What to do with bad rental tenants? Apparently, nothing, just suck up the costs.

As landlords for the past 11 years with 2 properties and tenants ourselves for 10 of those years whilst living abroad, we've had our fair share of fun and drama.

We're still chasing a deposit refund from the last property we rented. The agents came with a pre filled in form to charge us for repainting the front door as it sat in direct sunlight, to change the locks, clean and repaint. All decided before they walked through the door, they also claimed air conditioning units we had NO access to were damaged.

The re decorating costs were removed due to it being a new build and there being settlement cracks, but we have no right of reply to the other issues and apparently they will need to clean the house after they've got it ready for new tenants. they don't seem to see the problem there, that is we returned it clean, it's not our fault they will dirty the house when decorating.

In another property they deducted gardening costs because they didn't rent the house back out until 2 months after our contract ended.

We've had 2 lots of tenants from hell with our family home that we're now back living in and a tenant in our flat in Wales who left a month early, left the hot water and heating on full blast, left junk behind, didn't pay the last months rent or bother cleaning and failed to report water damage as well as damaging the tiles behind the shower.

We've had 3 sets of rental agents. the first ones sold the business and shifted the management of our property. The tenants weren't paying on time from day 1, but the agent paid us and played catch up with the tenants until he could no longer afford it. We ended up going right to wire with a Section 21a, application for bailiffs and application for police to attend. 

During this time they failed to pay rent and they broke the oven and I was forced, by law, to buy a new one. The agents did nothing to support the eviction and when I retained the deposit, the agent took their fee for the time I'd been spending a fortune in the courts to evict. All I could do to recover my money was to make a claim through the small claims court, which would've cost me more money.

The second agents found us a couple of good tenants, but the last lot, moved into a freshly painted house, then after 18 months demanded it was repainted as it was in a state and threatened to withhold rent. I stood my ground and said no, so then they threatened to sue me for a friend tripping in the kitchen. During their tenancy we had the really cold weather and the boiler broke down. I provided them with money to purchase 2 fan heaters and informed them they had an emersion tank to heat the water, while they waited a week for the new boiler. They tried to claim the additional electricity costs from me, until it was pointed out, I wasn't obliged to provide them with anything for the week. Finally they claimed the building was a fire risk due to insufficient fire safety doors on the top floor. i was able to prove to the agents that they were and they had put themselves at risk, as well as my house by removing the automatic fire closures and doors. 

On this occasion the agents failed to take sufficient photographs and didn't date them and were late submitting evidence of damage to the Deposit Protection Scheme and I received less than 50% back of the deposit. The agents also sent in a painter and decorator and signed off his work without checking it. The decorator used emulsion paint on doors, skirting boards and walls, despite being paid to gloss the woodwork, repair holes in the wall and fit doors, that we had to refit. We were also charged a fortune to have the rubbish removed of which we received no reimbursement for and I had to replace fence panels, damaged by Ivy from next door that had been allow to grow over. 

The agents were clearly on the side of the tenants, from speaking to the neighbours after both sets, they said they were foul mouthed and intimidating. Weirdly though despite the neighbours telling me how much of a problem both sets caused with their teenage sons and noise, they failed to let me know via the email address they had for me.

The latest debarcle is a single bloke in our flat in Wales, he left a month early without paying rent. He left behind the things he didn't want, he left the place filthy and failed to report water damage after a leak. I only found out he'd left because the council tax got in touch. He did give meter readings to his energy provider but left the hot water and heaters on full blast. He handed the keys back to the agents who failed to join the dots and on their recommendation I agreed for someone else to move in the following week.

After a visit to the flat on the weekend, the tenant has been relocated to another property and I'm now searching for a plumber and tiler to sort the bathroom out so we can re let it (with new agents) They failed to do an exit inspection for over a week and I'm now chasing up the deposit plus additional costs so I'm not out of pocket. There is a huge difference between wear and tear and wilful neglect and damage.

Over the years I've searched for advice from other landlord, solicitors, from Citizens advice etc. All I've ever found is information on what a tenant can do to protect themselves from bad landlords, including advice on how to get rehoused if they can't pay the rent, to how they can withhold rent if the landlord fails to ensure their home meets minimum adequate requirements. For landlords the information available is about what the landlord is legally required to do.

I asked in a facebook group if anyone had experience as a landlord with bad tenants and how, if at all, they resolved the issues. 

I explained the flat was damp, but the tenant had failed to inform me or the agents, therefore I was unable to make repairs. 

Responses ranged from:

You shouldn't rent out a property that's in bad repair and poorly maintained (it wasn't when the tenant moved in a year ago)

Yep, same here, just had to write the losses off. (Done this too many times)

That's what the rent is for. (Rent received covers insurances, maintenance fees and is taxable as an income, in some instances there are mortgages to be paid)

We had bad landlords, the law is on their side, the tenant always loses out (I could send endless links for what help and support they could get in enforce the landlord fixing these issues)

You could try small claims court (It'll cost money and you might get back £5 a month, but you still have to pay for the work to be done) or just put it down to bad experience.

