Questions Thread

[FoyleFox]

I'd recommend joining a Web forum called Property118.com. it allows you to post questions and lots of the members either have many years of knowledge or legal knowledge. You'd get up to date info and/or links to advise on the legal necessities. 

Unfortunately, ending a tenancy isn't as straightforward as it sounds, and this is especially true if the tenant objects. You need a world of paperwork and copies of appropriate certificates issued, if that happens and you need a court order. 

One important question, who has the deposit, is it protected and do you have proof of the prescribed information from it being lodged? 

Edited 27 January by FoyleFox

[jgtuk]

32 minutes ago, FoyleFox said:

I'd recommend joining a Web forum called Property118.com. it allows you to post questions and lots of the members either have many years of knowledge or legal knowledge. You'd get up to date info and/or links to advise on the legal necessities. 

Unfortunately, ending a tenancy isn't as straightforward as it sounds, and this is especially true if the tenant objects. You need a world of paperwork and copies of appropriate certificates issued, if that happens and you need a court order. 

One important question, who has the deposit, is it protected and do you have proof of the prescribed information from it being lodged? 

It appears he was a very laid back landlord unfortunately. I’ve found evidence of a deposit being paid but no record of who’s holding it. I’ve called the main deposit holding companies but no records exist linked to that property. I’ve got gas certs and a contract. 
The tenant is an extremely nice person and very understanding - also appreciates the fact he’s been allowed to pay low rent for 3+ years… 

I’m going to see him on Thursday armed with paperwork to see if we can find a solution. 
I just hope he doesn’t smell easy money.

[FoyleFox]

7 hours ago, jgtuk said:

It appears he was a very laid back landlord unfortunately. I’ve found evidence of a deposit being paid but no record of who’s holding it. I’ve called the main deposit holding companies but no records exist linked to that property. I’ve got gas certs and a contract. 
The tenant is an extremely nice person and very understanding - also appreciates the fact he’s been allowed to pay low rent for 3+ years… 

I’m going to see him on Thursday armed with paperwork to see if we can find a solution. 
I just hope he doesn’t smell easy money.

In the circumstances, it wouldn't be unreasonable to ask the tenant to see all of their paperwork, say you're still sorting everything out and, hope there's a copy of the deposit protection prescribed information. If the deposit isn't protected, that makes eviction more awkward or, at least the process is different. Good luck for Thursday. 

[jgtuk]

2 hours ago, FoyleFox said:

In the circumstances, it wouldn't be unreasonable to ask the tenant to see all of their paperwork, say you're still sorting everything out and, hope there's a copy of the deposit protection prescribed information. If the deposit isn't protected, that makes eviction more awkward or, at least the process is different. Good luck for Thursday. 

Had a stroke of luck this morning, tenant called and said he wanted to give me 1 months notice to leave the property… 

He’s apparently found alternative housing and wants to move asap. 
Of course, I’m delighted as it saves me from (a) having a horrible job to do and (b) trying to get around the missing paperwork. 
2024 was a terrible year for me and my family, still a few major problems to negotiate with regards to an ongoing injury claim against me but fingers crossed 2025 will be better. 
(and we don’t get relegated) 

[FoxesDeb]

51 minutes ago, jgtuk said:

Had a stroke of luck this morning, tenant called and said he wanted to give me 1 months notice to leave the property… 

He’s apparently found alternative housing and wants to move asap. 
Of course, I’m delighted as it saves me from (a) having a horrible job to do and (b) trying to get around the missing paperwork. 
2024 was a terrible year for me and my family, still a few major problems to negotiate with regards to an ongoing injury claim against me but fingers crossed 2025 will be better. 
(and we don’t get relegated) 

How are things going with the claim?

[jgtuk]

9 minutes ago, FoxesDeb said:

How are things going with the claim?

Thanks for asking. 
We’ve done everything we can to dissuade action from the claimant by aggressively denying any responsibility and pushing him towards the company that subcontracted him. 
It’s in their hands now but they have until April 13th 2026 to build a case and counter our defence. 
Our Solicitor is 50/50 on the outcome. 
It’s already cost us a few thousand in solicitor/barrister and private investigator fees which we’ll never get back but we’re hoping it’s an investment. 
The emotional damage has been huge though, my Wife no longer wants to live in this house which for me is heartbreaking as it’s a one in a million place, so we’re looking to move to another area, nearer to my children/grandchildren. 
Tough times but have to make the best of it and try to move on. 
There will be a few corks popping on April 13 2026 if everything goes to plan. 

[goody2028]

Anyone ever had any luck with delay repay EMR claims? 

[StanSP]

On 27/01/2025 at 14:31, ajthefox said:

I don't know too much but it's worth being aware of the Renters Bill which would change potential terms for an eviction or make a sale less appealing for another landlord for the same reason. I imagine it's a few more months for that to pass but I've no idea how long this typically takes and from memory I think there is some opposition to parts of it at the very least.

 

https://bills.parliament.uk/bills/3764

 

This mentions a Section 21 which it seems you'll need for an eviction.

https://www.rollits.com/news/blog/no-fault-evictions-set-to-come-an-end-in-2025/

Section 21s are going to be stopped under this government. Rules are likely to come in in April so you've probably missed the boat on being able to serve it and then act on it. 

 

Apparently any active S21s won't be allowed to be relied upon after April/new financial year which is why many would have been served before today (the notice period is 2 months). 

 

@jgtuk sounds like you may need to let the sentimentality of the tenant being nice not override what you need to do as the new landlords?

[FoyleFox]

Am I the only one who has just noticed that the January transfer window didn't close yesterday? I hadn't realised it closes 3rd Feb.

