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.

[MadinMarch]

I wouldn't worry about the alleged 'harassment' at all. You were just trying to contact anyone who may be able to help locate them.
I think you had them worried by that phone call and don't want their awful behaviour known, so they thought they'd try to intimidate you with the harassment accusation.

[rebecca102]

I'd just forget about it and move on, they aren't worth the stress. As annoying as it would be to lose the money they owe its sounds like they won't pay up and could end up costing you even more money. They are obviously ferals with no morals. 8 kids between them living all together.. hmm

[Bluebells25]

Thank you all so much. It seems that I have been fooled by some professional scammers. Taking them to court might not get me my money but at least they would know I won’t just let them get away easily. After researching some more, I find that there are agencies that trace ex tenants. But a huge lesson learnt and never going to rent again. Thinking of sorting the house and putting it back on the market.

[Bluebells25]

@MadinMarch That’s what it is I think. There mush have created this image of really nice people with the referees and obviously didn’t want them to know their truth.

[Teacuplady86]

Change the locks. Sorry you’ve gone through this.

I’m looking at somewhere to rent (I want to move away!) and we’ll have to rent our house out. I’d be so upset and stressed if this happened to us.

[TheGlitterFairy]

I’d write it off as a terrible experience and be thankful they’re out of your house.

[pigsDOfly]

@Bluebells25 There are good tenants out there.

After by own bad experiences I was thinking of selling - as I said in my pp, I've had a couple of awful tenants - although I really needed the income from the house so decided to try one last time.

And it turned out the right thing to do. The previous two tenants and the current ones are lovely. They really take care of the house and treat it as they would treat any house they owned. And absolutely no delays on the rent.

Bigger houses are more difficult to let to families but as pp suggested it might be an idea to let it out as individual rooms if you decide not to sell.

[LIZS]

Bigger houses are more difficult to let to families but as pp suggested it might be an idea to let it out as individual rooms if you decide not to sell.

But then it would become an hmo with its own set of statutory requirements and separate tenancies. Would also not help wear and tear and likely more cars to disturb neighbours.

[Bluebells25]

I think au am done with being a landlord; probably don’t have what it takes to be one. It just seems so unfair that these tenants have breached the contract with impunity whereas I who has complied in every way is the one being messed about. Agents have maintained that as landlord, any attempt on my part to contact the ex tenants can be construed as harassment. It seems from reading people’s opinion here that I might not be able to recover my money. But taking them to court/CCJ might at least give me some peace.

[Teacuplady86]

How long is the average tenancy?

Clutching at straws for good news about the shitty tenants a few doors down from me. They’ve been there for 2 years.

[LIZS]

What would your ll insurance cover in way of damage and missed rent, and after what stage? Do you need to take them to court first. Most of what you have cited sounds like cleaning would resolve apart from the theft. Many people leave the oven for a professional to sort out.

[B1rdbra1n]

Your best bet is probably to sell the place Bluebell?
(before property prices really drop😳)
These people sound like trouble, if you pursue them you will be 'troubling trouble' .... Might not end well?

[Bluebells25]

@LIZS the house needs carpets changed and a deep clean before it can be put back on the market. Worried about the cigarette smoke smell though. No buyer will want to buy a house reeking of it. My landlord insurance does not cover the rent but will have to check about damages and theft.

[Bluebells25]

@B1rdbra1n Seems that way. Right now I am so angry, I am finding it difficult to let them off so easily.😬

[rwalker]

You've had a lucky escape any tenet can just refused to pay rent eviction at you cost take forever and to presume them for damage and lost rent is generally a nonstarter and cost a fortune you are unlikely to recover,
This is why decent people struggle to be LL as they have very little protection .