Make sure you get proper references and entry exit inventories and put the deposit in the tenancy deposit scheme. (Done that, at the cost of at least £500 per let period)

In my opinion the rental agents should do more. They find the tenants, arrange the references, organise entry and exit inventories, carry out inspections and can arrange for repairs to be carried out if informed by the tenant. For this they charge an arrangement fee, charge 10% monthly for collecting rent and bill you directly for all the above.

The rental agents don't check on the quality of the work carried out, they don't challenge the tenant to make any repairs themselves and deem everything as wear and tear and if a tenant does break something they only advise the landlord that they can ask for costs towards a replacement. They just rush from tenant to tenant, they say people are desperate for accommodation and said we could clean the damp, patch the tiles and move the tenant in.

That's not how we work as landlords, sorry if you've had a rough time as a tenant, this isn't the forum to tell me how brilliant you are as a tenant and how bad your landlords have been. But if you've had bad tenants and are looking for somewhere to vent your frustrations, please feel free to visit the comments section.

The real cost of renting, lettings agents and The Deposit Protection Scheme

Before I start I would like to point out that for the previous 9 years we've been tenants abroad in South Africa and Dubai and we're on the verge of moving into our 5th rental property.

We are also landlords, we've been renting out our family home in England, until recently. We are also renting out a one bed flat in South Wales.

The last tenants, although not as bad as the first set and did vacate earlier than requested have not looked after our property at all, despite having a list of demands for things to be fixed, repaired and redecorated before they moved in, which we did willingly.

We received £716.99 back from the tenants deposit of £1,462.50, the cost of repairs claimed for was £1,820.08. Having read the report of the findings from the DPS, it is clear that there was lack of evidence in the form of quotes, dated photos and itemised repairs, damages etc. I'm very disappointed with the rental agents and could have and would have done a better job myself of submitting evidence had I not relied on the agents to do their job in my best interests. For example it is deemed acceptable for this door to have been repaired.

The rubbish removal wasn't listed with evidence of the individual items

An award of £300 was made for redecoration costs and as it wasn't stated at the time of the tenancy that the house had been freshly dated it was deemed acceptable wear and tear. Paint alone for the radiators, woodwork and walls was £100 and labour £15 an hour. The DPS consider a patch job good enough. 

There was an award of £40 for this carpet to be cleaned, it won't clean and now it has to be replaced

Despite tenants cleaning the property in between, we've redecorated, re carpted a room, replaced appliances, repaired fence panels, dry cleaned curtains. Paid for all repairs, unless caused by the tenant, had a new shower tray installed, fixed outside taps and lights, had new taps for the kitchen and downstairs loo, a new oven and hob installed, serviced and installed a new boiler during the the snow storm of 2018 and gave the tenants money to buy portable heaters to keep warm and had the cheek to take the heaters I paid for. They also had a list of demands that we rectified prior to thier tenancy commencing and they leave our home like this?

You can read about the problems we've had and see the photos by clicking here. There are links within that post.

Would you be happy renting a property that was offered in this condition? Our previous tenants weren't. Yet look how they left it.

I'd love to hear about your experiences as a tenant and/or a landlord. The good, the bad or the ugly.

Bob and Pushkins arrive in the UK from South Africa, via Dubai

We were adopted by Pushkins in 2012

We adopted Bob in 2013

6 months later

In December 2014 we moved to Dubai taking them both with us.

Last week they completed their journey after 5 years in Dubai with their arrival in the UK, which will be their final home.

We're having a lot of fun so far, lots of walks, new sounds, smells and places. I'll update you on their experiences next week



You can read more of our Repatriation story below:

Some of these links aren't yet live and will be updated.

Repatriation or Operation Relocation

Part 1 Things we have to do

Part 2 Starting to get organised

Part 3 Transfer of Residence

Part 4 Relocating pets. Dubai to UK

Part 5 Sorting out our new home in the UK

Part 6 Bob and Pushkins arrive in the UK. What do they think of it? February 2020

Part 7 Renting an apartment in Dubai May 2020

Part 8 Vacating a Villa in Dubai May 2020

Part 9 Moving Day May 2020

Part 10 Relocation

Repatriation Part 4 - Relocating the cat and dog to the UK

We brought Bob and Pushkins to Dubai from South Africa Now we're taking them both to the UK. Entry requirements to the UK are far less complicated or so it seems at this moment in time, but as with all relocations, things do get thrown up and tend to cause a lot of stress at the last minute.

Bob in South Africa

Pushkins in Dubai

We're paying a relocation company to help us with the move, they've provided all the information we need and links to UK government websites to avoid tax and duty.

All their injections are up to date. The vets have the forms they need to complete and sign to confirm all injections have been given and that both the animals have a micro chip.

Micro chips must be implanted prior to giving the rabies jab and the pets must have at least 30 days left before the next one is due to be able to travel. Bob the dog must be treated for tapeworm and fly within 5 days of the tablet being administered by a vet.

The cat and dog need to travel within 5 days of my flight and can only fly into Manchester, Edingburgh, Gatwick and Heathrow, so I'm arranging for them to be processed and transported from the airport.

I don't know what airline they will be flying with as the relocation company will book the flights. Pets have to fly cargo out of Dubai, regardless of the airline and the price is per kilo, including the weight of the crate.