[HighPeakFox]

2 hours ago, FoyleFox said:

Am I the only one who has just noticed that the January transfer window didn't close yesterday? I hadn't realised it closes 3rd Feb.

I don't think so. 

[jgtuk]

Who else has made decisions based on principles, even though your life would be better had you gone the other way. 
I’m looking at battery backup for my solar array and been offered a very sweet deal on a Tesla wall. 
I declined and am looking at other options but not found anything as good. 
 

[RoboFox]

When did we start saying "cee-oh dot UK" instead of "co dot UK" when reading out .co.uk web addresses?

[foxile5]

Do you think that serial killers aren't killing as much as in the eighties? Or are there still as many but the media aren't reporting it to try and prevent creating the fame that some of them like?

[lcfc278]

23 hours ago, RoboFox said:

When did we start saying "cee-oh dot UK" instead of "co dot UK" when reading out .co.uk web addresses?

I don't think I've ever heard anyone say this? 

[jgtuk]

On 10/02/2025 at 12:06, RoboFox said:

When did we start saying "cee-oh dot UK" instead of "co dot UK" when reading out .co.uk web addresses?

 

23 minutes ago, lcfc278 said:

I don't think I've ever heard anyone say this? 

It's been used for a long time on BBC World Service and other international radio as non English listeners will understand more easily

[Heathrow fox]

23 hours ago, foxile5 said:

Do you think that serial killers aren't killing as much as in the eighties? Or are there still as many but the media aren't reporting it to try and prevent creating the fame that some of them like?

You have to be a bit more imaginative these days,what with all the smart phones and cameras etc.

Inspector Morse would piss a living now.Home and hosed by 11:30am and sat in the pub.Case closed.

[Tommy G]

Anyone had a garden make over done recently? We've got a sloping uphill garden in our new house and trying to work out how much it will cost to level it more, new patio etc. 

 

I know the cost variations will vary due to finish and size but I've heard some horror stories on cost recently. 

[Tommy G]

Anyone used AI note taking for teams meetings? I'm using Fireflies AI note taker and it's pretty good but has some limitations - grateful of any recommendations free or otherwise.  

[Zear0]

31 minutes ago, Tommy G said:

Anyone used AI note taking for teams meetings? I'm using Fireflies AI note taker and it's pretty good but has some limitations - grateful of any recommendations free or otherwise.  

I've been using Gemini within Google Meets for a while and it works pretty flawlessly.  Used to use Co-pilot in Teams that did it even better, but when I downsized the cost of MS made the switch for me.  Zoom's is meant to be decent too but I've not used it personally.

[ajthefox]

Someone has used Otter AI in a few of ours and it seemed to kick out a decent set of minutes. Not sure what it's like to use.

[jgtuk]

So, our tenants moved out on Friday and I went to sort out keys, meter readings and deposit etc. 

The house was immaculate, he had even filled in nail holes where pictures hung and painted them! All of the appliances were cleaned, carpets and curtains look like new and the place looked fantastic. 
Agents in this week for appraisals so hopefully we can offload by the summer. 
The agent said there is a lack of property on the market in that area and these houses sell fairly easily and quickly. 
Lets hope 🤞

[The Year Of The Fox]

Had a letter from Jacob’s Enforcement Agents addressed to my property, but to my former tenant. He owes just shy of £1k for none council tax payment. 
 

It says on the letter ‘Address giving rise to charge’ and then my address. 
 

I’ve emailed them informing them he doesn’t live here any more, and that I don’t have a forwarding address. 
 

Is the debt to the property or to the person? 
 

I had this issue with another house and different tenant, but they were just final council tax demands and hadn’t got to the point of going to an enforcement agent. 
 

Looking at this companies reviews online, I’m not anticipating it being an easy thing to sort. 

[HighPeakFox]

7 minutes ago, The Year Of The Fox said:

Had a letter from Jacob’s Enforcement Agents addressed to my property, but to my former tenant. He owes just shy of £1k for none council tax payment. 
 

It says on the letter ‘Address giving rise to charge’ and then my address. 
 

I’ve emailed them informing them he doesn’t live here any more, and that I don’t have a forwarding address. 
 

Is the debt to the property or to the person? 
 

I had this issue with another house and different tenant, but they were just final council tax demands and hadn’t got to the point of going to an enforcement agent. 
 

Looking at this companies reviews online, I’m not anticipating it being an easy thing to sort. 

I don't know, but I think it changed from address to person at some point, not that the agency will give a crap. How long was he your tenant, and at what point did he leave? 

[The Year Of The Fox]

Just now, HighPeakFox said:

I don't know, but I think it changed from address to person at some point, not that the agency will give a crap. How long was he your tenant, and at what point did he leave? 

He was my tenant for 6 months, and left at the end of September last year. I’ve emailed them telling them as such.
 

Im not TOO fussed, especially if they visit when I’m home (he’s got 7 days to pay £998 before they visit) but I wonder whether they’ll try to gain access if I’m not in and have paid no attention to my email.

[HighPeakFox]

2 minutes ago, The Year Of The Fox said:

He was my tenant for 6 months, and left at the end of September last year. I’ve emailed them telling them as such.
 

Im not TOO fussed, especially if they visit when I’m home (he’s got 7 days to pay £998 before they visit) but I wonder whether they’ll try to gain access if I’m not in and have paid no attention to my email.

I'm surprised you didn't get a forwarding address, but then again I realise he might not have been forthcoming. Is there any way you can call the Agency, try to create a rapport?

 

As for gaining entry to your property, I am pretty sure that they are not allowed to force entry.