Landlord and Tenant Act question.

[DAPPH]

dont top up until there gone, your not responsible for there debt on the meter be warned you may have to find 50-100.00 just to get rid of that debt on that meter just to get a gas cert ( ive seen it higher in some cases if they use emergency credit it tots up more and more of a debt onto the meter until you pay it back its like a loan of debt and it comes with a steep payback as i dont like it myself )

when gone you need a new gas contract which then they reset the meter to zero then get your gas cert

as was saying it could be anyone in that property including refugees all paying that numpty for rent that your not seeing it happens alot you dont allow your property that you rent to be rented to others if you do you want a new contract with them and end the other contract

with evidence you provide that to the judge in court he will except that your not responsible for the meter being out of credit whilst the client is and therefore quash any complaint of no heating within the property

a note here if your testing the propertys appliances for a gas cert and many landlords do forget this you should really refund the difference and yes its only a pound or 2 but really it shouldnt come out of residents pockets

subletting to others instead of the tennent should be met with immediate eviction of them or a new tennant contract

or you face squating sitters in a rented property and that should be about a month to evict and no rights to heating but it has its issues ive seen many a property ripped out of gear due to some of these people

Used to know a bunch of hairy arsed guys who'd help squatters leave premises in a few hours.

 

[dobbslc]

Got their number? Just in case...

 

[DAPPH]

Got their number? Just in case...

 

[Robotstar5]

Used to know a bunch of hairy arsed guys who'd help squatters leave premises in a few hours.

I worked with a chap who used to run a pub in a rough area, but he looked after the locals so they looked after him which worked well when half a dozen travellers set up camp on his car park, the locals "persuaded" them to leave after a lot of caravan windows were smashed.

 

[Welderpaul]

you can then ask for 24hr eviction

sub letting its eviction imediatley

Where does it say this Gaz?

 

[gaz1]

Where does it say this Gaz?

here

Check if you can sublet your home

Check if you're allowed to sublet your home and how it might affect your income and benefits.

www.citizensadvice.org.uk

council housing has it worded in the tenant contract

its up to owners to include the wording into there rental contracts

 

[Welderpaul]

here

Check if you can sublet your home

Check if you're allowed to sublet your home and how it might affect your income and benefits.

www.citizensadvice.org.uk

council housing has it worded in the tenant contract

its up to owners to include the wording into there rental contracts

Point me to the page?

I can't see where it mentions 24hr eviction?

 

[JOEPRO]

Point me to the page?

I can't see where it mentions 24hr eviction?

Separately we are writing up a tenancy agreement now for a house being let in the next few days.

Have most everything well covered.

Rent monthly and paid up front.

But what is the fastest we can change the locks if they fail to pay rent on time? Eg how to prevent someone who may fail to pay rent and fail to leave. I want it crystal clear and the fastest they can be evicted.... within the law of course. But out ASAP

 

[ajlelectronics]

But what is the fastest we can change the locks if they fail to pay rent on time? Eg how to prevent someone who may fail to pay rent and fail to leave. I want it crystal clear and the fastest they can be evicted.... within the law of course. But out ASAP

You have a nasty shock coming. Far better if you can to avoid the possibility. One of my friends offers a refund of six months rent if they leave on time with no hassle or damage. He says that it works out cheaper!

Speak to your letting agent about it and don't even think of writing your own lease. That is one of the things that caused me issues in court, as I had used a modified standard lease form.

It can take many months and there were examples of over a year on the Bailiff program on TV lately.

 

[JOEPRO]

You have a nasty shock coming. Far better if you can to avoid the possibility. One of my friends offers a refund of six months rent if they leave on time with no hassle or damage. He says that it works out cheaper!

Speak to your letting agent about it and don't even think of writing your own lease. That is one of the things that caused me issues in court, as I had used a modified standard lease form.

I can take many months and there were examples of over a year on the Bailiff program on TV lately.

I believe its 14 days by law need to read up more on it but I would want to REDUCE that further if possible. Likely not.

What I can say is a family member has rented property for 45 years. Tenants get lock changed and evicted same day. And they are told if you want to fight me in court that's fine but you won't be doing it from within my property!

Funny enough 30+ People put on street over the years and not a single one of them had a successful claim....

 

[ajlelectronics]

I believe its 14 days by law

That is only the first request to pay overdue rent. Under English law, there is no possibility of a legal eviction in 14 days if the tenant doesn't want to leave. There is a defined sequence of notices and warrants that are required and that is after all the polite and then formal correspondence before a notice can be issued.

I'm no expert though, but the stories on the bailiff evictions were pretty awful with what the landlords were put through.

 

[DAPPH]

Separately we are writing up a tenancy agreement now for a house being let in the next few days.

Have most everything well covered.

Rent monthly and paid up front.