We kept the pet crates after the last move, but not sure if the dog crate is up to standard. We will attempt repairs, but it's looking likely we'll need to purchase a new one. The cat's crate has been stored indoors and is ok to use.

The dog needs to be measured.

HOW TO MEASURE YOUR DOG LENGTH _______________ cm From the tip of the nose to the base of the tail (i.e. excluding the tail itself). 
LENGTH OF FRONT LEG _______________ cm From the ground to his or her elbow (left or right will do!). 
WIDTH _______________ cm With your dog standing, and you standing over top of him or her and looking straight down, find and measure the widest part of his or her body, wherever that happens to be! 
HEIGHT STANDING _______________ cm From the ground to his or her highest point (normally the top of the head, or in some cases his or her perky ears!). 
HEIGHT SITTING UPRIGHT _______________ cm Again, from the ground to the highest point.

The cat's breed as per the booklet book and information if the cat is particularly tall or long bodied.

Pushkins has been an indoor cat for the past 2 years due to her getting in frights with strays and over eating with the food put out by neighbours. Her new home is also on a busy road and as she's almost 11, she'll continue to be an indoor cat.

I'm hoping Bob will like the UK, not sure what he'l think of the rain and cold, it's not something he's used to. In South Africa the winters are cold in the night but warm in the day and dry. It's the summer it rains and it doesn't last long.

He's never seen snow, but the UK is much better suited for owning a dog than Dubai is with this heat and ability to take him places. He adapted to Dubai, I'm confident he'll adapt to the UK and I have bought him waterproofs.

The cost for their relocation is AED 12,000 approximately £2,500

I'll let you know how they're settling in.

Sorting out our family home in the UK

We've had tenants in our family home for the past 9 years. We've had really bad tenants who trashed our house and we've had really good tenants. Our first agent really let us down and was paying our rent from his own account as the tenants were late and missed payments, then when he could no longer manage this he told us, we issued a section 21a, he messed up their eviction and in total with lost rent, mortgage payments, replacing stolen items and repairing the house, along with court and bailiff fees, we suffered badly. We also had to sort out their debts and utility bills also.
Our current agents have been brilliant, mediating payments and finding us 3 sets of good tenants over 8 years.

Our current tenants vacated the property on time, but asked to keep the keys for a further 6 days to allow them time to clean and remove the rubbish. The agents agreed, but billed them for the extra days.

I was back in the UK early December, the house needs quite a bit of work doing to it, the locks have been changed, utilities switched over, the contents from the flat are now in the house so I can live in it until our furniture arrives in May/June and the flat is being rented out to fund the running costs of the house.

I'll be writing separate blog posts on the renovations.

But for now here are some pictures of the work we need to do to return the house to an acceptable standard. The tenants are liable for redecoration, repairs, new doors, carpets, rubbish removal and the cleaning, but their deposit will only cover just over 60% of the total costs.

Fire automatic door closures were removed

A whole door is missing

What doors remain are damaged

Window handles broken

Sky cabling just lying loose over the conservatory

Sky cables everywhere

 Broken furniture and waste left behind

Pull cords and light fittings damaged so I can only shower during daylight hours

Steam mop purchased as normal cleaning won't suffice

I only cleaned 10 tiles so I could take delivery of a fridge freezer

Boxes glued to the walls, along with 101+ nails and screws removed

Damaged flooring

Broken bathroom tiles

Carpet is beyond cleaning

Oven needs cleaning as does extractor fan and cupboards are covered in grease. Hob is badly scratched.

Neighbours have been written to about their plants, shrubs over growing my property and damaging the fence

Neighbours shed has collapsed, breaking my fence, until their shed is repaired and garden cut back, we are unable to replace the fence panels.

There are several jobs we want to do also but for the meantime I've requested additional quotes for complete redecoration, new carpets, bathroom, tiling, matching all the internal doors and a new kitchen.

We're currently in arbitration with the tenants claiming this damage is where and tear or not their responsibility. The 6 new doors that need replacing, due to damage, well actually 1 door is missing all together is apparently my fault as the automatic door closures for fire safety requirements as per building regs and insurance were all damaged by the wind blowing them shut, the carpet is wear and tear, the mess in the garden is due to it being winter and that's how gardens looks, they cleaned just not to my levels of perfection and the junk left behind was furniture I left in the house in the first place and it obviously just broke.

Repatriation Part 3 - Transfer of Residence

A couple of weeks ago I acquired all the paperwork needed for Operation Relocation and my Transfer of Residence ToR and started the job of filling it all in.

I need a ToR to apply for approval to transfer my normal place of residence including animals which allows me to import goods into the UK and not pay import duties and charges.

I qualify to complete a Tor if I meet the following conditions:

• have lived outside the EU for 12 consecutive months
• have used and had possession of goods for at least 6 consecutive months
• have used the goods and are going to continue using them in the new place of residence in the UK for at least the next 12 months
• be importing the goods within 12 months of coming to live in the UK
• not lend out, pledge, give away, hire out or transfer the goods within the first 12 months after the date on which they were imported

I need to also provide the following documentation:

• black and white copy of the photo page from my passport
• a signed list of goods I wish to import
• proof of residency in the country I'm transferring from, with name and address of residency
• evidence of my right and intention to move to the UK. Contract of employment, purchase or rental agreement

In the meantime I've been to Dubai Islamic Bank to ensure my address reads as the Villa and not the PO Box number and obtained a statement to prove I've been living outside the UK/EU for the past 12 months. I will add a copy of my current visa. I'm not sure what paperwork I can provide for moving back to the UK. The family home was purchased in 2002 and is in Peter's name, not mine or joint and I won't be working.

