Thanks for all your comments...one thing for sure it's not clear cut. I've managed to get Inspection Report signed by removing all reference to aerial...That's one step forward:) . Tenant's now left a message for me asking what's going to happen about aerial cost...I've not yet replied (wow, there's a reversal of behavior:D). Tenants gas safety check is due v.soon & it's the same chap who fixed the aerial...Think I may wait until then to see what happens. If they still haven't resolved the bill I'm probably going to offer to go halves....

Thanks guys...but I wish you agreed, good or bad:) I'm aware I have an obligation to maintain heating & sanitary ware, but a TV aerial? Following your logic Planner I'd be responsible for everything & that can't be right surely? If she communicated in a timely manner (or at all) I'd be more of a mind to sympathise with her plight, but she's so flamin useless I'm not in a hurry to help. As I said before, she now pays her rent on time & I know from bitter experience it could be a lot worse….but she’s so annoying.

Hi All....Any ideas on this one:- Who’s responsible for repairs to a TV Aerial….Tenant or Landlord? The reception was fine when the tenant moved in. There’s nothing in the AST regarding the aerial and as far as I’m aware there’s no legal or even moral obligation for the landlord to pay for the repair. The tenant’s gone ahead with repair but is now refusing to pay the invoice (£110 for replacement booster box). In the meantime, a property inspection has been carried, but the tenant is refusing to sign acceptance of report because she disagrees with one statement about landlord not being responsible for aerial repairs. Should report be re-issued removing any mention of aerial problem to at least move that forward? Despite a very poor start she now pays rent on time and generally keeps house in good order. The trouble is her communication skills are appauling…it’s so frustrating!!!! She repeatedly ignores my calls & msgs, and when you finally track her down she comes up with really pathetic excuses. Any assistance much appreciated

Hi guys.... Sorry to have to show my ignorance here but is there actually a difference between Bailiffs and Debt Collection Agencies? If so, would someone be kind enough to explain it to me? Thank you

Sorry no....It was Southern Electric. Though I'm sure they must have similar policies when it comes to this sort of thing?

Hindsight's a wonderful thing and of course when I next follow up an employers reference you can be sure I'll take on board all your comments & advice. Ironically the irritating tenant's become a poor second to the even more irritating HR Manager. Yes, I know this is completely ridiculous....but it's just the righteous clap trap they're now quoting when it's quite apparant they don't know their posterior from their elbow when implementing procedure. One good thing to come out of this.... it's reinforced why I quit working for big organisations!

You must have some paperwork detailing the terms of your agreement when you originally agreed to rent your house out in this method. I imagine there's something written in the small print regarding maintenance procedures and administration charges. Have a look at the agreement then come back & let us know. As a minimum I would expect admin charges to be capped in some way.

As a landlord I've experienced a situation where the electricity board changed the standard meter at a property to a pre-payment meter because the tenant was just not paying the bill....and accruing significant debt. Pre-payment electricity does attract a higher rate per kw/hr but I guess rates vary from supplier to supplier. When the tenants finally left I simply contacted the elec provider and asked them to change the meter back to how it was originally. It took about 1-2 wks to resolve, but the supplier agreed any electricity consumed in the intervening period would only be charged at the standard rate. Can't remember exactly how it was handled but I certainly was not liable for any 'premium' rate electricity. Make sure you keep a record of your closing meter reading. It would also do no harm to contact the elec provider yourself to hear first hand what their policy is.

Do you think this question would be better served on the General Consumer Issues forum? If so, does anyone know how to move it please? Thank you

Thanks Mr Shed Your reply 'feels right'...if there is such a thing. Like I said, I don't expect to get any help whatsoever from this company...they're too keen to quote policy and not keen enough to put it into practice. On the one hand 'break time' is confidential, yet they openly divulge Mrs J has never held supervisory role....they're a complete farce. Any ideas where this would be better posted? Cheers

