She said he hasnt but she had lied before. He is always there.
She keeps the house neat but as she is a single mum, we kept the rent low - like about 20% below the market rate.
How can I find out for sure?
Why keep the rent BMV? It’s a business not a charity, although I am sympathetic to making rentals affordable. This gives you leverage however.
You can’t prevent her from moving him in anyway so simply increase the rent to market value based on the fact that you now have two occupiers so increased wear and tear and insurance. Let your insurance company (and mortgage co) know that there are two occupiers and get her to sign a statement that her partner is a permitted occupier.
If she rejects this, tell her that the rent needn’t go up as much as long as she can prove he isn’t there.
You could also change locks to coded keys so that she is unable to make copies without the code that you hold.
Personally, with RRB coming in, I wouldn’t muck around with a tenant who has a track record of lying. I’d be issuing S21 now.
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Well considering she has lied before outright messaging and asking her isnt going to work maybe visit the property (probably evening is best as if partner is there both parties may be home at that time) speak to neighbours etc
If she has moved a partmer in explain that the rent was low due to the circumstances and that due to him living there you will put procedure in place to raise the rent (and make it clear that it wont be reduced or “kept low” again as she has blatantly lied to you) then put the correct steps in place to raise the rent to the appropriate amount
Why would you want to stop him moving in? Why not allow him as a permitted occupier? Is she on benefits that might be affected? I also dont understand why youre keeping the rent low!