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Original poster

To be shocked at landlord’s allegations about me

142 replies

JustWowser · 28/05/2025 13:34

I am currently suing my previous landlord for very good reason.

She is defending the claim. Part of my claim is for emotional distress and stress which is clearly evidenced.

Got her defence this morning and it is pretty ridiculous but at the end she has stated the great stress she has been under since I was given her address (letting refused at first until I informed them if the law), that she has chest pains, couldn’t work and had to go to her GP for stress.

She also stated that she has had nightmares that I would burn her house down while her children were in it.

This has shaken me tbh, that someone would say this about me. I’m a regular Mum, never made any threats or abuse to her. It is a shocking thing to say.

What do you think the court is going to think of this?

OP posts:
Hoppinggreen · 28/05/2025 18:55

user7843209785 · 28/05/2025 14:18

I would urge caution to both of you, as in these sort of cases, in general the only winners are the well paid solicitors…

I would agree

greatyak · 28/05/2025 18:54

a court will discount her nightmare. You could claim you had nightmares that someone abducted and tortured your children before killing them.
but you didn’t. So it’s nonsense

SaveAndEarnMoreMoney · 28/05/2025 18:51

ScupperedbytheSea · 28/05/2025 14:49

Courts tend to deal in facts and losses. So if you incurred costs yourself because of the landlord's negligence (and can produce receipts etc), that's the sort of thing you'd be able to claim. For example, putting work right at your expense, or taking unpaid leave from work to deal with a problem the landlord should have sorted.

They won't deal with monetary compensation because you felt stressed or because your landlord had nightmares (with no material impact).

I have to disagree!
she paid to live there and had the right to enjoy the dwelling house. She didn’t pay to live on a building site! How would you feel if you paid your rent and you couldn’t enjoy the home?

SaveAndEarnMoreMoney · 28/05/2025 18:49

I’m a landlord of multiple properties.
What your landlord did is completely unacceptable. You are absolutely within your rights to complain!
Was the property seemingly in good state of repair when you rented it out?
If so, most maintenance jobs can be carried out in a few hours or a couple of days, if parts are needed.
It’s awful the way she disturbed you; there are some cheap landlords out there who want to get repairs for as little money as possible, and employ incompetent contractors. When they can claim all moneys spent on repairs, off their tax.
Her ‘worry’ is clearly not substantiated as you have made no threats to her.
The best thing you can do here is remove emotions (let her do the drama and hang herself!) and just present the facts!
Have you kept a log/diary of events and how they impacted your life?
I’m sorry you’re in this situation! All decent landlords dislike being associated with scam like this! We do all our refurb before the tenants move in, and all maintenance (planned and as hoc) is done with the tenants in mind; to cause as little disruption as possible, at a time when it’s most convenient for the tenants.
I really hope it gets sorted for you and definitely in your favour! You’re right to sue for the whole 6 months. 💝

babyproblems · 28/05/2025 18:40

Honestly I think you need a solicitor.
It would make you seem much more credible and taking it more seriously. I think without one, you risk coming across as two nutty tit for tat people.

Having à solicitor represent you doesn’t make you seem weak. Quite the opposite!!! Don’t try and prove your point by cutting your nose to spite your face…. If you have a case, a solicitor will make it way way better than you will. Good luck x

SaveAndEarnMoreMoney · 28/05/2025 18:38

2ndbestslayer · 28/05/2025 13:49

Surprised at some of these responses - why the heck would you genuinely feel like someone who is suing you is going to burn your house down with your children in it? The general stress and chest pains etc I get. Not being able to sleep and worrying about the financial implications, sure. But that bit is clearly thrown in there to try and imply a threat that apparently isn't there.

This!!

Iamnotalemming · 28/05/2025 18:26

As you are both litigants in person the judge will take it all with a pinch of salt. Her personal circumstances are not really relevant to whether she breached the contract. Do put your hard hat on though, no doubt there will be other mud slung in a hearing if you ever get that far.

