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.

Well if she had rang me to ask if it was ok to send him away, I would have replied absolutely not!!
But she DIDNT call me, she arbitrarily decided to send him away, in order to find the cat.
So I absolutely will be asking her to send me £250 to cover the extra day, if not I will be asking her to apply in writing for permission to keep two large dogs and a cat in the property, which I will absolutely refuse, as it’s a terraced house with a tiny garden.
And despite many poster’s assumptions about me, I have looked into the legalities of a tenant having pets in a property/ re the new legislation as of May 1st.

Breach of contract re the animals?

How is it a breach of contract when the landlord has allowed it?

Are there other tenants living above or below her? I would ask them if she is causing a noise disturbance to them, with those two big dogs. It's not fair on them especially if they moved in on the understanding that there would be no dogs.

Erm, do you even understand what you said there?

She's in breach of her contract (and there's a huge difference between a rabbit, which presumably lives in a cage, and two large dogs causing actual damage to the floors). So it wouldn't be a "no fault eviction" would it?

And yes, @Ilovemychocolate , I would think it is legal to deduct the extra building cost from her deposit - but make sure you flag it now so that she knows you are going to do it. Keep copies of emails, etc.

Heck she's probably got an iguana under the bed and a crocodile in the bath at this stage...

Thanks for the laugh @Arlanymor.

OP, I feel for you, you sound like a lovely landlord/lady.

Though I don't understand if you specified no pets you let it get to her having a cat, 2 dogs and fucking up the wooden floors, while telling the - probably lovely - handyman to basically f. off. Nasty person she is.

Wishing you strength dealing with it all.

Well yes, I've read the OP where you said the tenant sent the builder home, the follow up that you weren't around because you work and that your builder is a nice man, and the rest of your posts complaining about the tenant taking the mick.
None of that explains why your builder took instructions from the tenant, or why you didn't supervise the job, either in person or from a distance but checking up so you could get involved before you'd lost money?

The rest of your posts listing why you think the tenant is irresponsible - which I understand, they are taking liberties - helps any more to explain why you arranged for the work to be done without keeping an eye on the situation to ensure it went ahead. As I said, this situation is unusual, but it's not unusual for unreliable tenants not to be in, or ask for extra bits of work to be done etc, which is why you need to be on it. And if you have a good relationship with your builder it seems pretty weird they just downed tools and took the rest of the day off at your tenants say so. How long was it between the tenant contacting you to say there was an issue and you getting back to them - presumably long enough for your builder to have gone home for the day?

I'm sorry, @Ilovemychocolate but I think this is another example of you being too nice.
The builder should defo have checked with you before leaving. Offer to pay him half - after all he did have the afternoon off :-)

Sell the house. Kick the fucker and her critters out. Keep her deposit to repair the floor.

Here, sorted it for you ))

You see your comprehension skills are lacking here…the tenant did not contact me to say there was a problem re the cat/builder…and I would absolutely love you to suggest how I manage to do my full time job, and also be present at the tenants house to “supervise the work”
please, let me know how to do that, fascinated in your solution!

I am wondering if this tenant is my antisocial as fuck nightmare neighbour with two massive horrible dogs, half a dozen cats and godknowswhatelse with a front and back garden full of rubbish, who drives and parks like an arsehole and has pissed everyone on the street off. If this sounds familiar then please do sell up OP. The rest of us will be relieved.

If only it were that simple….the wonderful new laws to protect tenants came in on May 1st… to evict now, it’s non payment of rent, you selling the property, or planning to move back into it.
Yay Labour government!

Thanks luv…I did post earlier…at the time I found out about the bloody menagerie, my dd had attempted suicide (she’s doing better now) so my eye was a bit off the ball, so to speak!

Take annual leave or flex, you know like normal people do when they have a commitment? Whether that's to deal with tradies at our homes, or because we have a second job, which being a landlord is?

And as I've said - why on earth was the builder taking directions from your tenant? If no one contacted you, that's partly on the builder. Just like if they had the issue of the tenant being out, they ring you and let you know and wait around a reasonable amount of time (ie time for you to get over with a key if necessary) It's bonkers that your builder accepted that from the tenant and didn't contact you, they're taking the piss.

Why do you think it's your tenants responsibility to supervise your building work - what if they were out of work themselves, do you expect them to take time off to do it?

Well she is in breach of contract by keeping multiple pets that are destroying your property? Or put it on the market to sell, as you have said. I'm sure if there's will there's way.

I do think the new rules are good though - having been a renter myself in the past and ending up homeless for a month with a 3yo thanks to my landlord's whim.

Technically, its renters home so they can stop people coming round etc if they feel like it. Not saying it was a reasonable thing to do, considering OP has to pay extra money now.

I don't understand why you having such a hard time here, you haven't done anything wrong.
You were considerate enough to turn the blind eye re pets.
When I was renting many moons ago it was not easy to find a landlord who would allow pets.
I know you didn't strictly allow but you know what I mean. I'm sure if she asked...

I have 2 indoor cats and they are pain when it comes to pretty much anything. I can't have any tradesman over, selling any of my previous properties was always a pain because I can't have estate agents around to do viewings etc.
It's a pain but I work around it.
The difference is I own my house, she doesn't so should've been smarter about it.

I don't think you will convince her to pay you back, you can probably recover it if you raise the rent (I don't know the new regs but I'm sure it much be possible).
She's basically stupid and did herself a huge disservice. She will either pay more rent or have to move out, if you decide to sell (I wouldn't blame you). But like someone said, good will between the two of you is gone.

