Landlord experience.

ReadySteadyPop

Zoe02 said:

ReadySteadyPop said:

HampshireH said:

ReadySteadyPop said:

Zoe02 said:

ReadySteadyPop said:

Zoe02 said:

ReadySteadyPop said:

Zoe02 said:

ReadySteadyPop said:

Zoe02 said:

theartfullodger said:

Zoe02 said:

ReadySteadyPop said:

Zoe02 said:

No defence filed next is pisession and bailiffs. 

The tenant is a waste of time because i have a feeling he has moved out but not communicating. Last paid rent in January. 

S8 and s21 filed. 

I will be chasing the debt with small claims.

Direct rent payment application now successful so May's rent will be made 90%.

Do you have another tenant lined up?

No, priority for now is getting pisession and arrears. 

The easy bit is getting court judgement.  The much harder bit is collecting the loot.  Good luck (to both landlord and tenants)

Good luck to tenant 😂 

Court Judgment can take time but been lucky going quickly and smoothly. No defence. 

If non-payment will be getting ccj for 6 years. Direct rent payment from universal credit has been successful so that's some progress. 

How are they still getting UC if they have abandoned the property and gone abroad?

Before the mobile rang as though abroad but now rings normally but been several times no one living there. 

Not sure how they are doing it. Maybe he is in jail or something but don't know. Contacted council tax they are paying I think. 

Problem is if they are doing it illegally (i.e living somewhere else and getting UC to pay off rent arrears to avoid a CCJ)  UC might want you to return any payments you get? UC can summon people for interview to prove they live somewhere, you as their landlord would need to sign a recent tenancy agreement to bring as proof to the interview.

They get £1700 per month £1300 allocated for rent.

The system is open to abuse. 

 They live on £400 a month?

I am not sure. When they rented the flat he was working in construction. 

If the property is not affordable they can move to a cheaper area. 

There are areas in the UK with rent of £700 per month.

Property is in London. 

If they are not at your property where are they living?

It's not relevant to the OP where they are living. Clearly the tenant isn't going to volunteer that information.

It is relevant if they are claiming UC, they can only have one address.

Am not sure what is going on because they are not at the property, the letters are still there. 

I have called UC and council tax. 

I opted for direct payment because since February collecting the rent money and not paying it. 

And told them the tenant has left the property?

[Deleted User]

ReadySteadyPop said:

Zoe02 said:

ReadySteadyPop said:

HampshireH said:

ReadySteadyPop said:

Zoe02 said:

ReadySteadyPop said:

Zoe02 said:

ReadySteadyPop said:

Zoe02 said:

ReadySteadyPop said:

Zoe02 said:

theartfullodger said:

Zoe02 said:

ReadySteadyPop said:

Zoe02 said:

No defence filed next is pisession and bailiffs. 

The tenant is a waste of time because i have a feeling he has moved out but not communicating. Last paid rent in January. 

S8 and s21 filed. 

I will be chasing the debt with small claims.

Direct rent payment application now successful so May's rent will be made 90%.

Do you have another tenant lined up?

No, priority for now is getting pisession and arrears. 

The easy bit is getting court judgement.  The much harder bit is collecting the loot.  Good luck (to both landlord and tenants)

Good luck to tenant 😂 

Court Judgment can take time but been lucky going quickly and smoothly. No defence. 

If non-payment will be getting ccj for 6 years. Direct rent payment from universal credit has been successful so that's some progress. 

How are they still getting UC if they have abandoned the property and gone abroad?

Before the mobile rang as though abroad but now rings normally but been several times no one living there. 

Not sure how they are doing it. Maybe he is in jail or something but don't know. Contacted council tax they are paying I think. 

Problem is if they are doing it illegally (i.e living somewhere else and getting UC to pay off rent arrears to avoid a CCJ)  UC might want you to return any payments you get? UC can summon people for interview to prove they live somewhere, you as their landlord would need to sign a recent tenancy agreement to bring as proof to the interview.

They get £1700 per month £1300 allocated for rent.

The system is open to abuse. 

 They live on £400 a month?

I am not sure. When they rented the flat he was working in construction. 

If the property is not affordable they can move to a cheaper area. 

There are areas in the UK with rent of £700 per month.

Property is in London. 

If they are not at your property where are they living?

It's not relevant to the OP where they are living. Clearly the tenant isn't going to volunteer that information.

It is relevant if they are claiming UC, they can only have one address.

Am not sure what is going on because they are not at the property, the letters are still there. 

I have called UC and council tax. 

I opted for direct payment because since February collecting the rent money and not paying it. 

