Nightmare Tenancy

[Bluebells25]

First time poster. Please pardon my mistakes. I am caught up in a very difficult situation which has completely stressed me out. 8 months back, I rented out my house to a family (mother, her two adult daughters with 8 children between them) I was very worried letting out to such a large family but they were very keen, very polite and produced two personal/character references. I have been a landlord before this, had to rent out because we needed to move due to work and renting ourselves. The very next month tenants rent was overdue by 10 days, same story the next 2 months. Had an inspection if the property by agents in the 3rd month and heartbroken as my beautiful house resembled a junkyard. Got Section 12 notice issued to get property back at the end of 6 months. On receiving inspection report and notice to end Tenancy, tenants sent a long offensive email saying we were in the wrong and the property is really bad. Then Coronavirus hit. We them they could continue to stay until it was safe to move out. Next month rent paid 3 weeks late after much chasing. Then they complained about oil tank leak. Being in the midst of Coronavirus peak, we paid emergency charges to have someone take a look. Had the oil tank changed but took over 3 weeks as contractor was struggling with supply. Tenants paid no rent this month or the next. Again after chasing, paid April’s rent 6 weeks late and then just stopped paying rent all together while coming up with various complaints. Got them issued with Section 8 notice. They have finally left but owe us 2 months rent which according to the agent, they have just refused to pay. Also refused to provide their forwarding address. I called up the two people who had provided personal references. Last evening a man phoned saying he was my tenant’s Manager saying I am harassing my ex tenants and everything I have claimed is a lie and I will be sued for harassment and slander. This person happens to be there close friend as I have seen him at our property whenever we have visited (probably lived there too). I feel that it I who is being harassed by my ex tenants not the other way round. But what is your opinion, AIBU in my actions. Please help with your suggestions. I have lost my sleep and peace of mind completely. Sorry, forgot to mention, they have had no loss of income or any change in their financial position.

[mumwon]

join NRLA best money I ever spent &its tax deductible
they will advise & they have phone line advise - they helped me with an eviction & filling in forms & they will explain the law & correct procedure
They have landlord forums & also do training
Did you get bank references?

[Bluebells25]

@dontdisturbmenow none of the referees work with the tenants. I called them to let them know the truth about people that had given glowing references to. Also hope they might influence the tenants to resolve the issue.

[Bluebells25]

@mumwon I look at at the NRLA. Thanks for the suggestion

[Ellisandra]

Personal character references mean nothing.
Where were the references from previous landlords?
It’s no-one’s fault but theirs that they trashed your house and left owing rent, but honestly - you got off lightly that they’re not still in there trashing it rent free.
It was madness to let to 11 people (in a 5 bed!) without - it seems? - proper references.

Only you know whether small claims would give you more stress, or satisfaction.

[Bluebells25]

@Ellisandra I guess it could have been worse and they would have continued to stay in rent free. The references were taken by the agents who just said it was all fine and refused to share details quoting GDPR. Personal references were provided by the tenants to us directly because we very nervous renting to such a large family.

[LIZS]

If the agent is affiliated to ARLA or NAEA you may want to consider a complaint. It is down to ll to get appropriate id checks done not agent,. including their right to live in UK, so that would trump GDPR concerns. ll responsibilities such as deposit scheme, gas and electricity safety checks, smoke detectors and so on, cannot be delegated to an agent alone.

[Bluebells25]

@LIZS The agents haven’t been helpful really. They are members of ARLA. I am going to look this up. I am really angry that the agents haven’t made much effort to get us the rent.

[User56781234]

Many years ago, I had a similar situation with renters who used every trick in the book, including being verbally abusive and threatening, to attempt to get away with not paying rent arrears and repairs. I was advised by a solicitor that the tenants knew exactly what they were doing and had been very careful to 'pitch' their fraud at a level where it would not be worth taking legal action against them. Given the level of distress and stress that the tenants caused and their refusal to pay up or enter into any mediation, I instructed the solicitor to pursue a claim against them and got CCJs attached to their earnings. I was also awarded a miniscule sum as compensation. I did it with regret but because I was so very angry that I had been 'played'. Later, I found out that these tenants had done the same thing to previous landlords. It may be therapeutic for you to follow this through and I wish you every success in getting back what is owed to you. Good luck.

[Funnyface1]

You were asking for trouble renting a 5 bed house to 11/12 people. I think you should just be glad you managed to get them out with a huge, long fight.

[Bluebells25]

@User56781234 I am seething with rage and so stressed, I am unable to sleep. Positively depressed for being played by these people. We were just so naive to have accepted them at face value. I am inclined towards seeking some sort of legal recourse for peace of mind. Can’t bear to see them laughing after having made a fool of us.

[Bluebells25]

@Funnyface1 I know but only in retrospect. I didn’t imagine that these meek and humble people so desperate to rent my home would turn out to be such devils.

[LIZS]

Have you seen the damage for yourselves , is it really as bad as the report indicated and you think it would cost to rectify? Wear and tear, which is likely to be considerable with that number of residents, cannot really be deducted from the deposit. You will need quotations etc to justify claiming on it.

[jimmyhill]

People like this are just scammers and you will end up getting a ccj for £1 a week for the next 40 years.

Worth being a CCJ recorded though, as these (and bankruptcy) show up on tenancy credit checks, whereas other forms of default do not.

And it will make life difficult for them in the future which they very much deserve.

[Bluebells25]

@Lizs just back from visiting the property. It’s awful. Needs a deep professional clean as the smell of cigarettes is everywhere. Stained carpets, damaged furniture and the dirtiest oven imaginable. Seems they never cleaned anything. Have also taken off with some of our stuff.

[Bluebells25]

@jimmyhill I am inching towards this. Feel terrible for having been taken for a ride.

[Bluebells25]

Seriously, they have not paid rent, messes up the house and did they really have to steal too? Sorry, just ranting......:☹️

[User56781234]

I really do sympathise with your shock and distress but please don't think that you were naïve in taking them on. These people are usually accomplished and practised scammers and they will know every trick in the book to defraud you and others. Playing 'meek and humble' will get them nowhere in court if you have a strong case against them. As a PP pointed out, a CCJ will also deter any other landlord taking them. Please do seek legal advice though before taking any action.

[PerfidiousAlbion]

Why were they desperate OP? What story did they tell you?

[B1rdbra1n]

I think I might resort to voodoo👀

[Bluebells25]

@PerfidiosAlbion They said that the house they were renting at that time was going to be put up for sale and they needed to move quickly and that they were unable to find a large enough house for their family. They just love our house, will look after it like their own home etc. I now have a feeling they were probably being evicted. They certainly look like seasoned scammers come to think of it.

[Bluebells25]

@B1rdbra1n I would too probably if I knew how to. My desire to teach them a lesson is so high, I am worried I might be losing my sanity

[Bluebells25]

You do think, my calling the referees has weakened my case against them? Can my attempts at trying to get the money they owe me, be construed as harassment? Is the manager’s threat against me over the phone not harassment?

[B1rdbra1n]

I wonder if they have other victims and if they do would it be possible to join forces and bring about a joint action?

[DisobedientHamster]

I wouldn't count on getting the money back . Tbh, though, these people had disaster written all over them.

[B1rdbra1n]

I suppose large homes such as the one in question are difficult to let out OP?
Your options would either be a large family or a house share 😖