I’ve had one take me for £27,000 and leave exactly the same condition as you found plus all the doors smashed, boiler wrecked , floors destroyed with months pee and poo mashed to the carpets and concrete floor, all over the property.
Had to take them to court, then the Bailiffs She was going to do the same to me she did to you but she was in such a hurry to leave when the bailiffs arrived. I got her to sign a piece of paper saying she was giving up the Flat, but it also said anything in there could be destroyed. After she signed it, she said I will come back in a month to collect. I showed it to the bailiff and he said I could destroy everything. ( annotating the letter)
Your situation is different. What I’m about to say is going to seem hard because you’ve got to take the emotional out of a very emotional situation.
-Empty the Flat
-Get it back to where you need to
-Keep all receipts costs and photographs as things progress.
-At least then you’re getting the Flat ready again to rent
-Tell your tenant you are leaving it outside on a given day and whilst emptying the property, if it is not collected, you will arrange the disposal on xxxx at her Cost.
- ensure you use the newrental agreement with conditions open rent didn’t cover
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- take out rent insurance ( approx £250-90 pa)
With all your costs and receipts, A history of what has happened and the dates and any notifications. Apply for a court order for all costs inc court against her salary or benefit benefits to be directly deducted and paid to you. It may only be a small amount but it will be a small amount until it is paid off. That gives you little financial help but a lot of satisfaction that she’s not getting away with it.
As she has left the place fully furnished, I would also not be paying the council rates. They may argue, but only if you tell them that she can’t get in because you have the key. As landlords we are really stuck between the tenant the law and common sense. We cannot rent the property again as their property has been left in there and we shouldn’t have to pay rates and Utility bills.
That’s the other thing you’ve got to fight because you’ll be paying day charges and everything for all the utilities, including water and sewage.
It’s a hard lesson we all learn and why we should consider rent INSURANCE ( another damn expense).
When it’s all done and dusted, you could even send your example to this government to let them know that not all landlords are having a cushy time.
Finally if you know where she works the balifs can go there. If she has a car take the details.
Good luck