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It sounds as if you did everything you could as fast as you could, and in the eyes of the law this is all you are expected to do and I suspect if this was taken to court that she would be unable to break the 12 month contract (assuming same contract laws as UK) and thus she would have to pay you the remainder of the 12 months rent.

But likewise I can see that living in a cold house for 4 weeks wouldnt be much fun. So, morally, not allowing her to leave would be harsh.... I'd suggest some sort of negotiaiton and agreement of say one or two months rent.

At the end of the day, however bad you feel about what has happened, you do need to be quite foreceful in these circumstances or you will quickly find yourself out of pocket. 

Hi Thom123,

Rochester NY has the most potential out of all the cities in Western NY. I moved to Rochester from Watford, Hertfordshire, UK in July, 2007 and I'm very optimistic about the housing market's future. I'm optimistic because of three reasons:

1) A high-tech industry is developing to support the city's medical industry, which means more job growth in the future.

2)The new Mayor, Robert J. Duffy, is currently re-building some of the city's rough neighborhoods through his Focused Investment Strategy.

3)Developers are begining to realize the investment potential of a city with three universities, University of Rochester, St. John Fisher College and Rochester Institute of Technology. New student accomodation, hotels and shops are springing up in the 19th Ward, aka Brooks Landing Project.

One more reason to be excitied is that Rochester hardly ever experiences speculative property excess. Capital growth is normally between 3-8% depending on the condition of the market. So while states like California, Nevada, Florida and Arizona are experiencing 20%+ depreciation, Rochester is still at 3%. However all the investment activity I mentioned above could change this over the next 10yrs.

One note of caution is to be very careful about which neighborhood you invest in. Rochester like any other city has bad areas and good areas. Location is often what determines how costly or cheap property management will be in the long term. For more info on Rochester visit http://www.cityofrochester.gov/. I wish you well in all your endeavors.

 Emmanuel

www.XenonREI.com

SunnyS

Sorry I viewed this late but if you are still in need of a roofer please respond.  In the meantime take a look at granatorealtygroup.com or myelmwoodvillage.com for local advice and good information.

City of Buffalo Fines for the following.

1.  House numbers required on all buildings-chapter 109, fine is $52.50.  Numbers must be at least 4 inches in height, easily legible from the center of the street, and in contrasting color to their background.

2.  Upholstered furniture on open porches-chapter 242 section 3, fine is $52.50.  Upholstered furniture may not be located, stored, or used on any porch unless such porch is fully enclosed year-round in such a fashion as to prevent any access to or use of the furniture by rodents or other pests as harborage or nesting, or for nest-building material.

3.  Storage of motor vehicles more than 10 days-chapter 511 section 93, fine is $75.00.
The outside storage on private property is prohibited of any unregistered and/or unlicensed motor vehicle for a period longer than 10 days, unless such unregistered and/or unlicensed motor vehicle has affixed a current NYS inspection sticker, and is at all times while being stored, kept in such condition and maintained with such equipment that it will meet minimum requirements to pass inspection.

4.  Improper storage of garbage receptacles/totes chapter 216-14 & 15, fine is $52.50.  All garbage receptacles shall be kept in rear yards, at least 10 feet from the front corner of your house, unless authorization is received from the Commissioner of Public Works and Streets.  Senior Citizens and persons with disabilities residing at residence may request a waiver by contacting the Mayor's Call & Resolution Center @ 716-851-4890 to request a Waiver Request form.

The deal is based on US law and the property is in the US. For the title transfer work you need someone who can perform the work in the US and record the documents at the county's offices.

If you can find someone on this side that can do all of the above, great. More than likely you will be using someone who is based in NY. It is fairly common that the deals are only handled by someone in the same county or a neighboring county rather than someone who is in another part of the state. Not like the UK in a lot of respects.

If you have other US questions just ask. Being over here but having 25 years of investing experience over there I can translate. 

There are many areas in the US that have broadly similar opportunities as Buffalo. Think rust belt and any community that fits the profile of being in a rust belt area will show similar economics and similar house prices vs. rent levels.

If you need specific let me know. 

DEAR ROBIN

JUST FOUND THIS SITE .READING YOUR INTERESTING EMAIL .WAS THINKING OF INVESTING IN THE BUFFOLA AREA .BUYING WITH A COMPANY COLOSSAL .READ ABOUT THEM IN DAILY MAIL GOT A GOOD WRITE UP . COULD I ASK IF YOU WOULD GIVE  ME SOME OF YOUR CONTACTS   HOPE TO TRAVEL THERE EARLY MARCH  .CONCERNED THAT PERHAPS THERE PROPERTY MAY NOT BE IN THE GOOD AREA . SO ANY OF YOUR  CONTACTS WOULD BE GREAT

                 THANKING YOU  GEORGE