I have to wait until I'm in the UK to obtain proof of residency there by setting up the council tax and utilities, which I can then add to the HMRC form to avoid paying tax/duty on the pets and our container.

I have to provide an itemised list of all our belongings and their replacement cost in the UK for insurance purposes. I kept the records from our first move to South Africa and then onto Dubai, some things we no longer own so they'll come off and new items will be added.

Not all our furniture is returning to the UK on this trip. Peter will need to furnish an apartment in Dubai for the next 2-3 years until he retires and as I will be splitting my time between the 2 countries it will be nice to create 2 proper homes rather than feeling like we're only half living in each place.

Repatriation Part 2 - Starting to get organised

So we're relocating to the UK over the next 6 - 36 months. Who knows when we'll actually both be living there full time, but as expats for the last 9 years in South Africa and Dubai, life has been one big adventure anyway.

It's also been very unsettled for me, not working, leaving our families behind, coping with the death of my father in 2017 and now the kids are getting married and having children of their own.

So what have I done since I wrote the last post?

I've signed up with a rental agent in the UK to deal with our flat.

Contacted relocation companies for the pets in January and furniture in May.

Spoken with our current landlord in Dubai and negotiated a 6 month contract rather than a year, at the cost of 7,250 AED (£1,500) admin fee on top of 6 months rent to paid up front.

Booked my flight to return to the UK in November/December and car hire.

Started to look for a car to buy in the UK and sell my car in Dubai.

Woken up at 4 am most mornings thinking about what I need to do.

Panicked at 4.15am every morning at the enormity of the task ahead.

Been thankful everyday that this whole move is in our (my) control and that we have the finances to do this and don't require visas.

I've also discovered I need to complete Customs clearance for transfers of residence in the UK before flying the cat and dog over or receiving our container of furniture or duty and tax is applied.

My next job is to now fill in the forms and obtain the documentation required for the cat and dog to fly out and arrive in the UK within 5 days of my arrival on January 30th. Preferably on the same flight as me or I have to find a flight buddy for them. I need to take measurements, sort crates, get the cats rabies shot done in December, book flights and arrange transport from the UK airport to the house.

I'll let you know how I get on.

In the meantime I had a relocation company visit to quote for packing and shipping. For all our moves we've had to itemise the contents and provide a replacement cost for the country we're relocating to for insurance purposes. I have the paperwork from both moves so only have a few things to add and work out the replacement values. On our first move we weren't informed of this until the container was ready to ship.

In my head I've started to plan what furniture is going back to the UK and what is staying in Dubai and how/where it will all fit.

Our family home is a 6 bed house, I'll use the furniture from the flat for the first 6 months and I'll have proper time to work out how we'll use the house fully. For now though, I'll only be using the kitchen, 1 bedroom which is ensuite and the lounge and conservatory. Once the furniture is in, I'll keep the bedroom for visitors, move back into our old room and set the rest of the house up. The 2 bedrooms on the 1st floor will remain empty and the 2 bedrooms on the 3rd floor will be used for storage rather than putting things in the attic space.

We've been advised we don't need to look for an apartment in Dubai until the first week of May and I can sort out the furniture for that then, before everything else gets packed up and shipped. As we'll cross over with 2 properties in Dubai for a week or two.

I also have to sell the fence and the garden contents before we leave.

Repatriation Things we have to do

There's lots of Things to do for this move to the UK. In many ways I'm discovering it's more of a relocation and not repatriation. There is as much stuff to do as there was to move from the UK to South Africa then relocate the the UAE.

Our move to South Africa from the UK was completed within 4 months of being asked to move to our arrival. Visas had to be in place on arrival and as we later discovered the student visas for an Afrikaans school was not our best move and it dictated where we lived. We eventually sent our youngest back to the UK for boarding for his last 4 years of education and the other child finished school at almost 19 with his Matric which was only equivalent to 5 GCSE's grade C. We stayed in a furnished apartment for 6 weeks, before moving into a house, then moving again the following year.

We were in South Africa 1 month short of 4 years.

For our move to the UAE we had to be in the UK to attest and certify our documents for the visa process and once they were in place we were able to move to Dubai and apply for our visas. However there were several surprises such as the cat and dog arrived, we'd rented a villa, but were unable to set up the utilities until the visa was in place, which was almost 12 weeks later and we had to live in hotels until then. Also we were unable to ship our air freight until visas were in place and our container sat in customs in the UAE for 9 weeks. We've also moved house after 3 years.
We've been in Dubai 2 months short of 5 years now.

Both moves were organised by the company and they were not successful. For starters when I called the rental agent or the removal company I was informed the contract wasn't with me , which meant Peter had to keep stop what he was doing to contact HR for them to call the companies, report back to Peter and then to me. it was time consuming and at one point our container in South Africa was effectively lost for 3 days.