But what is the fastest we can change the locks if they fail to pay rent on time? Eg how to prevent someone who may fail to pay rent and fail to leave. I want it crystal clear and the fastest they can be evicted.... within the law of course. But out ASAP

Angle grinder & slitting blades .??? ...
Or a vibratory steel key & turning arm and super glue "Look on line " for "Opening a lock barrel with superglue and skeleton key in seconds " , on YouTube ) if you don't want a locksmith , police & bailiffs involved .
Not sure of the legality for doing this without a court ordered access , I think this only works with Yale style key, don't think it works with high security laser indent cut parallel strip keys .

 

[JOEPRO]

Angle grinder & slitting blades .??? ...
Or a vibratory steel key & turning arm and super glue "Look on line " for "Opening a lock barrel with superglue and skeleton key in seconds " , on YouTube ) if you don't want a locksmith , police & bailiffs involved .
Not sure of the legality for doing this without a court ordered access , I think this only works with Yale style key, don't think it works with high security laser indent cut parallel strip keys .

Master keys and having spare euro locks on hand!

Ring tenant ask why rent is late and make good urgently. If this fails then go up open the doors by key and swap the locks In front of them and allow them to collect their belongings. Or come back to do so but they are evicted there and then.

There was one tenant who turned out to be a total scammer.

Slammed her door in this family member / landlords face and refused to pay or leave saying take me to court then. The next day all doors were removed from her flat. Next day she had some plywood up over the main door and she was told to ask whoever did the plywood for her what floor joists are. "What are floor joists?"she asked. "You will find out tomorrow" Floor boards were lifted and she left of her own accord shortly thereafter.

Now this family member does not suffer fools as you might gather. Not aggressive etc at all just very stern. If people think you are soft they will walk all over you and that is for sure.

 

[DAPPH]

Thought ...... Use high level security screw to capture the lock & barrel etc and ensure you have the right security key bits to undo them ...... Torx headed screws with a pin in the middle perhaps

 

[Robotstar5]

Master keys and having spare euro locks on hand!

That's assuming the tenant hasn't changed the locks before you get there.

 

[DAPPH]

Put the high security locks with security screws in place before hand ????

 

[addjunkie]

It can take many months and there were examples of over a year on the Bailiff program on TV lately.

The more protection tenants who take the urine get, the bigger the housing crisis will become, as folk pull out of the buy to let sector due to too much hassle and poor returns. Suspect after the next election we may see more tenant protections.
Glad I no longer have these potential issues.

 

[8ob]

Point me to the page?

I can't see where it mentions 24hr eviction?

You can write whatever you want into a tenancy agreement but it will always be trumped by the legal definition. What you can do is insist on a tenant having a home owning guarantor, you can then legally include in a separate contract that they will be responsible for all rent arrears,property damage and legal expenses associated with an eviction. Mentioned this before and it works.

Bob

 

[Robotstar5]

The more protection tenants who take the urine get, the bigger the housing crisis will become, as folk pull out of the buy to let sector due to too much hassle and poor returns. Suspect after the next election we may see more tenant protections.
Glad I no longer have these potential issues.

We had some good tenants, but the last one's were a nightmare so we sold the house when their contract ended.

 

[Stueeee]

Separately we are writing up a tenancy agreement now for a house being let in the next few days.

Have most everything well covered.

Rent monthly and paid up front.

But what is the fastest we can change the locks if they fail to pay rent on time? Eg how to prevent someone who may fail to pay rent and fail to leave. I want it crystal clear and the fastest they can be evicted.... within the law of course. But out ASAP

In England, AFAIK the only way you can legally evict a tenant for non payment of rent is via Section 8 of the housing act.

Our application (the grounds) wasn't for unpaid rent but the process would be the same. This means applying to the court for a possession order; not a quick process, there was a delay of about 3 months from us applying to the court to the date of the hearing. We got a possession order (for 14 days time) from the court on the day; the tenant ignored the possession order, we applied for a bailliff warrant; that took a couple of weeks. The Bailliff then issues a warrant (i.e. a notice to the tenant) for another couple of weeks down the road. You or your agent (and a locksmith that you organise) turn up on the appointed day and time, the tenant is finally out, you get your property back. Technically the tenant gets the bill (i.e. the court costs) for the process etc. I won't hold my breath while I'm waiting for payment .

Depressingly, this stuff must go on all the time, the bailliff and the locksmith greeted each other like a couple of old mates 'are you doing the one later today at xyz street too? -yes, well, see you later then'

Some stuff on section 8 https://www.nrla.org.uk/resources/ending-your-tenancy This is from the NRLA website. I found that the National Residential Landlord Assoiation were a huge help in dealing with all the legal carp generally and with the court process in particular. The annual membership fee is an allowable expense when you do your tax return.