need to pre-empt tenants from pulling a fast one!
I let out my property in July 2007 through a tenant find - it came up that the tenant was bankrupt,he lost his temper with the credit check people and shouted at them - the agency said not to take them but they were desparate and had a child and one on the way. The only way I would agree to let it to them was if the company he worked for took on the tenancy and paid in three month blocks after which I was happy to go to monthly payments.
I agreed that he could carry out superficial works but to his own pocket. I also stated that when he moved in I would get rid of the cooker that the tenant had left behind or he could take it on if he wished (usually the property is without a cooker - just the hob is there). I have arranged to have the windows re-fitted all double glazed and the door painted and rehinged. He has so far offered to be in for all of this work and I have not had to go.
The cooker stopped working last week and I arranged for an electrician to go and see if it was worth mending. He wrote it off. I asked the tenant if he wanted to buy his own cooker and when he declined I said I would replace it (as the law states) The cooker was ordered on friday (the day the electrician wrote it off) It got delivered this tuesday - but the guy who deliverd it couldn't fit it due to the socket missing at the back and would have to drill a hole in the worktop to get it to the other plug and he had to get a drill. (I didn't know this at the time or I would have re-booked the electrician). I called the electrician (who is very good and reliable usually - I have been using him for 5 years and is good). He said he could do it yesterday or today - I told the tenant to expect him - he was going to call them but didn't. I get a late text today saying that he had not been, so I called and the lady said that a job had over run and they couldn't get there now till Friday. I asked her to speak to the tenant to arrange a time. She then called me back to say that he had given a barrage of abuse and told her to get someone there straight away "no matter what the cost" - obviously she couldn't and was very upset - I apologised to her and smoothed things over as she said she wouldn't send anyone.
In the mean time the windows had been delivered on Friday and the guy did some paperwork on monday then went over to start the windows but ended up finishing a wall off for them - and then today ended up finishing the wall off.
So then the tenant texts me at 5.50p.m to say, "I'm seeing if I can get someone else to do the cooker today its not fair on us and windows could of been fitted today as its been so nice. We don't want to fall out we've been so good and fair you've got to understand we've got kids"
I have tried tocall him back and left a message to say I have accomodated them as best I can - especially with rent being late and job changes, I explained that they had agreed to take on the cooker and I have dealt with that as quickly as possible - I could have arranged for some one else to be at the house to let anyone else in if needed and that I don't appreciate having to deal with the fallout of his temper with someone I have asked to call him. I was very understanding in leaving this message as he wasn't picking up his phone. I have tried to deal with things as quickly as possible and get good people out to fix things.
I just want to know in light of this - how long are tenants expected to wait for things like a cooker to be fitted (they have a hob and microwave working - and had been in a b and b for some months before hand)
Where do I stand if he withholds rent - as I think this is what he is aiming / angling for -can he? on what grounds?
and that as long as he has notice how long is it before I can enter or have someone enter the property (24 hours?) Or do they have to be there - as I could have arranged someone to be there or given keys to the property maintenance people.
Also, what happens if he gets an electrician without my permission or approval?
Also can I still hold the company accountable for the rent seeing as I have not given them a new contract yet in their name?
Kind regards Ellie
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