Singing Pig

Tony2 – I think your advice about double checking references is  great – I would not have thought of it and trusted the agent but it certainly makes a lot of sense.

 
Rjm2k1 – The section 21 clearly stated the date I wanted possession i.e. at the end of the AST – I knew I couldn’t legally get her out before then anyway. I still don’t understand why she left when she did – she is married with two teenage children. Also, I found out later that her  brother was staying in the house and paying her £500 a month rent !!!  My only theory is that there may be other debts she didn’t tell me about and was trying to ‘disappear’.

 
Scambusta – it’s comforting to know I’m not the only one to have similar experiences. Have every intention of not making the same mistakes again

 
Brian

I always assume the worst. So when the rent doesn't arrive I assume they are going, on my terms or theirs. Irrespective of reassurances or promises, if they are in arrears I assume failure, after all how many people go past 1 month arrears and make it up? Another barometer here is contact, fail to call me back, or "unable" to make contact and I assume the tenancy is finished and act accordingly.

Often I hear landlords saying that when contact was made they gave the tenant time, after being promised money, which is just naivete. They rarely pay and when they do make a token payment they are buying time, the relationship is comprimised whatever. Get rid and get decent payers in.

Contact is probably the most important thing to me as is the test of respect. If they are 2 days late and they phone , I accept this even if they should have phoned in advance. Unacceptable excuses include...lost your number, no credit, didn't remember, lost my phone, phone stolen,didn't recognise your number (so didn't answer or call you back)ad infinitum.

Actually in this case you have had a result, you can relet for more money to a professional payer,and you have made on the prop, I can't think of many businesses which reward in this manner.

 

 

"Actually in this case you have had a result, you can relet for more money to a professional payer,and you have made on the prop, I can't think of many businesses which reward in this manner."

Peter Mandelson would be proud of such spin Red Shoes.

A realist would say she's lost a touch over 3 grand and doesn't have a tenant. The only thing she's gained here is a very valuable lesson - don't let to people who have a history of not paying their bills.

For my first property BMV/BTL, on the one hand it's disappointing but more important to me I feel I've learned a lot very early on in hopefully building a successful portfolio. After reading all your comments (Thanks to all) I will be positive and look towards the future. Thankfully I have not been left out of pocket - just less profit - so am still in a position to do so.

 

Brian 

It sounds quite a lot of money to write off as "experience". Why don't you hand debt over to a "no win no fee" debt collecting agency ? They will do all the tracing & chasing & they will take their fee from the recovered debt. If you know where she works that should be enough for them to trace her home address. Just google debt recovery & you will find lots of firms willing to help.

If you know where she works, I would be inclined to pop round and have a quiet word. Mention that she has 5 days, or whatever time you want to give her, (I'd probably give her a day or two) to pay up and that if she doesn't, she's going to court. Also mention you can obtain her NI details, so even if she plans to do a bunk from work, as soon she starts to earn again in the future, her first deduction from her payslip will be to you.

I'm inclined in one sense to follow the above advice and write it off, but then again if you do, and she has no comebacks and a clean slate, I or someone else on sp, could be her next victim. And I think it's about time these scumbags faced the consequences of their actions.

Good Luck 

I’m inclined to try out John Mac’s suggestion especially if it’s a no win no fee agreement and the fee is less than the amount recovered. I shouldn’t be any worse off by doing so.  First of all I should get something back and secondly I assume her credit rating will be tarnished.

 

John Mac – have you actually used one of these agencies – if so what’s the typical charge/commission/timescale etc.

 

Brian

"Thankfully I have not been left out of pocket - just less profit - so am still in a position to do so."

Of course you've been left out of pocket - your tenant didn't pay the rent and the whole aim of this game is to earn money. And you won't make a profit until either you start earning enough rent to pay your mortgage or sell the place for enough money to cover the price you paid, legal fees, interest, stamp duty and estate agent's costs.

The only person who's made any money out of this so far is your tenant who lived rent-free at your expense.