You are here: Property Blog » Landlord Tips » Good & Bad Landlord Practices »

5 Free Ways Landlords Can Protect Themselves From Bad Tenants

Written by The Landlord on 02 Dec 2010

Protection

This is going to be quick, short, useful and mind-blowingly amazing, kind of like my sex life, so listen up!

I’m still amazed at how many landlords fail to do ALL of the following, even though they’re FREE security measures to protect their best interest. Abide by the following procedures, and you can potentially save yourself from a lot of problems. A lot of problems.

1] Use a Written Tenancy Agreement

Forget a “gentlemen’s agreement”. We’re not living in the Wild West anymore. A spit-handshake doesn’t mean shit in today’s society. It’s all about lack of trust, and consequently the use of secure written contracts.

Get the terms and conditions of any tenancy in a written tenancy agreement, with the signature of both landlord and tenant.

I’m still astounded each time I receive an email from someone regarding a dilemma they’ve encountered due to the absence of a written tenancy agreement.

There are tonnes of free Tenancy Agreement Contracts available online to download. Granted, the majority of them are junk and out of date, but that’s when you need to be diligent in your research in order to separate the wheat from the chaff. Perhaps you may require some Tips On How To Check If Your Tenancy Agreement Is Any Good

2] Draw up a thorough Inventory

Before your newly found tenant moves into your property, a thorough inventory of the property should be completed with the tenant as a witness.

An inventory is generally a documented form which lists the condition of the property and any supplied appliances before a tenant moves in. Inventories can be as comprehensive or relaxed as desired. I’ve seen landlords go to the extreme of documenting the condition of every room and appliance with a video camera, so there is no confusion.

Most landlords fill in an Inventory Form and take pictures.

3] Tenant should have a Guarantor

Landlords should require their tenant to obtain a reliable Guarantor with good creditability. Much like with the Tenancy Agreement Contracts, Gaurantor Contracts can be easily found online for free. And once again, it’s up to you to be diligent with your research in order to find the most appropriate contract.

4] Get References from your Tenant

Asking prospective tenants for references is completely free, so don’t hold back. Most tenants actually expect to be asked for references, yet a lot of landlords simply don’t bother meeting the tenants expectations.

I generally ask for the following:

Employment references (if applicable)
Previous landlord references (if applicable)
Current landlord reference (if applicable)
Proof of ID

It doesn’t cost anything to ask for those details, and they’re perfectly valid and reasonable requests- do not let anyone tell you different, especially the tenant!

5] Regular Inspections

Landlords are legally entitled to make regular inspections during a tenancy, yet most landlords that manage their own property can’t be bothered.

Come on, all you need to do is arrange a time and day with your tenant and spend 5mins looking around the property. Trust me, you don’t want to be added to the growing list of landlords that have been fucked over by tenants that have turned their properties into Cannabis Farms. Or perhaps you do; I don’t know, I’m just speculating.

In all good tenancy agreement contracts there will be a clause stating that the landlord is entitled to make inspections of the property with the consent of the tenant. It might be worth ensuring a clause like that is present in your tenancy agreement.

Conclusion

Fair enough, landlords are generally tight as a nun’s vagina, but all of the above are FREE security measures! There really are no excuses.

Regardless of whether you’re a novice or expert landlord, the above should be adhered to by all.

Tips On How To Check If Your Tenancy Agreement Is Any Good

Checklist For Landlords Going On Holiday

List of Websites Where Landlords Can Find Tenants For FREE

17 Ways Landlords Can Market Their BTL Property For Free

List Of FREE Products For Landlords

Do You Have A Useful Service To Offer Landlords? Advertise it for FREE

14 Comments - join the conversation...

property lady2010-12-02 06:40:25 I find regular inspections the most useful in maintaining the property - nobody likes to be caught out. 1

Fredo2010-12-02 09:52:03 Good suggestions and no cost to the landlord. It highlights how some landlords are just plain lazy! In the long run, if the landlord does their part properly it saves them a lot of trouble (and it's probably good for the tenants too). 2

Shell2010-12-02 13:19:00 I wonder if anyone can answer a question for me? I followed all of these measures and seem to have a tenant that is perfect in some respects IE paying. This has come at a cost though!!! They do nothing but bloody moan.

When I advertised the property (freely of course using the tips on here) the photos showed a log burner in the lounge. There are now maintenance problems with the chimney 8 mths into the contract- its going to cost a grand to fix. After I recovered from my heart attack I informed the tenant I would be removing the log burner (I can get £600 quid for it and like the idea of making rather than spending)but she says she cannot just make do with good old fashioned/fully working central heating AND under floor heating and wants it to stay.

