Rent not paid

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    Rent not paid

    Hi

    I'm concerned my tenant has done a runner and left without telling me. She's not paid the rent. I could be jumping to conclusions but 2 weeks ago she asked me to write a letter "to whom it concerns, that she has been a tenant of mine for 18 months and paid X amount of money each month". I asked why she needed this and she told me it was for her home office back home (Eastern Europe) to do with taxes. Anyway yesterday she didn't pay the rent. She's paid late twice before, the last time in January I chased it and told her once again to set up a standing order. But still she wouldn't, but for a while was paying earlier.

    Back in March she hadn't notified me of several urgent repairs, including a faulty boiler, that I found on inspection (whilst she was on holiday). I decided to give her another chance because she otherwise keeps the flat tidy and clean. But now I'm concerned she's decided to leave without telling me or still be there but not pay rent. After everything I did for her, I went to the flat 20 times to sort out a new boiler, new shower, several other things and now she stops paying rent. She was all nice to my face, all apologetic for not telling me about the boiler which could have leaked (top floor flat). It could be a late payment but my gut feeling is she would have not dared pay the rent late after the second chance I gave her for not informing me about all the disrepair (several landlords on this forum suggested I give her notice for that alone) also all the works I did last month for her. That letter makes me concerned.

    What should I do? I'm thinking of giving 24 hours notice to go round to the property. As if she has done a runner, or gone back to her country, I need to get the flat advertised for relet asap. She has not given me notice though, so I guess I should issue her a 21 asap as well if she doesn't pay rent tomorrow as even if her stuff is not in the flat then technically she has rights to be there. I've already sent her a reminder for the rent. If she has left its so annoying I won't be able to let the flat for 2 months, or can I if she put the keys through the door?

    Any advice would be welcomed. Thanks.

    #2
    Please complete & pastehttps://forums.landlordzone.co.uk/fo...ll-new-posters

    Comment


      #3
      Hi

      She has paid the rent now. But its the 3rd time its not been paid on time over a 1.5 year tenancy (twice in the last 4 months). After she seriously breached the contract only 2 months ago by not telling me about 3 serious disrepair issues at the property, I've decided to give her a warning. She did not even apologise for the late rent. I didn't sleep well at all last night as I was sure she must be doing a runner and researching about section 8 and 21 notices.

      I emailed her that at interview (before she took on the property) I had made it very clear I expect to be paid by a standing order set up 3 days before rent due date. She had said she always paid on time. I told her I am not at all comfortable with being paid late and having to chase for rent. Therefore that I expect her to set up a standing order today, and confirm she has done so. Otherwise, very reluctantly, I will have to give her notice and she will have to find somewhere else to live.

      It really is the final straw. Be grateful if anyone can tell me if they agree they would have done the same. Its not that I want to lose a tenant, but her attitude is so casual. I never want to have another sleepless night because of her, and there's been several this year.

      Can anyone think why she wouldn't or can't just simply set up a standing order?

      Ann

      Comment


        #4
        Q1 – Where is the rented property located (England / Wales / Scotland / N Ireland)? England

        Q2 – What type of Tenancy Agreement (TA) is this e.g. sole tenant / multiple tenant / room only? Sole tenant

        Q3 – What date did current TA start dd/mm/yy? Oct 2017

        Q4 – How long was initial fixed term (6/12/24 months / other)? 6

        Q5 – Does the TA state that rent is due weekly? / 4-weekly? / per calendar month (if so, on what same date each month)? calandar month

        Q6 – Did the TA require a tenant damage deposit to be paid? If so, on what date was this paid (dd/mm/yy)? Yes, Oct 2017. Deposit = one month's rent

        Q7 – If your query relates to a notice for repossession from the landlord (a Section 8 or Section 21 notice) or a tenants's notice to quit to the landlord, please provide the exact date the notice was sent/received (dd/mm/yy). n/a

        Q8 – Does the landlord live in the same property as the tenant? No

        Comment


          #5
          Serve s8. Yes you can validly. G10 if just 1p is underpaid 1 day, g11 if paid late/under more than once. Explain "intentionally homeless" to tenant.
          I am legally unqualified: If you need to rely on advice check it with a suitable authority - eg a solicitor specialising in landlord/tenant law...

          Comment


            #6
            Thank you for your reply.

            My email worked and she has set up a standing order this morning. Was so easily done, wish I'd put my foot down ages ago, save all the worry of late payments or no payment. Tenants just don't realise the stress they can cause from their actions (or inaction's). Its a shame us landlords have to get threatening in order to get what we asked for. To some long term landlords it wouldn't worry them to be so assertive but its always a concern it could go the wrong way. But I don't have to have someone in my property causing me worry of no rent payment. In future I will always emphasise to the tenant that if they don't pay by standing order I won't renew contract. Just hoping they don't "forget" to pay never works! It also makes me wonder if some who refuse to pay their landlord by SO are hoping at least one of their unpaid rents goes unnoticed.

            Comment


              #7
              I think you need to find out why you weren't receiving complaints about the repair issues. Some tenants are more afraid of complaining to their landlord than the consequences of the disrepair, and in some cases that concern is valid. Shelter have a caveat about the risk of eviction if you complain on their page about getting landlords to make repairs. You may need to put their mind at rest that you will do the repairs rather than shoot the messenger.

              Tenants who are recent migrants are particularly vulnerable to the sort of landlord that evicts rather than fixing, and your tenant may have been warned off reporting defects by her friends.

              (I know that one landlord in my block seems to ignore obvious disrepair and even safety critical things, like the lack of closers on the entrance doors, although I haven't heard of them evicting.)

              Comment


                #8
                I understand what you mean, as there are some bad landlords out there. But I always make a point of saying to my tenants at the start of the tenancy that they must let me know of any issues immediately as and when they occur. That I want to know so I can look after my property. I can't understand these landlords who don't want their property kept up together, have they never heard of a "stitch in time saves nine". Something not working leads to other problems. For example I even pointed out the importance of using the bathroom extractor fan to avoid mould on the walls to the tenant and said if it ever stopped working for her to let me know. A visitor she had in the flat had pulled the cord and it broke but she never told me about it, I found it on inspection. I think she just didn't want the inconvenience of me coming around, as she is very busy person (work and socially) and had forgotten it was broke. I replaced the cord at no expense to her, but she should have told me about it. I had to go to the property 20 times over a period of 3 weeks to sort out several issues (the new boiler company had re-wired new boiler incorrectly didn't help). I'd prefer to sort out issues as and when they occur, not have to deal with like 4 things at once. Who has the time? Now she's proved I can't trust her to tell me things I will have to inspect more frequently (like every 3 months instead of 5 or 6 if I can trust the tenant).

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