Showing results for tags 'landlord'.
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Hello, We have just given notice to vacate our property after after being here almost 3 years. We signed a 6 month AST back in 2012 and have been on a rolling contract ever since. About 9 months ago we received a letter informing us that our tenancy was being transferred to new agents as ours were retiring abroad, and have since had several inspections from the new agents, but signed no new contracts or agreements. Our contract with the original agents was quite basic and reflected the state of the property. We asked about paying a higher deposit as we had pets (something we’ve always done before) and having the property professionally cleaned when we leave (also always done before) but were told that it was not necessary, and the contract reflects this as nowhere does it state either. The inventory actually describes the carpets and walls as “grubby, stained and marked.” Under "checking out" it says that we need to leave the property clean and tidy, and ensure items listed in the inventory are returned to their original position. Thats all. We have now received a checklist from the new agents of things to be done prior to vacating, and it includes getting the carpets professionally cleaned and proving so with a receipt. Do we have to do this? We have no contract with this agent, and I appreciate they have high standards, but the previous agents and landlord didn’t and I don’t think it’s fair to expect us to make good marks and stains that were there when we moved in. It hadn’t even been dusted or cleaned when we moved in – it was awful. We will obviously clean from top to bottom and leave it in a much better state than when we moved in. Similarly, we asked for permission to decorate and kept colours neutral as requested – light blue that used to be dark brown, and white that used to be lemon. The checklist asks that we return all walls to their original colour. It also asks that we clean the windows externally – which has never been done by the looks of it! Are we within our rights to question these requests? Or is it a case of, they have our deposit so have got us over a barrel? -
Hi everyone, I'm not sure if this is the right place for my question, if it isn't if anybody knows where I'm best asking I'd really appreciate it. I've already rang citizen's advice who put me through to Shelter but every time I call there are no advisers available and no waiting to get through to someone. As basically as I can put this; I'm 21 and inexperienced in renting, I have an almost 2 year old. I viewed a private property to rent on the 12th May, paid 150 plus 30 VAT to "secure the house" and for admin fees (Entwistle Green originally wanted 260 but we talked them down). I was due to move in a week later, the day before I was due to move in Entwistle Green rang me to say they have to move the move in date to the 28th because the landlord has had to order a part for the boiler. When we went to view the house there was nothing really too bad about it except previous tenants small graffiti on the front of the house and missing garden fence panels which the lady said would be sorted before we moved in. We finally got the keys at 6pm on the 28th May, excited to get all our furniture in and live there until we got into the proprrty. The kitchen had been trashed, the house was a mess, only half a boiler was there and there was no gas supply. We have already paid deposit and 1 months rent in advance, and its now the 5th and we still can't live in the house, the whole thing has been a nightmare. I was wondering if I have to pay rent for the time that there is no gas supply and I can't live in the house with my son. by no gas supply I mean after us viewing the house there was a break in with no forced entry according to the gas contractor where the boiler was ripped off the wall, the kitchen damaged and the gas metre pulled off the wall outside in the side place. National grid won't fit a metre because the gas box is damaged, we've had a nightmare trying to get the landlord to replace the box, which he's finally told me that it will be delivered on Tuesday 10th and then it could take up to 11 days after that for national grid to come back out and a gas metre. Do I have to pay rent when I can't live there with my baby?