I think some people just have a very skewed view of landlords, some are dodgy, many are not. But I guess people will be happy when all small/accidental landlords will exist the market and BlackRock will buy the properties for a song and put the rents up.

@localnotail I genuinely wouldn't know if the renter has rights to decline for non emergency work if it was pre booked and agreed (I know they could decline initial permission) Quite simply though, a tenant isn't ever going to be as invested in work being done on a property they're renting, as they get the inconvenience of having people round, usually without any say of what's done, or in what way, and seeing minimal benefit unless it's to fix something that was causing them an issue.
That's the reason that landlords need to keep an eye on things, as I said the more common issue is just that a tenant will be getting on with their life and won't sit in waiting for a tradie to turn up (especially as tradies aren't usually the most reliable for coming when they said they would, though appreciate the OP hasn't said that's an issue here - I had one LL who was incredulous I couldn't take multiple days off work to wait for an electrician, ironically I worked shifts and he didn't work at all)

Honestly I can’t be arsed to answer your numerous questions…I’ve been a landlord for 30 years, had countless workmen to my houses to deal with numerous issues, never had to be on site to “supervise” it.
I am a childminder, I just take two days off and leave my multiple families with no childcare to watch workmen work?!
I take it you are not a landlord?!

@Ilovemychocolate I think you are getting a rough ride off some here.

I don’t think you are being unreasonable here at all. In fact you sound quite tolerant in regard to the growing pet collection.

The tenant originally asked for permission for one rabbit. She then added a cat and two large dogs without permission, which is already well outside what was agreed. Pets are her responsibility to manage, especially when she’s chosen to have more than the tenancy allowed.

The plastering visit was arranged two weeks in advance and the tenant agreed to the date. The plasterer turned up, started the job, and the tenant sent him without speaking to the you, because her house cat got out. You had no reason to believe personal attendance was required. The actions were the tenants choice, but it doesn’t make you, the landlord, liable for the £250 wasted visit. It’s no different from refusing access on the day, the tenant caused the failed appointment, so the cost sits with her.

I think you need to take it out of her deposit at the end and to do that you need to have documentation because deposit schemes love documentation:

• The invoice for the wasted visit
• The message trail showing the tenant agreed to the date
• A note of why the plasterer was turned away

As for the flooring: if the dogs have damaged it, that’s not “wear and tear”, and it’s certainly not the landlord’s problem given the dogs weren’t authorised in the first place. As long as there’s a proper check‑in inventory with photos, and the damage is documented at check‑out, the landlord can deduct the proportionate repair/replacement cost from the deposit at the end of the tenancy.

So yes, I think its reasonable that the plasterer’s wasted visit and any flooring damage can be taken from the deposit when the tenancy ends, provided you keep the evidence. That’s exactly what the deposit is for: putting right tenant‑caused damage and losses.

In fairness though, I think you need to tell the tenant now, in writing with something along the following lines:

"Just to confirm, the £250 wasted plasterer visit will be charged to you at the end of the tenancy, as the appointment was agreed in advance and you ejected the plasterer on the day without recourse to me.

I also need to note that the flooring damage caused by the dogs will be assessed at check‑out and any repair costs will be deducted from the deposit. The tenancy only permitted one rabbit, so the additional pets (which you have not formally advised me, as your landlord, about and resulting damage are your responsibility.”

So much vitriol against landlords on here for some reason OP.

You sound like a kind, considerate LL. No way I would have allowed the pets.

Hope you’re able to sell and get her out of your hair. It’s not worth letting properties nowadays.

There is a damp issue in the house, which I obviously need to resolve.
This was exacerbated by the tenants storing huge amount of rubbish in the cellar, which the builder offered to remove for a ridiculously low price.
I am a decent landlord who will always attempt to resolve issues as they arise, but I do work full time as a childminder, and both the tenants were off work on the days the builder was contracted to do the work.
This was clearly for the tenants benefit, I would not expect/ want them to live with damp in the house.

I'm not a landlord, because I have a job that requires my full time attention. Being a landlord is having a second job. I would totally understand why anyone wouldn't want to do it, but doing so and thinking it doesn't take time and commitment seems naive at best and arrogant at worst. At the very least if you don't want to deal with the commitments you should have an agency manage the property for you who would deal with things like this. If you want to get the profit without expecting to get any work for it, or to pay anyone to do the work on your behalf, I don't have much sympathy. If you haven't been required to take time out of your main job before, that's luck not judgment - being a landlord, a good landlord, requires time, not just owning a property. It probably would be best if you can look at a plan to pass the property on if you're not prepared to actually manage it.

And just to be clear, as I understand you're feeling defensive because youre getting a tough time here, I do think your tenant has been taking mick. But it also seems like you've been too passive about that, and keeping some boundaries and actively managing the situation (eg putting in writing about the pets, requesting insurance/additional deposit) would have been better for both you and the tenant. Being a friend to the tenant doesn't help anyone when by nature of the relationship there's such a power imbalance.

Your condescending reply shows me exactly who you are…well done!
I have provided homes for multiple families over the last 30 years, whilst also raising my dd as a single parent, running my own business, and cracking on with my life.
But you go girl! 😁😁😁

@Ilovemychocolate nice deflection. I don't know why you need to list your achievements, I don't care about putting anyone down, just the reality is being a landlord involves work and if you don't want to do that (which is entirely reasonable, especially given how the rental market has changed) you should rethink rather than being a passive landlord and being surprised when it doesn't work out.