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Hello All.
We were private renting a property via a Letting Agent (LA) from July 2013 till June 2015, first 6 months was contracted, then this expired no other paper work was signed or agreed with, so assumed this went on to a rolling month by month. We have never missed a days rent and have had regular inspections every 3 months where by the LE at no point was there any issues raised or points of concern mentioned in how we managed and maintained the condition of the property.
Our deposit was £800 + £750 Rent Upfront.
At the very end of May 2015 we were issued a section 21 notice, advising us the Landlord as taking ownership of property this would take effect on the 29th July 2015 and we would have to vacate by 12 Noon. basically making us homeless. Due to our naivety and lack of knowledge on housing regulations (We have since learned what Section 21 actually means.) and more so in the way this section 21 was conveyed to us, we assumed that we were being evicted. It was made clear to us that it would be ideal if we left sooner rather than later.
Our monthly rent is taken on the first of each month, due to my wife finding out she was pregnant and myself suffering from a long term disabling medical condition which means i struggle to walk or bare any weight through my legs we panicked and found a new property that weekend. Due to Section 21 being issued on the weekend, the we called the LA up on the very first business day which was the 1st of June 2015 to confirmed verbally our intention to move and then we handed posted a letter through the office letter box that evening confirming that our last day in the existing property will be the 30th June.
We then proceeded to sort the house out, and handed keys in on the 22nd June. We heard nothing for 2 or three weeks when we got a phone call explaining that rent had not been paid for July and that we owe the rent. We tried to explain the above and LA denied ever receiving said letter.
LA claims that we broke contract by not giving due notice, and that they were not happy with the general state of the property. After much trouble, with LA not remembering to bring the keys and a wasted journey to the local LA office to collect them, The LA gave us access to the property in the last week of July where we made good our remedial work. We held the keys for a single week or less than 7 days during July 2015.
On the 29th of July the LA performed a final inspection and issued us via email a list of problems and issues reflecting to both the condition of the property and non payment of Julys rent, this list is extensive and has taken us by complete surprise, I have agreed with some points within this list and offered to pay for a cleaning company to go in that weekend 30th/31st to remedy the items that I agree are not up to standard. However LE refused our offer as they have moved new Tenants in on the 30th/31st (who work for the Landlords business) and subsequently refused us access to resolve the issues.
LA is now trying to claim from the DPS the full deposit of £800 which includes over £300 for cleaning alone, when the only rooms stated in the inspection where the bathroom and Kitchen where by I have an unofficial quote from a local cleaning company of £60-80 . The LA they have ordered us to pay for replacement stairs and landing carpet. due to Pet damage. Although we did sign a pet amendment, the pets have not caused the damage, and in our opinion and this is a case of general wear and tear. The LA is ignoring the original Inventory for the property where it clearly states the carpets where worn to the walkway amungest other recored issues. On all matters that require a contractor to be hired we request 2-3 quotes. The have provided only one quotation, we asked for 2-3 if possible as we are being refused access to the property. LA has refused to supply. We then requested from the LA the receipt and date the carpet was initially laid, which the LA/Landlord again refused to supply. We are looking at a bill for around £300 on this alone, including costs for underlay and painting stair case.
They have also stated that we had access to the property for the entire month of July and these issues, which where not raised before the 29th should have been resolved before then, this again is not true. As stated above. This list provided on the 29th also includes issues which where contained within the original Inventory provided by the LA to us, and, our original amendment to it when we moved in.
The LA is expecting us to pay for issues previous to our tenancy which are recorded in the inventory.
The LA has been very underhand, in the quotation they priced up other things to be done in the property that where not part of the final inspection. Such as painting the bathroom Ceiling White, Glossing the staircase. When I challenged them on this for the costs involved, they simply removed the items but did not adjust the quotation or provide a new one.
We as a tenant at every juncture have offered to resolve any problems or issues, but no matter what we have done its simply not good enough. We are now on step2 of the DPS claim, and the LA have sent an email today attached with a filled in N1CPC Claim Form threatening us, unless we pay in full by tonight. 10 Aug 2015. They will post Claim for to the courts first thing. My self and my wife are sick with worry. we have been private renting for over 12 years and have glowing references from previous LA. We are beside ourself with worry, and simply cannot afford to pay the monies, loose the full deposit then find £750 rent of have a CCJ again our names. Really dont know where to turn or what to do.
We as tenants have been naive and foolish with our trust, we have made mistakes and we take responsibility for those, we have offerd to meet the costs in a fair and reasonable way, but feel that ultimately the LA/Landlord are trying to better the property at our expense. In addition to the above, I appreciate it the landlords property and he can do as he sees fit, however to be evicted under section 21 to allow migrant workers to take tenancy the day we were technically forced out is morally objectionable. We have since found out from neighbors and I appreciate pure speculation, this whole horrid scenario was repeated with the previous tenants before us.
Any help would be greatly appreciated.