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Hello all, A good friend of mine has been given notice of eviction by his landlady after he complained about her workmen damaging some of his possessions and holding her liable for the cost. He is now unsure of how to go about following up if she refuses to compensate him. Does anyone have any advice? Thanks in advance! -
Parents in private rented property were given s21 notice as landlord wanted to sell. Daughter has been trying to get a mortgage to buy the property and in the meantime the parents have stayed put with the landlord's permission. Notice expired over 2 months ago. The sale is taking longer than the landlord would like and they are threatening to pull out. If they do, will they have to issue a new s21 notice? Am I right in advising that the parents are under no obligation to allow access for viewings etc whilst they are still living there? -
Please help, my best friend just had a baby and had to relocate near families After vacating the property and asking landlord for refund of deposit, landlord is finding lots of excuses to grab whole deposit and worse the agency is on the side of the lanlord basically these are the charges eplace smashed centre light fitting Replace/repair pull-switch and refit to ceiling Replace broken toilet seat and flushing mechanism. £80.00 · Bedroom Re-decorate £100 · Kitchen Replace electric cooker (which was new when tenants moved in) £150.00 · Lounge Re-hang electric economy 7 heater £50 · Garden Arrange removal of large amounts of rubbish left in garden and outside shed £40 · Thorough cleaning of the property £75 Total £495.00 AND THE DEPOSIT IS £500 This flat was rented for less than 2 years by a couple, no kids And the oven was never brand new How can this couple defend themselves Please they have been given 24 hours to answer, Any advice welcome Thanks -
Hi all, I moved into a property in December, the tenancy agreement states £85 per week, it doesn't state anything about per month or per caldendar month. When I moved in I paid a months rent in advance of £340 and a deposit of £340. I had a note left under my door today out of the blue from the landlord asking to call him, I ring him and he says I owe him money as my rent is per calendar month and that I should be paying him £368 per month, yet he's only mentioned this now, is he trying to pull one? I've been paying £340 every 4 weeks since I moved in. I phoned my local council and even they think I am up to date with my rent in their opinion after asking for some advice but I need to know for sure? He's demanding £140 from me plus an extra £28 per month from now on. Thanks. -
Hi, I have a query regarding whether my landlord has followed proper procedure in relation to a tenancy transfer. I moved in to a 3-bedroom shared flat with two others on 13th March '15. Prior to this, one of the flat mates with whom I am now sharing with had lived at the property with three of her friends. For various reasons, the three friends moved on however my current flatmate wanted to remain in the property. As I understand it, the original contract for her and her three friends started on 26th April 2014 and was due to finish on 26th April 2015. The landlord allowed for her to advertise the two spare rooms to find new tenants. This lead to myself and the other new flatmate moving in. My move in to the flat was called a 'tenancy transfer'. I took over the room previously occupied by two (a couple) of the former tenants. As part of this arrangement, I paid the former tenants their deposit back and the deposit certificate was amended to my name. The landlord provided me with an assured tenancy agreement for a term of three years, starting on 13th March. There was no formal check-out procedure for the previous tenants and no inspection of the flat. Fortunately, the flat was in good condition so I was ok about paying them their deposit back. Unfortunately, the dynamic between myself and my two new flatmates is poor. I now intend to use the same tenancy transfer arrangement to get someone to take my place. I noted that the landlords own guidance on this process states that transfers can't take place in the first and last three months of the tenancy. This made me think about the process for when I transferred in. It appears I transferred in to the property in the last three months of the previous tenants' contract. At the time, the landlord said that they were treating my entry in to the property as 'effectively' a transfer. I was a bit confused at the time because they also provided a new tenancy agreement for the three-year period. I'm pretty sure the original contact for the original tenants was for one year, which would mean that a transfer in March would not be possible, due to it being in the last three months. If their original contract had a tenancy period of longer than one year, surely the contract they provided to me should have been for the remaining time of their original contract. The landlord added a statement to the contract that I signed (perhaps stupidly) that the contract was a renewal of the contract originally signed by the previous tenants on 26th April 2014. There's something that doesn't seem quite right about all of this. I'm concerned that it might take me a while to find someone to take my place in the flat and as it's not a great place to be at this time, it would be good if I had a get out. I would be grateful if someone can advise on whether my transfer in to the property was by the proper means and if not, does this make the contract void. Thanks for reading. -
