It makes me laugh! You can quote all the rules in the contract till the cows come home, it means nothing. Anything minor that person would do in there home should not be deductible by law, after all as I often say "it is my house but it is your home".
I have had my present tenants in my house for two years, one month, nine days to date. They have made my life hell they have paid the rent late every month apart from one and have made deductions for washing of carpets, mowing the garden, replacing the carpet and in the two years haven't even given the place a lick of paint.
They didn't like the shower and asked for it to be changed which I refused, they broke knob that diverts the water from the tap to the shower and then went running to Luton borough council who got on my case no sooner had I changed it at a cost if around £200 plus labour they told me they didn't like it. Anyhow I told them they can choose the design the day they buy their own house.
They than went to the council to say they had mice needless to say the council was on my case, I told the council that the house has been kept like a pigsty the lady from the council told me it was irrelevant and me to get a specialist in to sort it out. They have been living in a three bedroom house £550 a month for whole period (you do them a favour and this is how they repay you).
Eventuality I issued them with a notice to vacate which I was told did not comply I then issued a section 21 notice which had no effect, so what do I do go to Luton county court pay my fees submit my application with three copies of all documents. I get a letter back saying that the application does not comply because they only have two copies of application form. I insist that the application would not have been accepted if it was not complete eventually they come out with the truth that they have lost a copy. I supply a replacement.
I then get a letter informing me that the tenant have denied having ever received any notice whatsoever and that I would need to attend court even though the documents supplied clearly showed that they had. Eventually went to court the woman had the bare faced cheek to sit in front of me and lie despite the fact that the documents proved her to be liar, thankfully the judge did not accept her story.
They were given fourteen days to vacate the property which expired yesterday the 08/08/2012. Yesterday I paid them a visit to remind them that it was the last day they asked to stay in the house for one more night and promised to nice out by 4pm today. They were offered a house to rent by someone I know which they refused.
Today I find out they went to Luton borough council at 9am and want them to house them. The council housing section phoned me to tell me that I cannot tell them to leave until I get the court bailiff to evict them. I informed Luton borough council and provided them with evidence, that these people own property which is rented out for the sum of £800 and that they were offered a house to rent by someone else, the lady at Luton borough council housing section told me that "that's neither here or there" by which I understand it is meant that its irrelevant.
My experience over the two years has taught me that council and courts are here to screw the landlord or landlady and either lack the will or the way to deal with nightmare tenants. The system is stacked in their favour and they know it these people are so clued up its unbelievable.
It's funny but in a sad way that landlords are so naive in thinking that you can "tell them this", "point out that" or take them to court or deduct money from the deposit, in my case I fell for their sad story and didn't even get a deposit.
There should be a landlords reference agency that we should be able check the backgrounds of potential tenants.