There have been many financial surprises to deal with also. The company paid for the packing and shipping of our container. They provide a housing and car allowance in both countries and they paid school fees. They also pay all costs for visa applications, including flights. But this money is paid into Peter's salary monthly, so we had to find money to purchase vehicles, pay school deposits and fees and pay the house deposit up front. On our arrival in Dubai we had to pay a full years rent up front. When we left South Africa our visa expired along with our bank accounts and we went from the end of November until the end of January with only Rand in cash to spend.

We'd arrived in South Africa with the Rand at 11:1, when we left it was 27:1. We'd depleted our UK savings setting up in SA.

5 years on and we've recovered financially, we've had tenants in our UK home. The first set stopped paying rent in 2013 and we had an expensive eviction through the courts to recover our home. In 2016 we then purchased a flat near my parents so we'd have somewhere to stay when we visit and the rent from our home covers our running costs for both UK properties.

On our last visit to the UK in September and October we discovered our current tenants had only paid the rent owed under mediation and we were advised they weren't going to pay in October on time either, so we've made the decision to action a Section 21a and claim occupancy of the property in January 2020.

As Peter is 62 and retirement age in Dubai is 65, we don't have long left here. We'd discussed our plan of action for his retirement and our repatriation to the UK, which involved giving our tenants notice in October 2021, getting the work done in the house ready for when Peter retired and it's eventual sale after he returned to the UK, for me to find work and then decide where we were going to live.

We had hoped for one more final move back to South Africa, but it hasn't happened, so we've brought our plans forward. Peter hasn't made a decision about his retirement date yet.

I'm now having to travel back to the UK in November/December as our tenants are leaving early so I can get the locks changed, set up utilities, council tax etc and get the flat rented out to cover the monthly costs. The cat and dog will move back the end of January on my next trip. I will need to be back in Dubai in March as we have friends visiting, I'll return in April for a month, then back to Dubai to organise the packing and shipping of our furniture and move Peter into a 2 bed apartment, which will be our home in Dubai when I visit alternate months.

I will return to the UK end of May to meet the container and Peter will join me in June to help with the unpacking and any jobs in the house I've been physically unable to do.

I'll stay in the UK until the end of October, then back to Dubai till February.

So what next?

Part 1 Repatriation - Preparing for our return to the UK

Moving to a new country is difficult in terms of the language, culture and how things get done. With two international moves under our belt, to South Africa and Dubai, you'd think relocating back to the UK, our home country would be easy, but things over the past 8 years are different, things have changed since we last lived there and we are just too familiar with the way things are done in Dubai.

Each time we've relocated we've gone off into the unknown, required visa's, relied on others to prepare paperwork etc and had to re learn how to do things.

When I visit the UK, I wait in my car for the fuel to be put in the tank, wait for my shopping bags to be packed and hand over my bank card to the cashier for them to put it in the machine and since moving to Dubai, I've been known to actually give the pump attendant my PIN to save me getting out the car when it's too hot.

It takes a few moments to remember things work differently than where I'm used to.

I also have to deal with getting in the 'wrong' side of the car, pay great attention to the direction of traffic before pulling off, remembering the coins and notes and exclaiming 'how much?' after every transaction as the cost of living in the UK has definitely risen.

3 years ago we purchased a flat in the UK. I spent most of year 1 setting up accounts for water, electricity, property management, internet, council tax, TV licence, purchasing furniture, arranging delivery and equipment for the kitchen etc. Removing packaging to the local tip, finding out the bin days for various coloured bags and bins and setting up mobile phone contract.

We won't be moving back to the UK in 2-3 years time, we've started the process of reoccupying our family home and will be relocating the pets in January and the bulk of the furniture and our belongings in May. Until Peter retires, he will remain in Dubai full time and I will live between the 2 countries.

For this move we won't require a visa, which means I don't need my husbands permission as my sponsor to deal with things on my behalf and as British Citizen I've been able to provide acceptable ID, already have UK bank accounts and speak the same language. However I find myself saying on a regular basis. 'I don't live in the UK, I have no idea how these things work' which is greeted with looks of disbelief and tutting over the telephone as if I'm a simpleton.

However, I'm finding out things aren't as straight forward as I'd hoped for. I'll fill you in with further blog posts as things go.

You can read more of our Repatriation story below:

Some of these links aren't yet live and will be updated.

Repatriation or Operation Relocation

Part 1 Things we have to do

Part 2 Starting to get organised

Part 3 Transfer of Residence

Part 4 Relocating pets. Dubai to UK

Part 5 Sorting out our new home in the UK

Part 6 Bob and Pushkins arrive in the UK. What do they think of it? February 2020

Part 7 Renting an apartment in Dubai May 2020

Part 8 Vacating a Villa in Dubai May 2020

Part 9 Moving Day May 2020

Part 10 Relocation

One Daily Positive - Week 10

I've travelled a bit further a field this week to Malvern and Bath to visit friends.