hi all, and thanks for any advice in advance. I've lived in a housing association house for 12 years. 10 weeks ago i received a kind of threatening letter instructing me that the boundary is to be moved and to move all of my belongings. there was no consultation, and the housing association had been in negotiations with the private developer for a minimum of 7 weeks, without saying a word to me. and they ere running around in my garden without my knowledge measuring up. housing association then said it has never been part of my garden. but the boundary hasn't moved in 77 years, 1945 aerial photo shows boundary in the correct position. 1948 councils maps show boundary in the correct position. 2003 council maps given with the tenancy shows boundary in the correct position. 2003 council records confirm boundary in the correct position in. 2004 the maps used to sell the properties to housing association from council show the boundary in the correct place. 2004 land registry maps show boundary in the correct position. 2007 or 9 survey map of the plot, that has been given part of my garden shows the boundary in the correct position. 2009 the housing association entered my garden and measured up without my knowledge and confirmed the boundaries. (housing association states they have never surveyed my property, emails confirm they did.) 2014 the housing association entered my garden and measured up again, without my knowledge, and came back with differing number. satellite imagery shows the boundary in the correct position. Photos show the boundary in the correct position. The has been no proof provided in any shape or form that the boundary should be moved. in fact the housing association now refuse to answer questions. or provide any proof. or explain at what point in the last 77 years the boundary has ever been in the new possition. the only thing that they have supplied is an unsigned lazer survey showing the boundary and the proposed move. (supposedly done by a boundary specialist, but it isnt signed off) to be honest, its a little confusing how it couldn't be part of my garden. I signed a tenancy agreement for all that was offered, as accepted by both parties. has the tenancy conditions changed under duress? (the threatening letter) Breach of tenancy, because they failed to consult? I have been informed that as i have the right to buy, they cannot asset strip my property. as they are a registered charity, they cannot cut price sell property, at a guess that also includes giving it away. would i be in my rights to withhold the rent until they properly address the problem? what would be the next steps? Its really strange having an 70 years plus old garden path leading into another property.... -
Hello I moved into a HMO approximately 6 weeks ago. I am a mature student and everybody else is a professional. It's a big place with about 10 people in total. I was speaking to one of my house mates (Josh) who told me that the landlord is crap and never carries out repairs. Josh has lived here for 6 years and he hates the landlord. He told me that he went 3 years without hot water, despite asking for it to be fixed - this was eventually resolved with help from the CAB. He also told me that although the boiler was recently checked, it hadn't been done for 3-4 years prior. Whenever the landlord moans at Josh for leaving his work tools in the house, Josh requests to see the boiler records for the past 3 years and the landlord immediately drops the issue. Is he supposed to have boiler records for three years? I don't understand. The house is a terraced one covering four floors with no natural light in the hallways. I have requested that they put in emergency lighting because I want to see where I'm going should there be an emergency. When I told Josh he laughed because he thinks that the landlord wont do it. How long should I wait before I follow up on this? Upon moving in, my room was dirty so I offered to paint it. I was given paint and brushes and I cracked on with it. I've done about a quarter of the room but because I have exams I have decided to put it on hold. If I moved out without finishing the painting would I be liable for anything? Further to the aforementioned, can anybody tell me what exactly my landlord is responsible for? I want to ensure that he is following protocol. Thanks. -
Greetings all. A bit concerned about something, and google etc yields no answers... I'm currently on contributory-based ESA- but have had a change in my living situation, and I've been told to fill in an ESA3 form. This is to update them on my change of circumstance, and also because I might qualify for an income-related top up to my ESA. In one section, the form asks 'Do you pay a private landlord...for the place where you live?' and if you tick yes, 'Please tell us their name and address.' I'm concerned about filling in this information, since I don't want to inform my landlord (a small private letting agency technically) that I'm receiving ESA or housing benefit. I'm worried the landlord may discriminate against me, and anyway I would find it very traumatic and stressful to have to discuss my health issues or living situation with them. When I originally claimed ESA, I did the usual phone interview where they ask you about all your details, then send a copy of your statement to you. I don't think they asked me either my landlord's address, or how much rent I was paying, in that interview- but I did inform them I was receiving housing benefit. On the ESA3 form, I have again mentioned that I recieve housing benefit- but they don't ask specifically how much my rent is, or for tenancy agreements (like the housing benefit office at the council would)- which has me worried about where they might go for this information. Don't they need to know how much rent I'm paying / what housing benefit I'm receiving, in order to calculate my entitlement? Does anyone know what they use the landlord's address for? Do I absolutely have to fill it in? Will they write to them- and if so what will they say? Thankyou so much.