As the log burner is not mentioned in the Tenancy agreement can I tell her she will have to freeze? 3

Fredo2010-12-02 14:21:41 Offer to replace it with a heater which doesn't need a flue (like an electric fire). She will end up paying for the electricity though, which she may not like.

Or you could offer to do something else to improve the home which she wants (as long as it isn't too much). 4

benji2010-12-02 16:20:38 Dear Shell,

Get it fixed and stop moaning. Its obviously one of the things that attracted your tenants in the first place. As the saying goes;

If you can't stand the heat - Repair the fireplace. 5

Shell2010-12-02 16:23:49 Thanks Fredo. I am not putting in an electric heater as its rented unfurnished then I have to go down the PAT testing which is more money. I am just astounded that central heating and underfloor heating are not enough.

I have had to do loads of work that was not really called for because things were not to her liking- I am not sure what she expects from a rental. I think I am right to tell her tough as long as there is adequate heating. 6

Shell2010-12-02 16:31:50 LOL Benji that what my other half said!!! how many forms of heating do you provide out of interest 7

Fredo2010-12-02 18:18:20 Shell - if she decided to rent based on having looked around the property, it's quite reasonable for her to expect that everything which was working then would be maintained. If you're renting the place for reasonable amounts (not rock bottom rents) you shouldn't be looking for ways to cut corners. If you really don't want to invest that money in your property I suggest you talk to her to see if you can come to an arrangement which you're both happy with.

It's hard to tell how reasonable her requests are, keeping on top of maintenance can be a good thing for you in the long run even if it costs now. Being a renter doesn't mean people should have to make do with what they're given, if she hands in her notice you might regret losing a tenant who pays regularly. 8

andy10662010-12-03 13:32:02 I find checking the smoke detectors and window locks every three months gives me a look round the property.also checking any drains and guttering.I also get the tenant to sign that I have checked the items above 9

benji2010-12-03 17:35:26 Hello Shell,
In my houses there is central heating and a modern electric fireplace. The fires are hardwired in and so dont require PAT.

I think you're missing the point though in that you are not letting modern houses but a character property. So whilst the heating arrangement is perfectly adequate it is the feature of a log burner your tenant wants.

I do have a log burner in my PPR though, which I installed myself. Your quote of a grand sounds too steep. Without knowing the ins and outs, I think you need to insert a flue liner (not being rude). Costs about £40 a metre + connections top and bottom. Double that for fitting- total £500.

HTH 10

Jools2010-12-03 18:13:09 I agree with Fredo regarding the log burner. If it was there when she signed the agreement and moved in and you did not at that time specify that it was not working or not useable then she can reasonably expect it to be working.

The other thing is that unless stated in the AST that she is responsible for sweeping on a yearly or 6 monthly basis YOU will have to have it swept at your cost (dont forget to install a Carbon Monoxide alarm.

I also agree with benji that someone is trying to take your trousers down (please excuse the analogy) over the price. Find out exactly what is wrong and then check out prices via the internet. Be careful though because some of the liners offered are just basis quality and wont last a long time. Try to get a double liner and one with a 10 year guarantee. £500 notes is much more reasonable for a flue liner and that will cure 95% of problems.

HAving the burner will make it easier to re-rent in the future especially with utilities prices rising so quickly!

You MUST get the liner swept every year without fail! Had a close call with my own home one recently!!!

Jools 11

Letmatch2010-12-31 16:51:28 You could also look on our Bad Tenants register before giving them a tenancy! Also if you do end up with a rotten egg, shove them on the register to help stop them shafting anyone else as well! 12

Gigant2011-03-11 15:30:30 A really good way to protect yourself as a landlord is to make sure that on top of your landlords insurance which covers your property, you have cover which covers rental payments for a period of time if a tenant should default, like http://www.tenantref.co.uk/insurance_rent.aspx 13

Margaret2011-04-15 06:15:58 Can anyone tell me know what’s normal wear and tear please? Are the following problems normal wear and tear in a newly refurbished bathroom only rented out three months? And who’s responsibility for the repair work?
• The door will not stay closed it will swing open when the occupant of the bathroom is using the toilet or shower. The latch is faulty.
• The grout is splitting in places.
• The bath is stained and the seal is mouldy.
• The new curtain is mouldy.
There is a window and towel trails with electric heater element in the bathroom.
Thank you very much. 14