And told them the tenant has left the property?

I told them the tenant is on holiday and away because the phone was ringing as though they are away.

I called council tax also.

I have not been inside the property as they have changed the locks, going in with the help of a locksmith will mean changing locks which i was advised by NRLA not to do as I am in process of getting posession of the property.

RHemmings

Zoe02 said:

theartfullodger said:

ReadySteadyPop said:

anselld said:

Serve 24 hours notice requiring inspection  (with proof of posting).  Go in and have a look.

Not sure landlords have the power to do that?

These comments are relevant to England.  If elsewhere you should check.


 They do (Section 11 of the Landlord and Tenant Act 1985) - but to inspect to ensure the place is suitable to be lived in to a decent standard.  In my experience landlords and agents seem to think it's to check up on what tenant is doing.
see - https://england.shelter.org.uk/housing_advice/repairs/repairs_and_inspections_access_to_your_rented_home

Tenant has counter right to "quiet enjoyment" and is entirely entitled to decline kind landlord's offer to inspect.  And change locks (keep old one, change it back when you move out
Artful. Landlord since 2000

If i changed the locks would have to give them a copy but his message is really strange. 

Usually ignores messages, but responded quickly. 

Did you mean to obscure your own name in the above phone screen capture? (Not quoted in case you wish to delete/change). 

[Deleted User]

RHemmings said:

Zoe02 said:

theartfullodger said:

ReadySteadyPop said:

anselld said:

Serve 24 hours notice requiring inspection  (with proof of posting).  Go in and have a look.

Not sure landlords have the power to do that?

These comments are relevant to England.  If elsewhere you should check.


 They do (Section 11 of the Landlord and Tenant Act 1985) - but to inspect to ensure the place is suitable to be lived in to a decent standard.  In my experience landlords and agents seem to think it's to check up on what tenant is doing.
see - https://england.shelter.org.uk/housing_advice/repairs/repairs_and_inspections_access_to_your_rented_home

Tenant has counter right to "quiet enjoyment" and is entirely entitled to decline kind landlord's offer to inspect.  And change locks (keep old one, change it back when you move out
Artful. Landlord since 2000

If i changed the locks would have to give them a copy but his message is really strange. 

Usually ignores messages, but responded quickly. 

Did you mean to obscure your own name in the above phone screen capture? (Not quoted in case you wish to delete/change). 

Thanks, deleted. The whole situation is frustrating.

Will hopefully get possession back soon and can move on.

I am tempted to change the locks and gain access but do not want to make the case more complex.

They are playing games as no defence was filed but a strategy to waste more time and cause confusion because why are they still getting UC and not residing at the property, claims wife is pregnant so where are they living. 

theartfullodger

You don't really have an enforceable right to inspect.  Unless with a court order.  And the right to inspect - see 
 https://www.legislation.gov.uk/ukpga/1985/70/section/11

- is just to check state of repair (for benefit of tenant) not to spy on how tenant is living there.


The obvious but apparently not actioned way to "address outstanding rent" is through court - please, how is you court case for outstanding rent going ??  It seems, excuse me as a humble observer, that tenant ain't going to cough up using your current strategy, and some might think is "playing" you, quite successfully.

What sort of reference will you give them??

Best regards to all involved.


Artful: Landlord since 2000.

[Deleted User]

theartfullodger said:

You don't really have an enforceable right to inspect.  Unless with a court order.  And the right to inspect - see 
 https://www.legislation.gov.uk/ukpga/1985/70/section/11

- is just to check state of repair (for benefit of tenant) not to spy on how tenant is living there.


The obvious but apparently not actioned way to "address outstanding rent" is through court - please, how is you court case for outstanding rent going ??  It seems, excuse me as a humble observer, that tenant ain't going to cough up using your current strategy, and some might think is "playing" you, quite successfully.

What sort of reference will you give them??

Best regards to all involved.


Artful: Landlord since 2000.

The Section 21 process is nearing its conclusion, as the tenant did not present any defence.

The judge is expected to rule in my favour, and the case will proceed to the bailiff stage.

Regarding the rent arrears, I will be making a claim through the small claims court. They won’t get away with this without a fight—even a County Court Judgment (CCJ) will carry consequences.

It’s doubtful they’ll request a reference in this situation, but if they do, I will respond truthfully with what happened. Once the bailiffs attend, the locks will be changed. A new tenant will only be selected after passing reference and affordability checks, and this time, rent guarantee insurance will be arranged.