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Hello, I privately rent my house thought a letting agent and told them on their last inspection last month that the lock on our garage was broken and the goods in side were not secure, the garage is not attached to the house but about 30mts from the house. we moved everything we possible could from out there to the house but could not fit in all my sons expensive fishing gear as the rods were too long and a moped (for obvious reasons although it had a lock on ) About 5 month ago we had stuff stolen from our garden, about £1500 worth of profession fishing gear that was soaking wet and had been propped up against our patio doors to dry out, they were there for all of half an hour before being stolen , we have a 6 foot fence and also a gate that locks. so this was why I was anxious the landlord fixed the garage asap. As to if the letting agent passed this on to our landlord I do not know. Am I wrong in thinking that the landlord has a responsibility to repair and make secure the garage ??? I feel he should compensate for our loss from the garage this time......we claimed on insurance for the theft last time as I guess we were responsible for leaving out even though the garden was secure. Any advice is appreciated. I am thinking they will keep coming back so am in the process of looking for another house and I can't sleep well because of the worry and anxiety. -
i recently sold my business. can the commercial landlord hold me personally responsible for unpaid rent of a limited company. I am a director of a limited company. i was offered a lease sometime in 2011 which i signed but never become effective. apart from that, i never had a tenancy agreement. i had an informal assignment of the tenancy agreement from the previous owner.Nothing signed. I had a letter from the landlord solicitors dated last month offering me a ten year lease, nothing mentioned about owing arrears.The landlord is being vindictive because i sold the business without his knowledge. Can the landlord make me bankrupt. He is alleging i owe him in the region of £15,000 to £20,000 in unpaid rent. This represent over 2 years unpaid rent.its absurd. If at all i owe some rent i believe i owe in the region of £5000 over 4 years. Do i have to pay him. What are my options please. Really stressed out because i don't want to lose my family home -
Hi all would someone be so kind as to direct me to where I can get some advice on landlord not showing interest in his tenants in flat above (his family to be precise) making noise and indirectly harassing tenant -
If someone rents a flat and then takes a room mate does this make them the room mate's landlord? All rent monies are paid to them and they took a deposit which as far as we can tell was never handed on to the agents or protected. The room mate/sharer has no formal agreement and has never signed any paperwork though all rent and the deposit were paid by bank transfer.
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Hi, as the title suggests, i would like some advice on the issue? I moved into a private rented property 18months ago on a verbal agreement that I would live there for 3 years minimum. Due to work circumstances i was unable to fulfil this agreement. And have now moved out. Because I have had to move the Landlord is now refusing to pay back my deposit because it is before the verbally agreed 3 years! may i also add that I have not received or signed a written tenancy agreement. and i also strongly doubt that my deposit was registered with a tenancy deposit plan. Do I have any leg to stand on to get my deposit back? Is he breaking the law? Is it worth taking it further legally? Thanks -
Landlord and Tenant
simeon1964 posted a topic in Residential and Commercial lettings/Freehold issues
Part of my business premises has been occupied by squatters for the time I have been in business for the past 13 years. I am a legitimate tenant. The landlord recently got rid of the squatters as of a few months ago. After the operation of getting rid of the squatters the manager in charge of the operation said to me that I wont have any more problems with the squatters and I can be rest assured for another 2 years before they decide what they want to do with the property. I now have information by word of mouth by the landlord that they are going to give me 6 months to leave. I was on a lease until 2011 when I fell in to financial difficulty and I was told again by word of mouth that I no longer have a lease and I'm on a periodic. Over the period of my tenancy, the squatters have been very obstructive to my business to which I've made several complaints. What are my legal options? I cant close my business I've been running for 13 years in 6 months. -
Not quite sure where to put my question since I have been searching the net for an answer, but here goes:- I have a charging order (or a restriction since the house in joint owned), which was put upon by a landlord whose building i was leasing for business. So its a private individual who has put a charge on my house. Now my question is what happens to that charging order if the landlord dies? Do I still have to pay the debt to get the charging order off the land Registry? Does one of his family member get the ownership of the charging order? Any actual facts to my questions would be much appreciated, thanks. -
Hey guys! I am once again being trodden on by rich people! So I shall post here to see if anyone has any advice for my plight! In november I moved into a rented house in our town, for me and my girlfriend, who is disabled by the way! The landlord was messing us around from the off, trying to let the property when they hadnt even bought it yet, so even though they gave me a start date for the move and I paid up the rent in advance I couldnt move in because she technically didnt own the property as it was awaiting some signing or some such nonsense! Anyway, when I finally got in, there was damp, leaking roof, and RATS the rats kept us from sleeping which is very bad for my partner as she has myotonic distrophy and needs lots of rest. I told them about this problem straight away and about the damp and mould and leaking roof. They just flat lied and said it was just "condensation" - which Ive never had in other properties and that the rats were just "mice" and they would "sort it out" They didnt sort it. Nothing at all was done - eventually after many emails from me they got the council to send a pest officer round who tried putting poison