Hi all…..Can anyone shed any light on this please:- A potential tenant provided written details of her employer for me to obtain a reference. I phoned the company and explained the purpose, ie. Employer reference. Mrs J confirmed she was the potential tenants’ supervisor and proceeded to supply a satisfactory verbal reference. The tenant moved in but after a while events occurred which led me to seek clarification of reference. I contacted Mrs J who said the tenant had left the company 2weeks ago and was refusing to speak to any of her colleagues in the period leading up. Mrs J then asked to call back when she was more able to speak. However, the call back came from the HR Manager who insisted it was company policy for all reference requests to be put in writing to the Personnel Dept. I explained the background but was told Mrs J had never held the position of supervisor and anything other than the prescribed method was assumed to be a personal reference. Further, personal references may not be discussed in works time. In an attempt to work around this inflexible attitude I requested time of official breaks but was told this information was confidential. Frustrated but not deterred I went into writing. Here is their reply:- I confirm and reiterate our previous telephone conversation that the verbal reference you requested and gained from Mrs J had absolutely nothing to do with [company]. Plainly, this was a personal reference and as such any difficulties that might have arisen from such a reference as you infer needs to be taken up with Mrs J direct and not [company]. All reference requests at [company] are completed by a member of the HR team in conjunction with the relevant Line Manager on [company] headed paper in accordance with guidelines relating to Data Protection. [Company] have not at any time received a request from you for such a reference. I repeat that the reference you gained from Mrs J was not a representation of [company] and as a result, we ask that you desist from making further contact with our Company in respect of this matter as it does not concern our business. So when is an employer reference ACTUALLY an employer reference? The tenant provided written details of employer naming Mrs J as her supervisor and Mrs J confirmed she was the supervisor and supplied what I genuinely believed to be an employers reference. I cannot be expected to know their company policy so surely any deficiency has to be the company’s, if only because their training is flawed? Even if it were a personal reference they’ve blocked my ability to follow it up and I don’t have Mrs J’s personal contact details. Besides, she probably wouldn’t speak to me now. It’s clear this company’s not going to be remotely helpful….. but I’d really love to know the legal position to be able to quote something suitably knowledgeable back to the snotty HR Manager....! Please can someone tell me what it might be?

Thanks guys Went to see tenant yesterday and provided her with a formal 'written' response to her Notice to quit. She says her reasons for leaving are personal, and she's moving to be near friends & family...I haven't questioned this further. Firstly she said she would be moving in with her parents, so I asked for their address. Said they'd just moved & she didn't have it. So I asked her to call them...she went upstairs, then came back with an address. I requested their phone no, but she said she didn't have it. Today I've rec'd a text saying change of plan, she won't be moving in with parents now & not to use that address but she'll provide a new address when she has one. She's also suggested her partner as an alternative tenant, however, in a previous conversation she said he was moving away with her. Hmm, it all just seems a bit too weird & I'm just not sure what to believe anymore? Guess I should focus on finding a new tenant and getting her forwarding address, don't know what else to do?

Thanks for that. I obviously wasn't clear about the '6wks'.....she voluntarily left her job 2wks ago giving 1mths notice, hence the 6wks. She plans to stay till the end of the month, is there any merit in encouraging her to leave asap? Just want to make sure I do it by the book....don't want judge throwing it out on 'technicality', or me doing something silly. Cheers

Hi everyone I've just received a letter from tenant basically giving me 1mths notice (28Jan - 28Feb'07) and to use the damage deposit as the last mths rent. They apologise but say they have no money to pay. I've subsequently discovered she actually left her job 2wks ago, so including mths notice must have know at least 6wks ago she intended to do this . The 'fixed period' doesn't end until 30 May'07 and I've already advised that if she can find a suitable tenant I will agree to an early termination. As this seems unlikely, I was wondering if anyone has any idea how likely I am to recoup outstanding funds in practice? Total amount = £2400, plus any damage costs. I know I can go via the small claims court, but not sure how likely the judge is to award in my favour, then if she still refuses to pay, apply for warrant to get baliffs in. I guess the bottom line is how likely am I to get my money back? Should I go softly, softly and do all possible to get what money I can on 'informal' basis explaining what will happen if courts become involved...but not too far in case she calls my bluff....or....should I be more confident with the legal system, and not pander to her? Needless to say, every penny counts these days thanks to the increase in borrowing costs. Any help & guidance much appreciated...

Thanks guys!! That's some really good advice. I'll definitely follow up. So can a developer even apply for a CPO? I get the impression it would need to be done by local authorities because it's for the greater good of the community & not private financial gain. I'm going to phone the local planning dept in the morning for their views. One of the corner plots is owned by an 87 yr old so the developers high pressure tactics are quite frightening/effective....