Further to this I am unable to find the receipt that the merchant gave me nor do I have any proof of payment. I do have the receipt for the payment of the outside gates for which I am also claiming for but that is only around £150 worth of damages. Where does that leave the situation?

I will do that.

I wouldn't put it past him. Is this something I need to worry about?

Like I pointed out on that thread too, I posted that and waited almost 2 days and not a single reply so I opened a new thread on here. I am not sure what you are trying to point out?

Just what I had thought and wanted to hear. Thank you very much.

Just wondering where I stand legally though as the council worker mentioned that I am stopping the T getting access to his property. To which my reply was that I gave him a working lock and its not wear & tear which has broken it.

I am not sure on this, I got the feeling from the Council that the T was. But they wouldn't confirm. I guess wear and tear I would be, but damage done because of the T's attitude should be his problem?

I always tell my clients the entire truth. So yes I will mention this to them but will also advise them that it hasn't happened to my other properties so it was probably targeted at this person.

To be honest with you that has nothing to do with it. I own the flat next door and also 3 more flats just 4 houses down and they are not getting problems. I am evicting him as he is now 3 months over due on his rent. Thats why I am hurting when I have to pay for the lock changes.

No. Yesterday someone had put some glue in the lock.

Yeah the T was out all three times as he called me saying he could not get in. Nothing was taken as no one goes inside. Basically they put something in there to stop the key getting inside. I am not to happy with the T and have got him on a notice period to evict so am not keen on spending money on him.

No. Someone just breaks a key in there. I guess he must have had a argument with someone and this is there way of winding him up. No police has been involved.

Its happened for the 3rd time since start of may now.

Got a T that has probably wound someone the wrong way and is now getting harassed. My involvement in this is that I have changed the locks at his flat 2 times now as someone keeps on breaking a key in there. Anyway got a phone call from the T that its happened again and this time I refused to change it for free as it costs me quite a bit. Advised him that I would call out the locksmith and he could settle the bill with him directly. The T didn't agree to this. The Housing dept from the council were on the phone within a couple of hours insisting that I get it repaired so he can get back into the property again. Its costs me too much to do this Out of hours as I will have to call someone out as this being a long weekend. What are my rights on this? Surely I have given him a working lock and changed it twice. Now its up to the T to fix it himself?

Thanks for your help. Highly appreciated!

Nope he is not on there

Just checked. It just has his business name, address and propertier name at the bottom. No registration number and does not say PLC anywhere. He is the prop.

He owned his own company and now has shut up shop. I know he is still well off. Not sure if he was a PLC.To be honest with you if I am only liable for what is mentioned above then I prefer to go ahead with the case as anyway I am shelling out £1000 for a new railing so its not as if I am loosing money. Will just cost me the extra for the MCOL case. I would like to show him that he can't do this to people and at least the court case will make him a little uneasy.

Will see what they have to say tomorrow. What would my liability be in this sort of a case if it went to court and I lost? Last thing I want is to be given a 5k lawyer bill from his side.

Interesting. Will look into this tomorrow. I have proof that he has taken away my stair case and won't return it. Does that count for anything?

How much could I be liable for? I will go after him for the cost of replacement so a £1000 claim.

I guess I could install scaffolding but that won't be much cheaper. That will just build up my costs in case I loose. Scaffolding for a couple of months till the court case is over will probably set me back over a £1000 anyway.

No as he has taken the entire railing. So one side of the staircase does not have a railing or any support. The other side has a wall. So only way to make it safe would be to get a custom made railing for it.

Shall I just do this through money claim online? Also so I should go ahead and order a new staircase? What are my chances on wining the case? Can I be liable for his Lawyer costs if I loose for any reason?

I had given him 7 days and tomorrow evening that will be up. What should I do next as it is a huge safety hazard to be walking up and down a staircase without its side railing. That part and repair to the rest of the stair case will set me back around £1000.