down (had zero effect). She came back two more times, on the last time she said there was nothing she could do and you can never get rid of these rats as they could be coming in from anypoint in the house from underground. The whole time I had had very little sleep - and as soon as another suitable property came up I moved in. I was in the rat infested place for a little over 8 weeks. Since moving out, I told them I have to move, as the rats are causing me ill-health, she has at first asked for proof I had paid my council tax and water and electric and gas bills - which I emailed her. Then I have heard nothing and she hasnt replied to my three emails asking when I will get my £500 deposit back! She has since relisted the property as "newly refurbished" (LIES!) even though it has a terminal rat problem! One thing that struck me is I never had to sign a form like I did with the last landlord about the deposit protection scheme. So I very much doubt she has followed the law that requires all landlords to put tennants money in a deposit protection scheme. Anyway I have read that If I take her to court, then I will get the deposit back, and she may even have to repay me twice the amount. So can anyone tell me how on earth I can take her to court? I have no experience in this and cant afford a solicitor! -
Hi, Long story but we moved into a flat in approx 2004 and lived there for 2 years. We paid a £400 deposit. My father in law moved in with us (landlord knew about this) and after 2 months we moved out and the tenancy was signed over to my father in law, with is as guarantors. Our deposit was transferred over to cover my father in laws deposit. So from 2006 until now my father in law lived there. Unfortunately just before Christmas my father in law died unexpectedly. He left no will and had no real money, (a small pension, very little in his bank account). He is not married, he had 2 children my husband and my sister in law. The police have put my husband down as next of kin. My husband found out whilst going through his fathers paperwork, letters regarding his father paying an extra £50 every 2 weeks to the landlord to cover a water bill he had got into debt with. The landlord had agreed pay it for him. The latest letter my husband found was from the landlord saying the water bill had finished and there was one more bill of £100 to pay. When my husband questioned the landlord he said my father in law had kept paying it even after the bill was dealt with. My husband has worked out this would have been £600 over payment. So the landlord has £400 security deposit and £600 Of my father in laws money. The landlord has told us he is just working out the money and the cost of cleaning the flat (it was very dirty, no carpets just laminate flooring everywhere). We have now received a letter from him saying In relation to the deposit and fathers overpayments I can confirm I have most of the information in hand. I need to get the figures accurate so am just awaiting the cost of cleaning. Please do not feel I am being awkward with you,(as I also wish to resolve this quickly as possible) but I will require information on who is the executor of your fathers will, or the licensed administrator of his estate (if he died intestate). This may well be yourself, a family member, or a nominated person but we are only permitted to discuss this with that person. As any monies must go to your fathers estate. Please supply this at your convenience so the matter can be resolved. Regards Xxxxx What do we have to do, to sort this. We agree there needs to be cleaning but now he's asking for a licensed administrator. I've tried looking this up and am unsure whether you have to pay for this. Do we need to go to a solicitor or does my husband write back and say there is none as next of kin all monied should come back to him? It's not a huge amount but it is what will help with the funeral costs. We not after the money for ourselves just for the funeral costs. Any advice would be most appreciated. Thanks -
Hello everyone, I just joined this forum and have a small problem. I'll keep it as brief as I can. I was renting a room for 6 months in a private accommodation and recently moved to a different city. The problem is that my previous landlord is now requesting me to pay £200 or to find a replacement to rent out the room... and on top of that he gets to keep the deposit of £200. Now I gave him about 2 weeks notice before I moved out and never actually signed the contract which I did see in electronic form.We only ever agreed that I will stay for 9 months in verbal form. I am ok with him keeping the deposit,but do I really have to pay the extra money? He is threatening to take legal action and I don't really know what to do. Would really appreciate if you could shed some light on this matter. Thank you. -
Hi everyone Just looking for some advice really Rented a property for four years Me and the missus decided to move We no longer had any contact details for the landlord so we contacted the estate agents through email The said just email over a months notice that were leaving and they would forward it to the landlord We moved out on Friday not hearing anything from the landlord Having not heard anything from them in the four years we lived there I assumed they had retired abroad This evening my parents receive a ****ty phone call from the landlord saying we had left the property without giving notice and that we owe them a months rent (My parents where guarantors) The landlord left a contact number so I text saying I had given notice with the estate agents and they said they would contact them as I no longer had contact details for them The landlord has come back with that because I didn't give a months notice I will need to pay rent for another month until January fifth. My response has been that I used all reasonable means to give notice and would be happy to provide all email correspondants with the estate agents. She is insisting that I owe another month. So where do I stand please? -
Does anyone know what the position is with rent payments if landlord has a possession order granted against them, but has since come to a repayment arrangement with lender. No eviction order has been issued and will not be but the lenders solicitors have told tenant the must pay rent to lender direct or they will have to leave immediately. My undersanding is that f the lender has agreed repayment schedule then what right do he have o et the rent and if so will that go towards mortgage payment.
