To be suspicious of many people living in my house?

[Pineau]

I rent out my house via an agent, original guy who worked for agent who I dealt with was sacked for some reason, anyway rental was for a small family, parents and one child.
Soon after they moved in, fridge was reported broke so I ordered a new one for next day delivery.
Some months later agent did an inspection, old and new fridge in photos. Apparently the fridge started working again.
Then the new washing machine broke.
Agent said all in order,
Then they wanted a cooker hood installed as lots of condensation from cooking..
Now water pouring through ceiling from shower.
Plumbers there have said there were a lot of people in the house, four adults and three kids..
Anyway have the agent going to see tomorrow.

[LIZS]

Surely the agent can't relist it without the tenants having given or been given notice, the bathroom etc work being done and ,most importantly, your express request for them to do so. 5 star rated or not they don't seem to have a handle on your rental.

[HerBigChance]

HMO is a House of Multiple Occupation

[Batteriesallgone]

New agent sounds crap too!

Get another one round

[GoudyStout]

I was going to suggest contacting the neighbours (if you can - they may have changed since you lived there) as they will know how many people are living in the house.

[BitterAndOnlySlightlyTwisted]

Different Local Authorities have different rules about what defines an HMO. In most parts of the country two households in a 3-bedroomed property would not be an HMO.

OP, have you heard back from the agent?

Did you see what form of ID the prospective tenants gave the agent? Did you see their references and credit-checks before they were offered the tenancy? And if not, why not?

It's extremely risky to have an agent put up your property for sale or rent while you still have tenants in there. They could see the listing and resist any attempts to shift them. Going to the High Court and getting bailiffs to remove them could cost you a fortune. Much, much more than any repairs or replacement white goods. Still, that's a risk you run when you're a landlord in any case, whether you have a small family in your property or several.

When does their AST expire? If there are more people living in the property than there are on the tenancy agreement you should tell your agent to issue a Section 21 Notice right away, well before the tenancy is due to expire.

[fluffychicken]

You need to give them proper notice OP, you can't just chuck them out. There is a protocol to evicting tenants, if you don't follow it you will have lots of problems and they could make life very hard for you! It's also immoral to evict people with children on a vague assumption that there is something going on.

[Pineau]

No news from agent. I presume they have given them notice.
I said yes to selling the house and he came back with a price of between this and that. I said yes to selling but haven't discussed what price but he's been round asap and its on right move.
It is the same agent as letting as I'm abroad so thought they can try to sell for two months then when house is empty then get another agent in. It's just difficult with keys and access.
This is the new black! Fireplace was white and wall duck egg blue and cupboard stripped pine.
Just need to craft a good email to agent as I think two families, i.e. 4 adults and three kids are in there at least but I was told 2 adults and one child, and on agreement it's just the lead tenant .

[Pineau]

Bitter, I haven't seen any checks, I'd etc , was just told by the agent that they saw wage slips, accounts, of the lead tenant, as he is a landscape gardener and I said how does he manage winter time and I was told he does driveways, fences etc and he earns good money.
All I saw was the ast agreement.

[LIZS]

No news from agent. I presume they have given them notice

You can't presume anything. The legal liability for not issuing notice , checks, deposit scheme, gas certificate etc correctly is the landlords'. Surely you want to market it in the condition you plan to sell. You also need to offer vacant possession, which won't be for at least 2 months.

[JessieMcJessie]

What- the tenants have repainted? Repainted the woodwork black?

And the agent has advertised the house for sale at a price you have not agreed?

And you think notice may have been served but haven't had a copy of any notice given? What does the lease say about notice period/ expiry date?

You have gone from sounding like a sensible landlord to one who is remarkably blasé about serious matters.....

[Shizzlestix]

Not loving the colour change. If you carry on being a landlord/lady, ensure you put in the contract that tenants must not change the colour scheme.

[PersianCatLady]

Someone told me that the provision of white goods makes it easier to evict/get type property back should you need to.
I have never heard of that before but it would be interesting to find out why someone would think that.

[PersianCatLady]

When we rented we had to list everyone living there and then when my son turned 18 he also had to be listed.
You can get around having to bother to do this by inserting a clause stating that the tenant’s children or dependants who are under 18 years of age at the start of the tenancy are also permitted to live there.

This clause also means that a 17 year old child who turns 18 during the lifetime of the tenancy can continue to live there without a new AST being drafted.

[Masketti]

That's appalling decorating Pineau! Your colour scheme sounds much nicer but I imagine didn't live up to the wear and tear of a HMO. You need to get on the agent's back. Presumably you have a protected deposit and a tenancy agreement that forbids tenants decorating?

[Pineau]

Hi, I emailed the agent for the third time today asking again how many people were in the house and for a copy of the S21.
He sent me a copy of a letter they sent to tenant saying contract expires soon , I want to sell house so contract can be rolling with one months notice either side...
Also I have a bill from the agents plumber for £90 which states on there the tenants did not adhere to not using the shower for 12 hours as silicone wet ..
And another bill for £80 from a plumber the tenant got in .
And the agent had attached a letter from the tenant to the agent where he 'asked the tenants to clean the shower with beach'

I have two friends going round tomorrow, with tenants permission, to photograph the water damage and hopefully to see what is going on..

[JessieMcJessie]

Are you not furious about the repainting?

[PersianCatLady]

you should tell your agent to issue a Section 21 Notice right away, well before the tenancy is due to expire
You still wouldn't be able to evict them before the end of the tenancy when issuing a section 21.
A section 8 is better in the circumstances here, where the tenants have broken the AST.

[noisyrice]

Haven't read full thread but 3 bed, 4 adults (couple and 2 parents) and one child would work. Subsequent comments from OP say the plumber saw 3 kids.. Possible friends for the child? How long is it since you've been there? If years and years, they may have had an extra 2 (doubtful)

[Batteriesallgone]

This all sounds very disorganised. Why are you not steaming furious with the agents?!

[Batteriesallgone]

Bear in mind few families would share a 3 bed if they didn't need to. Sounds like your better nature is being taken advantage of whilst some potentially vulnerable tenants are also being taken advantage of.

By what sounds like a dodgy shifty agent.

[Pineau]

Yes I am furious about the painting, the leak and most of all the agent not answering my question about who exactly is living there.
My friends are visiting the house at 4 pm today so am waiting to hear what she will have to say.

[Masketti]

What did your friends see Pineau?

[Pineau]

Just getting pics now.

[hotdiggedy]

Counting toothbrushes? If you could the amount in my toothbrush holder you would assume I had 3 times as many people living here as I actually do. We seem to accumulate them from overnight stays etc.

[AbyssinianBanana]

They haven't served them notice!!! In fact they've encourages them to stay on a rolling contract for fucks sake!! You need to send a notice yourself by registered mail - either overseas or via local friend - do not trust this agency.

Also on a rolling contract the landlord must give 2 month notice and tenant only one.

If they refuse to leave, another 3-4 months via courts to evict them.