I would recommend making a 'without prejudice save as to costs' settlement offer to her if you haven't already. Judge will want to see that you have tried to avoid court. And will help with your claim for court fees.

Good luck!

Fargo79 · 28/05/2025 18:22

hattie43 · 28/05/2025 14:56

Maybe she was instructed to do the works by the council or they were legally required. There are times when building works are an upheaval even for those who are home owners . You sound like a massive ball ache as a tenant tbh . Do you think you’re landlady doesn’t need to pay the mortgage if works need to be done . The bank doesn’t come to her and say you’ve got noise and disruption so don’t pay us . Entitled much . Good luck to your next landlord .

If the landlord can't afford to carry out essential maintenance without having tenants in situ, paying full rent and living in a property which is unsuitable due to either its condition or the disruption caused by the works being carried out, she can't afford to be a landlord. Simple as that.

We're frequently told that landlords are "providing a service" and running a business. Periods where the property is unlet due to essential maintenance between tenants should be factored into her running costs. Why should OP give a fuck about her mortgage? That's for her to pay. Someone is definitely entitled, but you're very confused about who that is.

fffiona · 28/05/2025 18:16

Sorry wrong thread

ChocolateGanache · 28/05/2025 18:13

Why are you suing her?

thecatneuterer · 28/05/2025 18:03

Mareleine · 28/05/2025 13:38

TBH if I was in charge of the court I'd think you were both being histrionic and ridiculous with all these silly claims of suing each other for stress etc.

Exactly that!!

Cheffymcchef · 28/05/2025 18:03

Need more info on here to know who’s in the wrong

QuaintShaker · 28/05/2025 18:01

GabriellaMontez · 28/05/2025 18:00

Good for you. It's time landlords started to be held responsible for the sort of disgusting conditions and poor service they provide.

I hope you win and it's the start of something for the tenants who are on the receiving end of this kind of treatment.

Wishing you the best of luck. Please keep us updated.

Im unsure why people on this thread are encouraging you to accept this treatment as reasonable and pay for it. Are they landlords? Are they doormats?

Are they landlords? Are they doormats?
Yes & yes.

Barrenfieldoffucks · 28/05/2025 18:01

Are these the landlords of the short term let you had between properties?

I seem to remember most people suggesting you just moved on back on your last thread, as you had a property elsewhere and this sounded like more stress than it was worth to pursue. Which definitely sounds like it is the case now!

Missanimosity · 28/05/2025 18:01

I remember your post. You rented a property between moving houses and you had flooding, a massive leak, some infestation and building work . You were unreasonable in that post. You were told to let it go as it would cost you more and you wanted money back for all your tenancy that you haven't actually lost because you had a place to live. You were very argumentative when people were trying to give you good advice.

GabriellaMontez · 28/05/2025 18:00

Good for you. It's time landlords started to be held responsible for the sort of disgusting conditions and poor service they provide.

I hope you win and it's the start of something for the tenants who are on the receiving end of this kind of treatment.

Wishing you the best of luck. Please keep us updated.

Im unsure why people on this thread are encouraging you to accept this treatment as reasonable and pay for it. Are they landlords? Are they doormats?

QuaintShaker · 28/05/2025 18:00

I hope you'll return with updates, OP, and we'll done for claiming - I should've done so in the past but it always feels like too much hassle, but that means shitty landlords aren't held to account.

FWIW, I doubt you'll get a 100% rent reduction, but a decent % is very possible, and I hope you get that.

PsychoHotSauce · 28/05/2025 17:58

ForZanyAquaViewer · 28/05/2025 17:41

That’s not correct.

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Why?

Happyher · 28/05/2025 17:57

Usually people resort to such exaggeration when they don’t really have much of a case. The court will only look at the legal issues and evidence. You sound like you’ve got you case all laid out with supporting evidence evidence. She sounds like a raving banshee. Don’t get upset at her comment. She’s clutching at straws

Fargo79 · 28/05/2025 17:49

Bloody hell, all the slumlords and bootlickers are out in force on this thread.