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Hi all, I've posted before regarding my idiot landlord and ive got another problem. Thursday night while at work, I get a call saying boiler has packed in- no heat/hot water. I get landlords voicemail. Friday morning, voicemail again. Friday afternoon, I book an engineer. Saturday morning, still again, landlords voicemail. Engineer attended that afternoon and fixed it to the tune of £130. We have a 2 year old in the house and I really couldn't wait for some 20 year old to be bothered to turn his IPhone on. Where do I stand witholding/deducting this from the rent? Cheers all Bearington -
Hi there, apologies if this is in the wrong place. I'll outline my situation: I lived at a shared property for 6 years with 4 flatmates. I moved out of said property last year (sep'13). I moved a few streets away. During my last 3 years there I was in charge of collecting the rent from other flatmates and paying the landlord each month. The rent was initially paid all in cash and collected in person by the landlord with no receipts. Then we agreed to try paying half the rent in cash and half in bank transfer. This only worked for a few months because some of the flatmates weren't paid on time, and it was odd amounts, so we reverted to paying all in cash as before, collected in person by the landlord. This went on for my last year at the property with no apparent problems. A couple of months after I moved out I was contacted by my (by then ex) landlord saying that he had not received the last year's worth of bank transfers. I told him that he may have forgotten that we agreed to scrap that at the beginning of the year and I had paid him the whole amount in cash (which he counted and collected in person each month, as usual). He denied any knowledge of this and insisted that I now owed him a year's worth of rent (the missing half). This was last Christmas, I told him he was crazy and after numerous phone calls, including one on Christmas eve during dinner, I just barred his number. I had heard nothing more about the situation, and I am in constant contact with the remaining tenants (as we are all friends), but now he has told one of them to tell me to meet him to discuss the money or he will take me to court. This landlord is notoriously dodgy. He lost a court case a few years ago to some other tenants in the same building over rent raises. He constantly harrasses them and follows other people coming or going, I've even seen him photographing people. Although he has no proof that I didn't pay him the rent, I also have no proof that I did. In a court case does it sound like he has a case? He is claiming rent not paid starting from Dec 2012, so 2 years ago now, why would he wait that long if he thought he was missing thousands and thousands of pounds, unless he is just trying a [problem] because he knows there are no receipts? He even gave me a reference for my new flat. It just doesn't add up. Any legal based comments very welcome as I am unfamiliar with any of this process. Thanks
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Hi Team, I moved to a 2 bed furnished flat via a letting agent. Before moving into the property one of the bedroom didnt had bed in it, so we asked letting agent to request landlord to put the double bed in the 2nd bedroom for which landlord agreed in phone call with agent. After agents confirmation, we moved into the flat as the landlord said he will arrange the bed in 1 week time. Its been 3 months landlord didnt arrange the double bed for the 2nd bedroom. Due to which i had to sleep on the floor from last 3 months, and my wife and 6 months little kid sleep on the main bedroom. Now when agent trying to follow up with landlord, he says he didnt agree for it, and is happy to arrange single bed. For which i am completely against as we didnt agree for the single bed. Between the letting agent and landlord the conversation happened in the letting office infront of us, and the letting agent said...these phone conversations are recorded. I have a written email confirmation from letting agent about the conversation. Now i have sent a written email asking for compensation from letting agent for this sub-standard services, due to which we are having this mental and physical pain. I am seeking the compensation of 1000 pounds for 3 months, and the admin fees i paid i.e. around 400 pounds. FYI...i pay 1050 pounds rent per month, so claiming 300 per month. I send rent directly to landlord as agreed, the letting agent is not managing the property. can you please help, whether i am in right path for claiming compensation Regards, Vamsi
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