It's been commented on quite a bit that I'm lucky to have lived in one place for so long to make so many friends, however the friends I've visited to date all live within a 10 mile radius of where we have our UK base in Monmouth, a place I've never actually lived in before, but it near to a former home I had when the 3 boys were young in the Forest of Dean, we only lived here for 8 years (the last two of which I met Peter. We've just all remained close and over recent years I've met one or two people in this area on twitter who have now migrated to real life meet ups.

From my birth in 1971 up until the birth of my second child in 1995, I'd lived in Newport, Leicester, York and Herefordshire in various locations. After remarrying we moved to Malvern for 8 years before going onto South Africa and our current home in Dubai.

My MIL lives in Bath and I have a friend I met online there also.

As a consequence of all the moves I don't actually come from or belong anywhere. The children list their home as where they currently live which is Australia, Northern Ireland and 3 in various parts of Gloucestershire.

62 Sunday Went with mum and child 3 to the retail park for a few hours, it poured with rain and we met my nephew at the Celtic Manor for lunch. Called in a friend's house for the evening as I heard there was cake baked by her 11 year old daughter.

63 Monday Drove to Malvern for 9am, visited the Estate Agents to sort out a few issues with the house and tenants and visited a friend for the afternoon, in the evening I visited another friend, we went out for dinner and I stayed over night. Received the sad news that my mums brother died this morning.

64 Tuesday After a relaxing morning and a dog walk around Malvern and a coffee I returned to Monmouth, via a visit with child 1 and a friend's mums house for a quick natter.

65 Wednesday Drove into Bath and met MIL for some shopping and lunch then to a friend's house for the night to catch up, eat dinner and drink a lot of wine.

Tintern Abbey toilet stop.

66 Thursday Had a nice lie in and left Gillians at 9am, sorting out British Gas contract and doing a bit a shopping on the way back to Monmouth. I spent the afternoon on paperwork and booking flights then went to a friends for tea. The flat above and below me are currently empty so no need to worry about when I put the washing machine on, on this visit which resulted in a late night for me.

67 Friday met mum in the morning, had some banking and finances to sort. popped over to see my nephew and his partner to drop off a birth gift as I won't be in the UK (probably) when the baby is due. Then off to see child 2 and 2a who live in the same village.

Sorting gifts for Easter and birthdays while I'm away.

68 Saturday Took Mum to Cwmbran for the day shopping, received some exciting news from my niece and her husband that Thing 4 is going to be a girl. Out for a curry with a friend this evening.

On the blog this week:

Around the house in Dubai for February and my pathetic attempts with #myhousethismonth
Going Green with the use of charity shops.
How do you measure your achievements? I've got a certificate for cup cake design in my kitchen.

You are invited to the Inlinkz link party!

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Week 16 My Sunday Photo

Well it's been over 3 weeks since the air conditioning repairmen informed our landlady that they could no longer repair the existing unit and we'd need new ones installed.

After a lot of measuring, checking the fuse boxes, haggle over prices, finally the new units are being installed today. Hopefully this means we can get some sleep tonight with temps in the mid 30's.

Having lived in South Africa for 4 years prior to moving to Dubai, you'd think there would be nothing left that anyone could do to shock me, but unfortunately not.

There is now a lot of cleaning up to do, there is dust everywhere, despite covering everything with sheets first, but hey ho, at least the 3 bedrooms will be cool enough to work in.

Landlord/ladies, rental agents and tenants

I'm not generalising, I'm speaking from experience and I'm fed up of being led a merry dance by all three.

We are landlords, we are tenants and our middle child is now embarking on the world of work as a rental agent.

Our previous agents in the UK were on the side of the tenants, as in they was frightened of them and blatantly lied to us. Our current UK agent is fantastic.

Our previous tenants in the UK were 'tenants fro hell' our current UK tenants are fantastic.

Our rental agent in South Africa was fantastic for the first property, but on leaving the 2nd property she sided with the landlord.

Our first landlord in South Africa was also fantastic, our second landlord just didn't care about the property but cared enough to deduct cleaning charges for a room that according to the rental agent 'stank of dog' although the rental agent didn't mention that or even wrinkle her nose up during the exit inspection or even challenge the team of cleaners she had recommend to clean the house for the exit inspection who were still on site. The landlord also charged us for garden maintenance and we see he's had the front re landscaped which would explain the high costs. When we complained he also added that he carried out unnecessary repairs to the pool after we moved in and that we owed him R2,800, he failed to acknowledge the amount of money we spent topping up his leaking pool, which never leaked after he paid to have it repaired.

The current house we are in needs a lot of work doing to it, but we knew that when we rented it, we wanted a property near the beach and with character and room for the dog, plus visitors. The agent has disappeared, in fact he disappeared as soon as he got his money and once the relocation firm disappeared we were able to deal directly with the landlady and the house is being sorted slowly.

But I really resent the amount of time I have to spend supervising workmen, we don't speak each others languages, these men turn up unannounced, I'm a women on my own, it's not fair. I have to keep the dog locked away from them, I have to tidy and clean up after them and it costs us money in the form of electricity (currently fixing the air con) water (to fill the pool) my time (someone has to be at home to let them in)

Every time we've rented out our property and every time we've rented a property, I've taken detailed photos of before and after, sent the landlord a list of snags for fixing, or been sent one and in our case as landlords rectified each and every matter asap. As tenants though it appears we always get the rough end of the stick. Although after a long battle we did finally get some money back from our 'tenants from hell'

The house we have rented should've been ready when we moved in, cleaned and the air con working, not 6 weeks down the line.