I hope you win, OP. She sounds like a greedy pig, letting a house that she knew was not fit to live in and then charging full whack for you to have builders traipsing in and out for months on end with two disabled people who were impacted by the lack of peace. And then evicting you when you complained!

Some PPs are even upset that you have disabled people at home while you're WFH. Imagine being so bereft of empathy and having the boot so far down your throat that your sympathy lies with an anonymous business (which is - as far as we know - happy with your work) over and above a mum who is just trying to keep a roof over everyone's head and meet everyone's needs.

Original poster
JustWowser · 28/05/2025 17:47

Nominative · 28/05/2025 16:41

Did you simply move out when you had the eviction notice, or did you wait for a court order?

I luckily found a property nearby within a few days of getting the Section 21. Thought it would be gone as they are normally snapped up in days - South East (we had enough trouble missing out before we got the one we were in) but they hadn’t started viewings yet. Accepted despite 30+ applications as few properties in our area.I put in the court claim on the same day I received the S21 as I realised it wouldn’t effect an eviction as she’d already done it. I hadn’t prior as I was worried she’d immediately evict and although we’d put up with a lot, we didn’t want to be FORCED to move as we thought the work was coming to an end, silverfish were dwindling and at least we’d put up for it all for something! We also didn’t want to move after only 8 months packing up again, cost of moving, shortage of properties and youngest is doing GCSEs and DC had friends nearby so worried we’d have to move out of area. We live near DC’s school and I want to be close by due to medical condition.

When I told the letting agent we could move out within a few weeks as we needed a landlord reference, they relayed that the landlord had said she would be putting in the reference that I was taking legal action against her obviously to try to scupper us being accepted! I mean why would you do that if you wanted us out! Looks like SHE wanted to drag us through court and leave us homeless!

New landlord was happy to accept with just evidence rent had been paid on time so we went ahead.

Letting agent gave us back full deposit as house was left absolutely pristine (better than we found it) and I warned we had full video evidence. Quite unusual as they are known for making up claims to retain it.

I have also taken letting agent to Property Ombudsman and complaint is currently under review.

Property is now up for rent again at a higher price and it seems they’ve done the rest of the work they said they weren’t going to do but our new one is much better and well maintained with no leaks.

I still haven’t got over the habit of checking the bed each night for silverfish and checking clothes from wardrobes, immediately assuming black bits on floor are silverfish (DC still worries) but thankfully it doesn’t look like we brought them with us!

OP posts:
Joeydoesntsharefood25 · 28/05/2025 17:47

@JustWowser you can't be in any way held responsible for her dreams or unfounded anxieties. Sounds like she is clutching at straws. This is assuming you have evidence to support your claim and she has jack shit to support hers.

Todayisaday · 28/05/2025 17:43

So I do know someone who is a landlord whos tenant sued them for stress and they counter sued. It got settled out of court in the end, the tenant had alao not paid rent for 6 months. I think the landlord endes up paying a sum near to 10 grand. It went on for over a year.
We also rented a property a gear ago that had similar issues to yours actually, it had leaks, holes cut to service leaks, so had holes in the ceilings for months, holes under the kitchen cupboards leading to sewers where a rat got in, an ant infestation, busted double glazing, drafts that I had to fill wjth newspaper, workmen coming to fix issues every few weeks, bodging them and then returning
..and the rent was 3 grand a month.
in the end we ended the tenancy early, we didnt sue but to be honest we should have.

ForZanyAquaViewer · 28/05/2025 17:41

PsychoHotSauce · 28/05/2025 15:10

You don't get costs awarded in a small claim like this. Each side pays their own costs.

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That’s not correct.

AthWat · 28/05/2025 17:39

JustWowser · 28/05/2025 14:45

Well that advice was wrong (I’ve had free legal advice since then) but thanks for your input. Not sure what you point are trying to make as we are a way along now as was obvious from my post.

I hope to show other tenants that you can take your landlord to court and win and you don’t need to put up with being treated like cash cows with no rights, and treated like scum.

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Tenants take their landlords to court and win umpteen times a day. You're not on some crusade here.

All that matters is the strength of the individual case.

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