Tenant sent the builder home!

[Ilovemychocolate]

I am a landlord, and rent a house out to a young couple.
There is some urgent work that needs doing to it, so I arranged for a builder to attend the property yesterday and today to carry out the work, at my expense obviously.
At lunchtime the tenant sent the builder home, as her cat had escaped and she said the cat wouldn’t return if the builder was in the house, he was plastering so hardly creating a huge amount of noise.
Not withstanding that her original tenancy agreement stipulated no pets, (which I overlooked as she is very pet orientated) am I being unreasonable to ask her to pay for the builder when he has to return next week to finish the work?
She didn’t phone me first to check if it was ok to send him home, I called her when I found out she had, and she swore at me, saying she didn’t give a fuck about the building work, she was more concerned about finding her cat.
I am bloody livid right now, the work should be finished by now, and now I’ve got to stump up another £250 for an extra day!
And before anyone piles on, yes I have a cat, yes I get she was upset, and yes I know the rules about pets have changed since May 1st.

If you want the house to be your home, move in. It is her home, she can send you away and anyone else on the planet for any reason she damn well pleases.

I am not even saying that the cost issue isnt a real thing. But for all the posturing that you know better, this statement suggests differently.

OP needs to employ a letting agent as she’s clearly no idea what she’s doing.

It depends what was in the rental agreement because legally if it’s in the contract that the tenant cannot prevent the landlord and his/her agent undertaking essential repairs.

OP cannot fine the tenant for this unreasonable behaviour, the rent payment is legally fixed by the contract.

OP cannot legally end the tenancy on those grounds.

A lesson learned- serve another notice informing the tenant that repairs will be completed on a set date and she does not have the legal right on any grounds to not comply otherwise the repairs will not be undertaken.

Then read the Rental Rights Act which has just come into force

Are you that desperate to keep her? Its a sellers market for tenants now isnt it? I am down to one studio in a big managed complex so not up with the rule changes. If this was me I would be giving her notice and taking the builder cost out of the deposit, as well as what you'll need to fix the floors. Am not up on the new pet rules- how do they cover damage ( if they do at all)?
She clearly thinks she can ride roughshod over tenancy rules.

Uhm. She’s in breach of contract, why have you not served her notice?

You are going to have to start drawing a line in the sand. If you said the contract said no animals and then you allowed a rabbit / a cat and now two dogs, her menagerie will only grow

You might want to actually read the OP’s posts.
She is going to ask the tenant if she will pay the money but knows she can’t enforce it.

Oh my god, you really just don’t give up do you?
I am so so sorry that you have nothing better to do with your time than CONTINUALLY comment on this thread, as I’ve said to you already, I don’t need your faux concern, and your “advise”.
Are you a landlord yourself? I would love to know, as you are so desperate to impart your wisdom and knowledge, you must have been doing it for years, yes?
And please don’t worry about my financial position, I make thousands of pounds in profit from both my properties every year, repair costs won’t be an issue.

Exactly. I've had to do it myself countless times. Previously as a private tenant, now as a HA tenant, I always have to ensure my cat is secure if there are any works going on. In my home now its usually only during the annual gas check, but she still goes into a secure room. Just to add as well having looked at some of the recent comments since I last commented, having had a previous private landlord who I had to fight for essential repairs, I'm annoyed at some of the criticism the OP has received just for initially trying to BE a landlord and get these repairs done. The tenant OP has is obviously entitled and irresponsible- not the OP. Perhaps the OP has been lenient in the past with the pets, however, seems to me it was pets in, landlord found out after. Hardly the OPs fault. Now damage has also been caused by said additional unauthorised pets yet still OP is getting a hard time. So many people have to deal with bad landlords yet heres one trying to do the right thing and hey ho still can't win.

News flash, It’s a public forum. I can comment as much as I like on as many threads as I like. Sorry if that disappoints you but here’s the thing - appearing so clueless after 30 years in the game, you’re going to get a lot of comments because people are so incredulous. Yes, I’m a landlord and frankly I’m flabbergasted by your being such a pushover. She must be laughing at you. Renting property is a business. You’re not her friend or therapist. Again, she’s treating you the way you’ve allowed her to treat you. I would say be annoyed at her not me, but to be perfectly honest this whole charade is more down to yourself. You clearly don’t know what you’re doing and it shows.

God you are absolutely hilarious!!!!🤣🤣🤣🤣🤣🤣
Imagine being so invested that you are STILL here 🤣🤣🤣🤣🤣
You aren’t a landlord dear, your comments up thread about tenant contacting the council displayed your ignorance absolutely.
Now you have a lovely day, maybe find yourself a hobby?

The tenant can contact the council about issues with a private landlord though. They have private tenancy liaison officers as part of homelessness prevention.
Sorry OP you might not like that poster but they weren't the one 'displaying their ignorance' with that advice.

Why do you KEEP feeding that poster?! They are like a petulant toddler and you giving them attention is getting really annoying.

All we want to know is what you have said to the tenant and what her reply is!

You don't sound much more knowledgeable then most landlords.

She can say no to anyone coming on any date always. Her rights to the quiet enjoyment of the house overrule everything.

If she complained about repairs it wouldn't go anywhere if attempts to get dates were repeatedly refused as long as attempts continued. But she can refuse. Emergency replies could potentially be forced, but getting proper advice about that side and what to do is essential.

And she can change her mind and throw anyone out of her home if things change, the suggestion she can't is amusing from someone complaining another landlord doesn't have a clue.

I’m sorry I’m annoying you, it is my post though 🤣

Yes she's unreasonable and a CF but good luck with trying to get her to cough up..landlords seem to have no rights anymore

Anyway, the tenant has called me and apologised profusely for swearing, she said she was worried about the cat…who is now home.
She has agreed to pay the extra £250.

I'm shocked you didn't give her notice. She's in violation of the lease.

You’ve still not answered, why, after breaching her contract multiple times and also now swearing at you, that you haven’t booted her out yet.
what does this woman have on you? 😂😂

Other than the fact it would be illegal?

That is good news.

Well thank god the OP hasn’t as it would be illegal and she seems to know that

However annoying the tenant has been, a breach of the initial contract isn't legal grounds to evict under the new laws. Even if the OP were too succeed it would cost thousands, and she would be limited on when she could legally relet the property.
If the tenant has apologised and the worst the landlord is dealing with is replacing flooring at the end of the tenancy at some point, that's not bad in the grand scheme of things

Edit, I meant to quote @Blades2 !

Uhm. Once you follow the right legal paths and hurdles, yes you absolutely can end a tenancy for multiple contract breaches. Which should have been started long ago.

As that would be, as others have already answered, illegal.
Tenancy rules changed on May 1st.