Troublesome lodger

hedley

I would think that a work address would suffice?

Could you not e-mail her and outline that you intend going via small claims for the outstanding amount. Say that you will continue action against her at her work address, unless she either pays up or gives the parents address??

dunno would this constitute harassment?

I would be totally hacked off in your shoes!

hev_2

Just a point - once upon a time you needed leave of the court to serve at place of employment and good reason. It may have changed in the last few years. (Personally I am convinced yours is a good reason and it would be sorted out long before it was served on her)

However, I don't know the rules about sending a Letter Before Action there... Probably best to check in case mummy and daddy fund a counterclaim for harassment.

Good luck

mcchell

My OH says the best thing you can do is put all of this behind you and move on with a nice set of shiny new door locks!

In future contracts you are best having a clause something similar to this which we use:

[FONT=&quot]If the tenant fails to pay any part of the rent within 14 days of the date on which it is [/FONT][FONT=&quot]due (whether or not it has been demanded) or otherwise breaches or fails to perform [/FONT][FONT=&quot]any of the obligations set out in this agreement, then the landlord will have the right [/FONT][FONT=&quot]to forfeit the tenancy by re-entering and repossessing the property.[/FONT]

Edit - If you would like a copy of the full contract PM me.

spirit

How is it all going now HappyHarry?

merit_mark_2

It almost hurt to read this thread!

I'm a landlord with many years experience of having up to 3 lodgers in my home which largely enabled me to retire at 39. I've had experiences to match these but the majority of lodgers are fine and a few are really great - actually helping with cleaning and cat feeding when I'm away ... sometimes it can feel like sharing the house with friends.

If you're put off having a lodger by this thread - don't be .... but a few tips in my experience!

1) Don't consider the room let until you have the deposit in your hand in cash - which is not refunded if they change their mind about moving in. If the deposit is not paid immediately, you'll find that 'Yes, I'll take it' / 'I'll think about it' / 'will send you the deposit' / 'can I ring you later' / 'I've another few houses to see' ..... all 95% of the time mean 'No' ...... only about 1% actually ever say 'sorry it's not for me' anyway - the remaining 4% later ring you politely to say they've found somewhere more suitable... these are the ones you probably would have liked!.

2) One month notice, deposit equivalent to one month's rent. Rent paid into bank account by standing order on agreed date.

3) Overdue rent and the room is straight back on the market - lodger asked to go ... as quickly as feel necessary given that unpaid rent will be eating into security deposit.

3) Avoid practiced liars eg: estate agents, smokers etc. Care with Americans especially - they can have unreasonably high expectations given their own 'customer service' culture. Non-English speakers can be a issue ... the 'sorry I didn't understand' factor (it's not unreasonable or racist to specify 'good spoken English'). You do not want to be communicating via a third party!!

4) Move quickly if problems arise - a room can always be let within the notice period if rent is sensible.

5) Never ever ever give the impression you need the money - but don't behave like a charity either.

6) If someone leaves without serving or giving (full) notice - offer to repay deposit IF you re let the room to someone who moves in inside their notice period - keeps things sweeter!.

7) If notice is not given on a rent day - insist on the balance to the end of the term being paid immediately (no deposit in lieu of rent at any price!).

8) Only take people you like or feel comfortable with ... it's your own home and the 'gut' reaction is usually right! .... and remember, too when it comes to your own home, you are not a branch of social services or a counciling agency

Essentially be 'firm but fair' and if you are dealing with the (majority of ) reasonable people all will (usually) be well - and if you're not ... don't hesitate to come down like a ton of bricks. Behave ethically and you've nothing to fear from the law here.

Take care
Mark

roguebrogue

I find it interesting (and slightly insulting) that you think all smoker's are 'practiced liars' by default.

Infact, all of your broad generalisations in statement 3 are absolute rubbish.

merit_mark_2

Not at all 'broad and generalised' but precise and specific experience gained the hard way - on more than one occasion in each instance cited.

Yes I too used to be 'politically correct' and accepted lodgers despite previous bad experience and alarm bells ringing in my head - and it all happened over again ... every time. It just pays to play safe and listen to your 'inner voice'.

And surely there cannot be many smokers who have not at some point in their lives had to conceal and lie about their habit - to parents, teachers, partners.....

My main issue, of course, is with the 'I only smoke outside' brigade - come the first bit of bad weather when I was not around.............

But as a moneysaver ... shouldn't you be giving up?

Mark

roguebrogue

Not that it's any of your business, but no, I shouldn't be.

Debt_Free_Chick

merit_mark wrote: »

And surely there cannot be many smokers who have not at some point in their lives had to conceal and lie about their habit - to parents, teachers, partners.....

Erm ..... not to teachers/parents for about the past 30 years

No point lying to a partner. As non-smoker you will know how easy it is to spot (smell!) a smoker close by. Given how close a partner gets, it's impossible to conceal.

I've not concealed my habit for more than 30 years. But then again, I wouldn't even look at a room/property which specified non smokers only.

spirit

Hello Merit_mark. I found your post very useful and honest. I can understand how you might have found this painful to read, I initially found some responses to my questions equally difficult especially those that brought my character into question from folk who know nothing about me - thank goodness for the abuse button on here which I had to use a couple of times. Thankfully most people on here are great and give good honest advice.

My one bad experience with the smoker didn't put me off, I just decided not to be so nice and gullible in future by allowing the "I'll smoke outside" brigade anywhere near my front door. I'm sure there are smokers who would abide by this but I'm not taking any more chances on that score.

I had a fabulous American short-term lodger last summer and she was/is great. She was just here doing some research for a book and we have kept in touch ever since and if she wants material getting locally and sending to her then I am happy to do that. My neighbours liked her too and took her places in their car on the days she didn't have a rental car. They too keep in touch and have exchanged birthday/christmas cards.

I have acted on the advice in your point 1 with M's replacement in room 2, Mr R 'took' the room sight unseen - well apart from photo's I sent him, since he lived north of the border at the time. He paid a £50 holding deposit on the basis that if he changed his mind it was non-refundable but formed part of his deposit proper if he didn't. He arrived last night and will make a fab lodger, shame he won't be with me for long as he is looking for something to buy :-( The French MA student (age 22) i have in room 3 is great too, she will be with me 8 weeks whilst she is on a placement. A non-smoker, she is clean and tidy and really interesting to talk to.

Point 3 along with the smoking in the room was the reason I gave M when I revoked his licence. His impending CCJ (for some unrelated offence) will now not be logged at my address.

5 is a good point, I have been too soft in the past, "yes you may use my pc today" and find they are always on it! Gave one lodger a lift to work - was out of my way by only 1.5 miles but didn't like the idea of her standing shivering at the bus stop, but then the privilege became a right and she got to standing by my car every day waiting to be given a lift. When I went on holiday she even asked if I would be leaving it at home - for her use!!!!! Lessons learned there methinks.

On the whole everyone else has been/is great and apart from the smoker I have stayed in touch with them all.

PS to debtfreechick - you were right, thanks for your advice.

Christina