Regards
Geoff
We were private renting a property via a Letting Agent (LA) from July 2013 till June 2015, first 6 months was contracted, then this expired no other paper work was signed or agreed with, so assumed this went on to a rolling month by month. We have never missed a days rent and have had regular inspections every 3 months where by the LE at no point was there any issues raised or points of concern mentioned in how we managed and maintained the condition of the property.
Our deposit was £800 + £750 Rent Upfront.
At the very end of May 2015 we were issued a section 21 notice, advising us the Landlord as taking ownership of property this would take effect on the 29th July 2015 and we would have to vacate by 12 Noon. basically making us homeless. Due to our naivety and lack of knowledge on housing regulations (We have since learned what Section 21 actually means.) and more so in the way this section 21 was conveyed to us, we assumed that we were being evicted. It was made clear to us that it would be ideal if we left sooner rather than later.
Our monthly rent is taken on the first of each month, due to my wife finding out she was pregnant and myself suffering from a long term disabling medical condition which means i struggle to walk or bare any weight through my legs we panicked and found a new property that weekend. Due to Section 21 being issued on the weekend, the we called the LA up on the very first business day which was the 1st of June 2015 to confirmed verbally our intention to move and then we handed posted a letter through the office letter box that evening confirming that our last day in the existing property will be the 30th June.
We then proceeded to sort the house out, and handed keys in on the 22nd June. We heard nothing for 2 or three weeks when we got a phone call explaining that rent had not been paid for July and that we owe the rent. We tried to explain the above and LA denied ever receiving said letter.
LA claims that we broke contract by not giving due notice, and that they were not happy with the general state of the property. After much trouble, with LA not remembering to bring the keys and a wasted journey to the local LA office to collect them, The LA gave us access to the property in the last week of July where we made good our remedial work. We held the keys for a single week or less than 7 days during July 2015.
On the 29th of July the LA performed a final inspection and issued us via email a list of problems and issues reflecting to both the condition of the property and non payment of Julys rent, this list is extensive and has taken us by complete surprise, I have agreed with some points within this list and offered to pay for a cleaning company to go in that weekend 30th/31st to remedy the items that I agree are not up to standard. However LE refused our offer as they have moved new Tenants in on the 30th/31st (who work for the Landlords business) and subsequently refused us access to resolve the issues.
LA is now trying to claim from the DPS the full deposit of £800 which includes over £300 for cleaning alone, when the only rooms stated in the inspection where the bathroom and Kitchen where by I have an unofficial quote from a local cleaning company of £60-80 . The LA they have ordered us to pay for replacement stairs and landing carpet. due to Pet damage. Although we did sign a pet amendment, the pets have not caused the damage, and in our opinion and this is a case of general wear and tear. The LA is ignoring the original Inventory for the property where it clearly states the carpets where worn to the walkway amungest other recored issues. On all matters that require a contractor to be hired we request 2-3 quotes. The have provided only one quotation, we asked for 2-3 if possible as we are being refused access to the property. LA has refused to supply. We then requested from the LA the receipt and date the carpet was initially laid, which the LA/Landlord again refused to supply. We are looking at a bill for around £300 on this alone, including costs for underlay and painting stair case.
They have also stated that we had access to the property for the entire month of July and these issues, which where not raised before the 29th should have been resolved before then, this again is not true. As stated above. This list provided on the 29th also includes issues which where contained within the original Inventory provided by the LA to us, and, our original amendment to it when we moved in.
The LA is expecting us to pay for issues previous to our tenancy which are recorded in the inventory.
The LA has been very underhand, in the quotation they priced up other things to be done in the property that where not part of the final inspection. Such as painting the bathroom Ceiling White, Glossing the staircase. When I challenged them on this for the costs involved, they simply removed the items but did not adjust the quotation or provide a new one.
We as a tenant at every juncture have offered to resolve any problems or issues, but no matter what we have done its simply not good enough. We are now on step2 of the DPS claim, and the LA have sent an email today attached with a filled in N1CPC Claim Form threatening us, unless we pay in full by tonight. 10 Aug 2015. They will post Claim for to the courts first thing. My self and my wife are sick with worry. we have been private renting for over 12 years and have glowing references from previous LA. We are beside ourself with worry, and simply cannot afford to pay the monies, loose the full deposit then find £750 rent of have a CCJ again our names. Really dont know where to turn or what to do.
We as tenants have been naive and foolish with our trust, we have made mistakes and we take responsibility for those, we have offerd to meet the costs in a fair and reasonable way, but feel that ultimately the LA/Landlord are trying to better the property at our expense. In addition to the above, I appreciate it the landlords property and he can do as he sees fit, however to be evicted under section 21 to allow migrant workers to take tenancy the day we were technically forced out is morally objectionable. We have since found out from neighbors and I appreciate pure speculation, this whole horrid scenario was repeated with the previous tenants before us.
Any help would be greatly appreciated.
Regards
Geoff
)
) 
xx
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