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Ask Upad: My tenant is keeping chickens.

Q.) I rent a basement flat in a town centre location to a middle aged women. She’s been in residence for three years and whilst a bit eccentric (I call her an aging hippy), she hasn’t been any bother. With the basement flat, there is a small front yard where you might keep bins or the like. My tenant has installed a small run with a coop, that fits the space perfectly and she keeps two... Read more

Posted by Dan @ Upad on May 3rd, 2011 in Ask Upad, Evicting Tenants, Property Management

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Ask Upad: My tenants have suffered a burglary. Do I have to improve security?

Q: I rent a flat in the town centre. It’s not the poshest part of town but neither is it totally rough end either. My tenants recently suffered a break-in and had a laptop and other property stolen. Needless to say, my tenants were shaken up by this and angry. The burglars entered by forcing a window at the flat and have said they would like me improve security at the flat. Am I obliged to... Read more

Posted by Dan @ Upad on March 9th, 2011 in Ask Upad

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Ask Upad: I like my tenants, should I lower the rent to keep them?

Q: I have had a couple of great tenants for two years. They are clean and tidy and always pay the rent on time. They are also very nice people and have never been a problem. In the past, I’ve had problem tenants and know what a hassle it is. My tenants, however, have had a change in circumstances and can no longer afford the rent. They want to move somewhere a bit cheaper. I am... Read more

Posted by Dan @ Upad on March 8th, 2011 in Ask Upad, Rental Advertising

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Ask Upad: My tenants haven’t paid the Council tax. What should I do?

Q: My last tenants were nothing but trouble. During the course of their tenancy they didn’t pay the council tax and the local council started chasing me for payment. I informed the tenants of this and they said they would sort it out. Council Tax was not included in the rent and the agreement clearly stated that the tenants would pay it. The tenants have now left but I have discovered that they... Read more

Posted by Dan @ Upad on February 22nd, 2011 in Ask Upad

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Ask Upad: Have I misled my tenants and must I compensate them?

Q: I’ve recently let a house in a rural location to a professional couple. During the viewing, I advised them that as far as I was aware they could probably get a high speed broadband connection at the property. It turns out that high speed connections are not available and they are claiming I misled them. They have threatened to break the tenancy agreement unless I offer some compensation.... Read more

Posted by Dan @ Upad on February 7th, 2011 in Ask Upad, Landlord Legislation

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Ask Upad: My landlord won’t undertake repairs. Can I do them myself?

Q: I’ve informed my landlord about a leaking pipe that is damaging the property. This was a few weeks ago and he hasn’t made efforts to repair it. Can I get the repairs done myself and deduct the costs from my rent? A: Your landlord does also have a responsibility to you, under the law, to ensure your property is habitable and undertake repairs as necessary. If s/he fails to do so, you can... Read more

Posted by Dan @ Upad on January 12th, 2011 in Ask Upad, Property Management, Tenant Rights

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Ask Upad: Can I raise the rent on my existing tenants?

Q: I’ve had good tenants in place for nearly two years. I’ve noticed that local rents have risen significantly in the past 18 months and I feel my flat is let at below market value. Can I raise the rent? If you believe what you read in the papers, residential rents are in rude health and likely to rise in 2011 as demand for lettings increases and the housing market continues to... Read more

Posted by Dan @ Upad on January 11th, 2011 in Ask Upad, Property Management, Tips for New Landlords

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Ask Upad: My tenants are disturbing the neighbours. What should I do?

Q: I let a flat to two single blokes. They had good references and always pay the rent on time. But they make a racket with their music late at night. The neighbours (none of whom are my tenants, several are owner occupiers I’ve known for a few years) have complained to me that my tenants make a lot of anti-social noise. What are my responsibilities as a landlord? A: As a landlord, you... Read more

Posted by Dan @ Upad on December 28th, 2010 in Ask Upad

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Ask Upad: Am I liable for food lost when the freezer broke down?

Q: I rent a flat to a couple and the freezer broke down. I have replaced the appliance but the tenants have asked for £20 to replace food that perished when it broke down. Must I pay them? I think it’s a bit of a cheek because I have replaced the freezer with a brand spanking new model. A: There’s an easy legal answer. You are not obliged to pay for the food. So your decision will be a... Read more

Posted by Dan @ Upad on December 22nd, 2010 in Ask Upad, Furnishing, Property Management, Tenant Rights, Tips for New Landlords

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Ask Upad: How often should I undertake a property inspection?

Q: I rent out 4 properties in Surrey and have rarely done property inspections. But recently, I had a damaged property that cost a lot to put right, and that could have been avoided if I’d inspected the property during the tenancy. How often should landlords undertake a property inspection? A property inspection is where a landlord gives notice to the tenants and visits the property he lets... Read more

Posted by Dan @ Upad on December 21st, 2010 in Ask Upad, Property Management

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Ask Upad: My tenant has left me with unpaid utility bills. What should I do?

Q: I’m furious because I’ve just discovered that a tenant who left a few months ago has left without paying the gas and electricity bills. I’ve already released the deposit and the total unpaid bills add up to £200. I don’t know what to do and am worried that this will affect the credit worthiness of the property and put off future tenants. I have a forwarding address but nothing else.... Read more

Posted by Dan @ Upad on December 8th, 2010 in Ask Upad, Property Rental, Tenant Scams

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What’s a break clause and why would I want one?

A break clause in a residential tenancy agreement gives the tenant - and sometimes the landlord as well - the right to terminate the tenancy during the fixed period of the tenancy. This can give tenants the reassurance of a little more flexibility in their contract: for example, a 12 month Tenancy Agreement might have a clause giving both parties the option of two months' notice after 6... Read more

Posted by Sue @ Upad on November 25th, 2010 in Ask Upad, Property Rental

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Ask Upad: As a landlord, how can I avoid using deposit protection schemes?

A landlord has been in contact and asks how she can avoid using one of the government approved deposit protections schemes. She says: “I don’t want to use the deposit protection schemes because it’s yet another hassle and bit of paperwork I can do without. For years, I simply kept deposits in my bank account and didn’t have any problems with that. How can I avoid the deposit... Read more

Posted by Dan @ Upad on November 25th, 2010 in Ask Upad, Tenancy Deposit Scheme

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Ask Upad: My tenant is always late when paying rent

"This might not sound like much a nightmare to many landlords but it’s a hassle every month to get the rent out of one of my tenants. He never gets into serious arrears, but he’s always a week or two late in paying me. I waste time chasing the rent and it does cause me some problems with cashflow. What can I do?" Upad says: “As you’ve noted, your tenant doesn’t ever get into serious... Read more

Posted by Dan @ Upad on November 24th, 2010 in Ask Upad

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How to manage your own rental property

If you've ever looked at your lettings agent's bill and wondered if you could do a better job yourself, we have some help for you. Upad's new ebook How to manage your own rental property talks you through the process of running your own property portfolio, from finding a tenant to what to do at the end of the tenancy. It's a free download, so do go help... Read more

Posted by Sue @ Upad on November 16th, 2010 in Ask Upad

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