HampshireH

I'd suggest you stop harassing the tenants it won't help your case.  I'm struggling to track the order of the messages/timeline as they are quite repetitive. But it seems your messaging them a lot

[Deleted User]

HampshireH said:

I'd suggest you stop harassing the tenants it won't help your case.  I'm struggling to track the order of the messages/timeline as they are quite repetitive. But it seems your messaging them a lot

I have stopped, but the case is nearing its end.
They didn’t bother to file a defence, and they have no case.
I just hope the flat is not being used for illegal activities.

I contacted them on 23rd May, and again on 7th, 8th, and 12th June.
I won’t contact them anymore. Once I get the bailiff’s date, I’ll proceed with the locksmith, as they haven’t provided any sensible response—only vague promises that they’ll pay, which, based on their past behaviour, is likely untrue.

ReadySteadyPop

Zoe02 said:

RHemmings said:

Zoe02 said:

theartfullodger said:

ReadySteadyPop said:

anselld said:

Serve 24 hours notice requiring inspection  (with proof of posting).  Go in and have a look.

Not sure landlords have the power to do that?

These comments are relevant to England.  If elsewhere you should check.


 They do (Section 11 of the Landlord and Tenant Act 1985) - but to inspect to ensure the place is suitable to be lived in to a decent standard.  In my experience landlords and agents seem to think it's to check up on what tenant is doing.
see - https://england.shelter.org.uk/housing_advice/repairs/repairs_and_inspections_access_to_your_rented_home

Tenant has counter right to "quiet enjoyment" and is entirely entitled to decline kind landlord's offer to inspect.  And change locks (keep old one, change it back when you move out
Artful. Landlord since 2000

If i changed the locks would have to give them a copy but his message is really strange. 

Usually ignores messages, but responded quickly. 

Did you mean to obscure your own name in the above phone screen capture? (Not quoted in case you wish to delete/change). 

Thanks, deleted. The whole situation is frustrating.

Will hopefully get possession back soon and can move on.

I am tempted to change the locks and gain access but do not want to make the case more complex.

They are playing games as no defence was filed but a strategy to waste more time and cause confusion because why are they still getting UC and not residing at the property, claims wife is pregnant so where are they living. 

Because UC think they are living at the property, and remember you have told UC that they are "on holiday", I would tread carefully here, it might be better to contact UC and say that you think they may have abandoned the property, then UC will pursue them for new address details and perhaps stop their payments as they could be abroad and still accessing the payments? It is also possible that they have a genuine situation to resolve but that is looking more unlikely the longer this goes on?

[Deleted User]

ReadySteadyPop said:

Zoe02 said:

RHemmings said:

Zoe02 said:

theartfullodger said:

ReadySteadyPop said:

anselld said:

Serve 24 hours notice requiring inspection  (with proof of posting).  Go in and have a look.

Not sure landlords have the power to do that?

These comments are relevant to England.  If elsewhere you should check.


 They do (Section 11 of the Landlord and Tenant Act 1985) - but to inspect to ensure the place is suitable to be lived in to a decent standard.  In my experience landlords and agents seem to think it's to check up on what tenant is doing.
see - https://england.shelter.org.uk/housing_advice/repairs/repairs_and_inspections_access_to_your_rented_home

Tenant has counter right to "quiet enjoyment" and is entirely entitled to decline kind landlord's offer to inspect.  And change locks (keep old one, change it back when you move out
Artful. Landlord since 2000

If i changed the locks would have to give them a copy but his message is really strange. 

Usually ignores messages, but responded quickly. 

Did you mean to obscure your own name in the above phone screen capture? (Not quoted in case you wish to delete/change). 

Thanks, deleted. The whole situation is frustrating.

Will hopefully get possession back soon and can move on.

I am tempted to change the locks and gain access but do not want to make the case more complex.

They are playing games as no defence was filed but a strategy to waste more time and cause confusion because why are they still getting UC and not residing at the property, claims wife is pregnant so where are they living. 

Because UC think they are living at the property, and remember you have told UC that they are "on holiday", I would tread carefully here, it might be better to contact UC and say that you think they may have abandoned the property, then UC will pursue them for new address details and perhaps stop their payments as they could be abroad and still accessing the payments? It is also possible that they have a genuine situation to resolve but that is looking more unlikely the longer this goes on?

I will just leave it as it is currently.

I do not have evidence for any claims.

I have only recieved 1 payment, if it needs to be returned so be it and will add the amount to the small claims.

UC do not speak much to me without the tenant's presense.

They need to do their checks because for so long the tenant has been collecting payment and not paying rent.

They have not paid for Feb, March and April.

Thanks