Kind regards, <OPs' name>."

Also, today, type up a neat note and display in the window of the property near the front door so that it can be read from outside:
"NOTICE
The Tenancy for this property is considered to have been forfeited with effect from 1st March 2025.
The property has been secured.
The following possessions are being held securely and will be made available to the rightful owner on request:
<list>
Request for the return of the possessions listed above should be made to <how to contact you>.
If unclaimed, the possessions listed above will be disposed of as waste with no value and without further notice on or after <date>
Signed and dated,
<signature>
<OP's Name>
<date>"

I make the disposal date to go in the notice on the door 6th April. 
That assumes you send the text to the Tenant today (2nd March).
14 days for the Tenant to respond to the text or for you to send the follow-up text (16th March).
21 days from then, 6th April.



I assume you have changed the locks (all entry / exit points) - if not, get that done as soon as practical, ideally today.
Also, if not already done, read the utility meters, take time-stamped photos.  Today.
Keep the letter that was left for you by the Tenant at your home rather than leaving it at the property.
Take an inventory of the property and photos of how it was left by the Tenants.

You can make some start on getting the property ready to relet before the notice periods above expire. 
 - Cleaning and tidying. 
 - Gardening. 
 - Ventilating the property through.
 - Operate a dehumidifier
 - Pick up any post, discard junk mail.  Keep a tidy pile of any post for the Tenant (in case they return) but simply "return to sender" after the notice periods expire.
 - Making plans for decorators or such like, but not actually start any refurbishment works in case the Tenant returns to the property and claims you have made the property unfit for them to inhabit.

From a practical perspective, any decorator is likely to have a lead time of a few weeks, so you are not actually losing any time.

Make sure your insurance covers the property as vacant between tenancies.
It is still cold, so make sure heating will come on automatically for frost protection.
You will probably want to check on the property regularly.


I know this is unwelcome and unplanned, but actually if a Tenant has decided, for whatever reason, that they are not happy with your service then it is probably better that the Tenant just leaves than stays but stops paying requiring a long process to evict with a deteriorating relationship in the mean-time and the Tenant possibly neglecting the property.

Hope that helps.


EDIT TO ADD - When you put the lists of contents together, be precise and be complete.  Rather than "a few children's scooters" be specific and state (for example) "1 blue child's scooter, 1 red child's scooter, 1 black child's scooter".  Rather than "3 mattresses" be specific "1 double mattress"  "2 single mattresses".  It may seem like a pain, but it protects you in the event that the Tenant decides to recover the items and claims they were not what was left, or were incomplete.

penners324

The fine for not protecting the deposit is 3 times the deposit. Fortunately 3 x 0 is £0

pope

Grumpy_chap said:

pope said:

The only details in the letter they left is there name my property address and there phone number. 

 Would a email like this just to out line. You have abandoned the property and failed to provide rent for this month. You have also left the property in a bad condition. You have mentioned in your letter left at the property that you will be removing all of your belongings as of yesterday. There is still a washing machine at the property and a few children's scooters also 3 mattresses at the property. These will be disposed of now. ?

So, your only method of contacting them is via telephone or text message.
I would not telephone but send a text (as that means there is a record of your efforts).
As short and factual as you can be.

"Dear <Name>, In response to your text of <date>, I attended the property at <address> on 1st March as requested.  As you will be aware, the property was unsecure, vacant and a letter from yourselves left for my attention, stating that you have vacated the property.  I consider your actions to be the immediate forfeiture of the tenancy.  I have secured the property.  There are some possessions left at the property which are not mine and I would be grateful if you would confirm your intentions with regard to these goods.  Kind regards <OPs' name> (Landlord and owner <address>)."

That is short and factual, but also gives some control to the former Tenants to communicate their decision with regard to the property left behind.  Send that text today.

Hopefully, the former Tenant will confirm that they have no desire for the property and that you can dispose accordingly.
If the Tenant requests the property, you will need to make suitable arrangements for the items to be collected.

If the Tenant challenges your statement around the property being forfeited, you can deal with that when it happens.  Share any response here if you need further advice.

If the Tenant ignores your text and does not respond, then I would send a follow-up text in 14-days:
"Dear <name>, Further to your vacating the property at <address> on 1st March, the possessions left at the property will be disposed of as waste with no value after 21 days from today's date, i.e. <date of proposed disposal>.  The items are, in summary <list>.  To make arrangements for the possessions to be collected, please make contact as <how to contact>.  Kind regards, <OPs' name>."

Also, today, type up a neat note and display in the window of the property near the front door so that it can be read from outside:
"NOTICE
The Tenancy for this property is considered to have been forfeited with effect from 1st March 2025.
The property has been secured.
The following possessions are being held securely and will be made available to the rightful owner on request:
<list>
Request for the return of the possessions listed above should be made to <how to contact you>.
If unclaimed, the possessions listed above will be disposed of as waste with no value and without further notice on or after <date>
Signed and dated,
<signature>
<OP's Name>
<date>"

I make the disposal date to go in the notice on the door 6th April. 
That assumes you send the text to the Tenant today (2nd March).
14 days for the Tenant to respond to the text or for you to send the follow-up text (16th March).
21 days from then, 6th April.



I assume you have changed the locks (all entry / exit points) - if not, get that done as soon as practical, ideally today.
Also, if not already done, read the utility meters, take time-stamped photos.  Today.
Keep the letter that was left for you by the Tenant at your home rather than leaving it at the property.
Take an inventory of the property and photos of how it was left by the Tenants.

You can make some start on getting the property ready to relet before the notice periods above expire. 
 - Cleaning and tidying. 
 - Gardening. 
 - Ventilating the property through.
 - Operate a dehumidifier
 - Pick up any post, discard junk mail.  Keep a tidy pile of any post for the Tenant (in case they return) but simply "return to sender" after the notice periods expire.
 - Making plans for decorators or such like, but not actually start any refurbishment works in case the Tenant returns to the property and claims you have made the property unfit for them to inhabit.

From a practical perspective, any decorator is likely to have a lead time of a few weeks, so you are not actually losing any time.

Make sure your insurance covers the property as vacant between tenancies.
It is still cold, so make sure heating will come on automatically for frost protection.
You will probably want to check on the property regularly.


I know this is unwelcome and unplanned, but actually if a Tenant has decided, for whatever reason, that they are not happy with your service then it is probably better that the Tenant just leaves than stays but stops paying requiring a long process to evict with a deteriorating relationship in the mean-time and the Tenant possibly neglecting the property.

Hope that helps.


EDIT TO ADD - When you put the lists of contents together, be precise and be complete.  Rather than "a few children's scooters" be specific and state (for example) "1 blue child's scooter, 1 red child's scooter, 1 black child's scooter".  Rather than "3 mattresses" be specific "1 double mattress"  "2 single mattresses".  It may seem like a pain, but it protects you in the event that the Tenant decides to recover the items and claims they were not what was left, or were incomplete.

Yes I will send as you have suggested. Also all of this is to much stress for me with the new Renters bill comming up as well I don't want to get striked again by bad tennants so have decided I am going to do the house up and sell it