Now excuse me while I remove a layer of clothing as I need to cover up while the men were in the house and clean up after them.

Landlords v Tenants

We are both.

We are good landlords.

We are good tenants.

But we are fed up of people taking the piss with our homes.

We rent 2 properties. We own one, we rent it out. We redecorated and had the house professionally cleaned prior to our tenants moving in. They trashed our house. We redecorated and had it professionally cleaned. We have new tenants.

We're moving into our 3rd rented property as tenants. All 4 properties have been dirty and in need of repair, we've battled with each and every landlord and had to do the cleaning ourselves, we've waited months for repairs to be carried out. On vacating the properties we've been informed that unless it's professionally cleaned we won't get our deposit back.
It would seem that as soon as some landlords get your money and you've signed the contract, that's it. Put up and shut up. It makes no difference arguing.

We've just received our deposit back from the landlord in South Africa, minus carpet cleaning and tidying of the garden. Despite pointing out that NO cleaning was done prior to us moving in, and that we had the house cleaned on our departure, it doesn't seem to matter. We also handed the keys back to the agent on December 15th, our contract didn't expire until December 31st. The landlord has new tenants and as it is summer and the rainy season, the garden has grown since then and as he had to make it right for the new tenants he charged us for us. I've sent a strongly worded email, but I'm certain it'll just go unanswered.

No wonder landlords in general have such a bad name, but so should tenants.

In my experience it's the tenants that have caused the damage, the tenants that have lived in sheer utter filth, the tenants that have left their crap behind, the landlord may keep the deposit but they certainly haven't carried out any of the fundamental work required to make the house habitable.

The house we are renting has been repainted throughout, including paint on the windows and the tiles. But the house hadn't been cleaned and was in need of some basic repairs.

We choose to rent an older property because of it's location and individuality, the bathrooms are very dated as is the kitchen and in all honestly if we were purchasing the property we'd just rip them out and install new. I can see past the age and the colour. The kitchen cupboards are pink and the bathrooms are avocado, with white tiles and random patterns.

The rental agent, the landlord and the relocation company keep telling me I can't expect anyone to replace them, I know that, that is not my issue. All I want is for what is in the house to work and to be clean.

It's rather simple actually. I expect a light to work when I flick the switch, yes I've changed the globe, that's not the problem. I expect doors to open and close, after all that is their purpose, the same with the aluminium windows. I don't expect to be able to eat my meal off the kitchen floor, but I do expect it to be cleaner than this.

The relocation company used an agent to help with assisting us with finding a house, it was rented on December 7th 2014. A year's rent was paid in advance, the agent took their cut, then everyone apart from the landlord disappeared over christmas. We battled daily to get someone in to do the work and finally it was all completed last week, although the cleaning was of a poor standard but they'd tackled the grime, we were just left to finish it off.

Yesterday the landlord phoned, he is replacing the kitchen doors, no more Hello kitty Kitchen for me.

My Sunday Photo - Dubai

Hubby and I arrived in Dubai yesterday with the purpose of renting a house from December 16th.

There's going to be a big change in our life style.

Top photo our current house, bottom photo similar to our new house 1 of a row of 4 and double the rent.

What can you do when it all goes wrong as a landlord?

I've updated the blog this week (May 31st 2015) as we're in-between tenants and after an unpleasant discussion on face book where I was called selfish.

There's plenty of information available if your a tenant, but very little about your rights as a landlord. I'm fed up as a landlord as being seen as the problem by tenants.
We're not running a business, we're letting out our home, that we still pay a mortgage for, at an additional charge. We pay insurances, fees to the rental agent for managing the property. We have to pay for electrical and gas safety checks every year, maintain the property both inside and out. When a tenant chooses to leave we have to in most cases repaint, pay new fees to find new tenants and usually have the property empty with no rent for around 2 months. 
As a landlord while we're living over seas we have to pay hefty fees to transfer money back to the UK and while the tenant is sitting there paying my mortgage for me, we're not actually making any money off it as don't forget there is tax to be paid also and then money has to be found in our host country to pay our rent to someone else to pay their mortgage.
There have been a few conversations on face book and twitter recently, where I've been called selfish for not siding with someone when the landlord has given notice because he wants to sell the property, that we're raking in money and swanning off to live abroad and might need our house back to pay school fees. So what? it is after all our house, which we've paid for, through hard work.

We appreciate that not all tenants are bad tenants and I'd like to see people accepting that not all landlords are unscrupulous , selfish and not caring, but after our experience with our first tenants, the money we lost and the amount we now have to pay for insurance to protect us should it happen again, we no longer accept tenants who require a guarantor or receive any form of income support support including housing allowance. We are not being selfish, it is our right.

Even more alarmingly and what prompted this update was someone of face book admitting to writing their own references.

