I’m currently having a super troublesome tenant who failed to pay on time on every single occasion (student). After much to and fro during summer she did eventually resurect and settled All oustanding payments when her student payments started to come through. However, following next month she stopped paying yet again as well as now stopped replying to any messages. I also happened to be at the property recently when I found it being unkempt and already with some damages and staining.
As our initial term of AST luckily has passed I have served her notice to terminate contract but that is obviously 2 months (offered her an option to exit earlier given rent arrears). However in less than 2 weeks she will fall into 2 months worth arrears so I could also start eviction (given my previous discussions with her when we were at that point she said she won’t be difficult and would move out, but obviously not sure whether that will still be the case).
I’m wondering shall I commence eviction itrespectively of my notice? My take is that in case she won’t move out in 2 months at the latest at least I will already give her notice earlier to move out due to rent arrears (and there is a chance She will). I can then go to small claims court for rent arrears or any payments for damages etc (I have a feeling deposit won’t be enough).
Also, I’m pretty sure she won’t give me her forwarding address for the purpose of legal communication. I know that there are trace services available and I know exactly where she studies as well as details of her guarantor work (but not home address-I know I know I should have pushed for full referencing of the guarantor). Does any of you have any experiences using those trace services? Are they worth the money?
Many thanks for any advice