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AIBU?

Share your dilemmas and get honest opinions from other Mumsnetters.

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:
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.

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?

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.

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!

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.

Cheffymcchef · 28/05/2025 18:03

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

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!!

ChocolateGanache · 28/05/2025 18:13

Why are you suing her?

fffiona · 28/05/2025 18:16

Sorry wrong thread

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.

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!

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!!

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 18:49

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. 💝

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?

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

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

QuaintShaker · 28/05/2025 18:55

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

I disagree. The fact that legal fees are generally not recoverable in Small Claims is specifically intended to encourage litigants-in-person. This is not a complex matter and a lawyer's fees would likely represent a significant chunk of any award the OP is able to obtain.

Hoppinggreen · 28/05/2025 18:57

Sagegreenduck · 28/05/2025 14:36

You’ve posted about this before? You were advised then that you could only sue for actual loss so wouldn’t get the whole six months and you would likely damage the credibility of your claim if you did?

I remember that.
I doubt you will get the outcome you want OP but hopefully it won't cost you loads

QuaintShaker · 28/05/2025 18:58

Hoppinggreen · 28/05/2025 18:55

I would agree

Show quote history

Why would the OP have to pay a solicitor when she's self-representing? Very odd comment.

Moonlightexpress · 28/05/2025 19:01

mathanxiety · 28/05/2025 14:42

You need to hire a solicitor, OP.

Representing yourself is stupid.

It will likely be a small claims court and the cost of legal representation would probably outweigh the cost of your claim so not sure where you got this 'representing yourself is stupid' nonsense. If there's clear breach of law and contract and bearing in mind revenge evictions are against the law, then representation of yourself isnt stupid. Op can even get free advice from shelter who will know the exact laws.

summerscomingsoon · 28/05/2025 19:04

QuaintShaker · 28/05/2025 18:58

Why would the OP have to pay a solicitor when she's self-representing? Very odd comment.

Show quote history

Because she isn't a lawyer has no experience in court. She has no idea what she is doing. A suggestion she gets a solicitor is a good one and might help her get a more favourable outcome

Original poster
JustWowser · 28/05/2025 19:27

Just read through the defence again and she’s saying she has no experience of having legal action taken against her so has had to research it herself and this has greatly exacerbated her stress and anxiety symptoms since caused by having to give her address.

Also she is of course an accidental landlord with no experience of being a landlord.

As if that’s a defence!

If this is not a case for landlord regulation I don’t know what is.

OP posts:
ChampagneLassie · 28/05/2025 19:29

Good on you taking her on, there are so many awful landlords exploiting people. Good luck

QuaintShaker · 28/05/2025 19:38

summerscomingsoon · 28/05/2025 19:04

Because she isn't a lawyer has no experience in court. She has no idea what she is doing. A suggestion she gets a solicitor is a good one and might help her get a more favourable outcome

Show quote history

Whether you think she should retain counsel or not, she isn't. It sounds like the Landlord hasn't either but, even if they did, legal fees are generally not recoverable in Small Claims. Hence the comment "the only winners are the well paid solicitors" being a bad observation in the circumstances.

Would the OP's prospects of success be improved if she retained a solicitor? Yes, probably, but that needs to be offset against the economics of it - legal fees could easily eat up the majority of any damages award. Would you rather a 50% chance at winning £5,000 (without having to pay for a lawyer) or a 70% chance of winning where, win or lose, you will need to pay £3,000 to a lawyer? There no "right" answer, but the OP's choice is entirely reasonable, particularly in a matter that is not legally complex.

It is very typical for parties to self-represent in Small Claims, where the costs rules are specigically designed to discourage use of lawyers.