My advice is to write the debt off, if you do get anything back it’ll be a long time coming, if at all. I’ve yet to find out if we’ll get any money back from our tenants or guarantor and it’s been an extremely stressful process, but since accepting we will probably never recover our money, we’ve been able to move on, put the past behind us and make sure we take the necessary precautions to ensure it never happens to us, or others if we can be of any use, again.

I had a rental agent and a contract and the agent carried out reference and financial checks and got  a guarantor. I thought they were doing us a favour, turns out the guarantor was needed not a ‘just in case’

In January 2013 I was contacted by the gas insurance company who informed me my land lord safety certificate was out of date as the tenants kept missing appointments, so I contacted the agent who said he’d sort it out and added ‘I’ll make sure January’s payment is made promptly. It was mid month, so I checked my bank account to discover no money had been received since October 2012 and that for the previous year it had arrived late every month. On contacting the agent I also discovered they’d received late payments via the guarantor on more than one occasion and that before they had bought the company the first agent had been paying me on time every month out of his own money.

So where now and this was my first mistake I took advice from the agent who said not to issue eviction notice until they’d caught up with missing payments and apologizsd for a ‘computer error’.

My contract states I give 2 months notice which was issued in February and then the agents sold the business and in the process the tenants were given 3 months notice and a date of May 24^th 2013 to vacate the property.

The tenants moved out August 8^th 2013 having not made a single payment.

I didn’t need a reason to issue a Section 21a eviction notice. I then had to apply to the court, which I did by flying to the UK to sort as my insurance company said I wasn’t covered for eviction. A month later I discovered I was covered and after a lengthy battle they finally agreed to pay back my court costs and appoint a solicitor. Due to the hassles of living in South Africa and managing issues from the other side of the world, it was decided I would remain in the UK until the bailiffs application had been issued and I spent 4 months in the UK sleeping on sofas at friends and family.

The application to the court gives 2 weeks for the tenants to respond as to why they cannot move out, once this date is up notice is given which can be up to 6 months.

The court gave a date mid July and if the tenants didn’t move out by then I could apply for an application from the bailiffs to forcibly remove them from my property. Once the date of August 12^th was given I returned to SA for a few weeks until I returned to clean and remarket the property.

I’d received annual inspections, the last one being in February 2013 and it did not state the level of dirt or repairs needed to the property. I also had to replace an oven at the property in the April as the door ‘fell off’ and if I didn’t I would be in breach of contract and legally the tenants could withhold rent…that’s a laugh.

In the meantime I went to the Worcester Hub and Festival Housing for advice, technically I was homeless and what they told me still makes my blood boil. They have advised the tenants to remain in the property until they receive the notice of eviction from the bailiffs before they can be rehoused, if they leave before that date they’ve made themselves homeless and won’t be rehoused.

When I asked what was on offer for me in regards to accommodation as my 14 year old was returning to the UK in August I was told I hadn’t secured housing for myself therefore I’d made myself technically homeless and wouldn’t be offered any accommodation. I had a 6-bed house I was trying to get back into, still paying a mortgage and not receiving any rent.

On completion of the exit inspection we sent local companies in for quotes which totaled over £5000 to clean and redecorate the house, plus the cost of the over grown garden, oven and window cleaning. Both companies that cleaned the oven and windows stated that these were the worst they’d ever seen and when I told the oven cleaning guy the oven was only 4 months old, he nearly passed out.

Having decided it was cheaper to clean the property ourselves I flew to the UK in September 2013 for 3 weeks and with help from friends @stephiemalverns @niffer62 and @brackett1 and my neighbours children and a steam mop from @bissellclean and hubby flying over for the last week we got the house ship shape and back on the rental market, with new agents, no guarantor and indepth reference checks after turning down people on housing benefit, people who had been backrupt and people who needed a guarantor.

In total we spent £2500 on repairs, paint, general DIY and preofessional cleaners, plus £700 on two return flights plus replacing items such as wardrobes, desk and a stolen chest freezer and the new tenants didn’t move in until December 2013, so with lost rent and a mortage to pay we were out of pocket over £8000.

So now to recovering the money from the guarantor and a solicitor who went on maternity leave.

Despite having sent all the receipts to the solicitor and them having the proof of missing payments from the first agent and the exit report. I’ve since had to send detailed photos to justify my need to spend so much on cleaning materials and to illustrate the damage to the walls, doors and ceilings.

I’m still waiting. The contract states the guarantor is liable for rent and damage and it also states that professional cleaning is to be carried out on leaving the property. Oven, carpets, windows, curtains.

I don’t know what the delay is, but when I add this snippet of information you’ll understand why this has gone on so long.

The solicitor was unable to locate the tenants or the guarantor, she hired a tracing company who came back with zero results.

I turned to google and face book and found them, addresses, emails and contact numbers within a day.

The current situation is we are waiting to hear back from the solicitor to say we will accept the £2,000 offered by the guarantor, without prejudice. He states we received the deposit back which covered the professional cleaning costs and the £2,000 covers the rent outstanding. He has failed to acknowledge the stolen items, the court costs, the damaged items, including a solid wooden door and furniture. Let alone the building work, complete redecorating of all the rooms, new toilet seats, etc, etc, etc.

We are accepting the offer as I fear we won't get any more. I think we are quite lucky that we got off so lightly.