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  • Legal FAQs

    Lost 2 months rental

    My previous tenant has left for two months.  My agent has already found the tenants as we already known that.  However, the renovation work cannot finished as she has found a lot of problems (continuously).

    1. She reported that the maintenance work and gas certificate are required.

    2. After about two weeks, she reported the gas boiler need to be replaced.

    3. After 1 to 2 weeks, she reported that the window is broken and the smoke detector is out of order.

    4. After another 1 to 2 weeks, she reported that the electric heater (bathroom) is out of order.

    It makes me almost crazy.  It seems that she will 'discover' the new problems to me.

    Of course, the date will be postponed for the new tenants.  I will lose the monthly rental.  Can I ask for compensation from the agent?

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    Sounds odd to keep finding different problems: I'd visit the property, unannounced, and see if they really do need fixing & what is going on.

    How long has she been renting it out?  If only 6 months I'd be v suspicious, if 22 years probably not & I'd be happy to have had 22 years of uninterrupted rent payments.

    Compo for what? If they are genuine problems and she's acting fairly can't see any redress scheme awarding compo.

    But, if you find/feel you are owed compo follow the letting agent redress scheme processes..

    https://england.shelter.org.uk/housing_a...ss_schemes

    - which start with following agent's  complaints process.

    No offence but if that drives you crazy you appear to have a lower stress level than many.  At least it's not the tenant-from-hell (or agent-from..) who doesn't pay for 7+ months whilst you pay mortgage & legal fees & repair bills:  (Repairs paid or judge throws out case or gives tenant more time..)

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    I am sure visiting the property is a good idea.  In fact, I really want to do that.  However, I am currently not in UK.

    For the tenancy contract, it is 12 months.  The tenant is actually an NGO (Spring Housing Association).  Is this ok?

    Again thank you for sharing your own experience.  I think you are very experience to be a landlord.

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    Do you have any recommended agents (in Birmingham)?

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    Hi, I have a number of experienced contacts in Birmingham,

    I will ask the question for you.

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    When I do a check-in go through the entire inventory checking as much as is reasonably practical that everything works.

    Cuts out 90% of this.

    Also why wasn't this picked up when previous tenant left when check-out inspection was carried out ?

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    DISCLAIMER just my personal opinion - for legal advice consult a qualified professional grown-up.

    Yes, I wish I would be there and check everything by myself.

    However, on the other hand, the agent has provided photo as an evidence (say broken window, smoke detector, etc...)

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    Hi.

    Sorry to hear about your experience. It does sound like the agent is incompetent. For example, they should be on top of the LGSR, (Gas cert) so this shouldn't be a surprise.

    Does the agent provide photographic evidence of issues, if an image would be of help.

    The agent should have provided a statement of works before the renovation started so a budget can be set. With a contingency budget.

    Are you not close to your property, as precious PT have stated, taking a look yourself is always helpful. Though to be fair if your paying the agent they should be providing a better service.

    Where is the property?

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    The agent will (sometimes) provide a details breakdown of works.  For example, the installer has already provided a clear invoice with details.

    My property is located in Birmingham.  However, I am currently not in UK.

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    Sometimes isn't good enough, especially if you are out of the country.

    I am based in Liverpool, so out of my geographic area. I will ask the question from my colleagues who are based in Birmingham, they will help you.

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    So your tenant is a housing association so the tenancy cannot be (may not be, legally impossible to be) an AST - a common law tenancy, regardless of what the paperwork said.   NB There are two landlords and two tenants:  You are landlord, Housing assoc are tenant: Then housing assoc are landlord of human occupants, these humans not being your tenants.


    Not  sure if redress schemes handle non-human tenants.


    Do you have a copy of the tenancy agreement?

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