Landlord Changes Locks To keep Scumbag Tenants Out

One of the most active and interesting articles (in my opinion) on this website is the I’m evicting my tenants post. The post is basically about me throwing my toys out of the pram and having a gutless whinge about my tenant, and how I want to evict her stupid ass. For the record, if there’s any justice in the world, she’ll be slowly burning in hell like a skewered lamb kebab right now.

The post is interesting because a lot of people have been actively commenting on the article; majority of the them being Landlords that are also experiencing frustrating situations with shit-for-brains tenants.

I’ve dealt with some real scumbag tenants in my short time of being a Landlord, consequently I know how stressful it can be. If I had it my way (providing that a tenant steps out of line), all landlords would be well within their rights to change the locks and throw their tenants onto the streets.

Having said that, here’s an interesting comment left by a landlord:

hi
ive been a landlord foe 20 odd years and seen and heard it all.

I used to get real angry when this sort of thing happens but in the end it just eats you up.

you have to realise there are loads of fucking arseholes out there that don’t give a fuck how much grief they cause. I had one who was 3 months in arrears then, can you believe this. Sub let it to a load of drug addicts who wrecked the property it cost 12 k to refurbish it.
I was so angry i forced entry when they were out. Paid a man and a lorry to empty the whole lot. Cost me £400.00 Everthing they owned. Took it all to the local tip, flat screen hi fi whole lorry load, Tipped it up good riddance. Changed the locks and waited for the phone calls. took about 2 hours then boy did the phone ring. Wheres all our our stuff they screamed. Down the fucking tip you low life. take me to court if you like.

Still waiting to hear.

risky but sometimes you just have to step up to the plate and take whats coming.

good luck

Paddy

Now, that’s how shitty tenants should be legally treated in my opinion. Although, 3 months in arrears is way too long, they deserve to be locked out after 2 months of arrears, max. I’m not condoning this activity, because I wouldn’t even do it. I’m just saying that’s how it should be. If you’re a Landlord with a pair of dinosaur balls (like Paddy), consequently have no qualms with laughing in the face of the law (in this particular scenario), then all the power to ya’

It is illegal for a Landlord to change the locks?

Just to clarify, it is illegal for a landlord to harass or change the locks to prevent tenants from entering the property. So before you go storming into a property with the intentions of taking the law into your own hands like a crazed wild-west lunatic, think of the consequences.

Acts of illegal evictions include

• changing locks when you are out
• being physically thrown out of all or part of your home
• physically stopping you from entering your home.

Landlords have to follow a legal procedure to evict tenants, by serving the correct sections. More on Evicting tenants, legally. Illegal eviction is a serious civil and criminal offense, and a landlord can be prosecuted if guilty of doing so.

In most cases, the landlord must obtain a possession order from a county court after serving a valid Notice to Quit. The tenant doesn’t have to leave at this point, and a lot usually don’t. Only the court can decide whether the tenant has to leave the property. It will normally take several weeks before the case is decided in court.

Exceptions to the rules

The landlord does not need to obtain a court possession order to evict if:

• you have a resident landlord with whom you share facilities, like the kitchen and bathroom
• you are not paying any rent for your accommodation

In these cases, the landlord is only required to give reasonable notice to the tenant to leave the property. Once the notice has elapsed, the tenant becomes a trespasser and the landlord can legally change the locks at the property.

Are you a landlord that has been forced to change locks? Maybe you’re a tenant that has changed the locks. Tell me your story…

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58 Comments - join the conversation...

Showing 9 - 58 comments (out of 58)

jools2010-01-26 20:22:05 You could be sued for illegal eviction and handed a large fine + compensation to your scumbags! Go the legal route and serve notice asap! Good luck!

Jools 9

Tenant2010-01-26 22:26:16 I can understand that some landlords are taken for a ride by their tenants, but if the tables were turned and you found all your personal belongings slung out and that you couldn't get into your property with your key, you'd be sh*tting yourselves.

When I was living in London and was serving my 1 month notice (my choice, moved to a flat share with friends), my landlord gave two agencies permission to let themselves into my flat for viewings with a copy of my key which he'd given them, whilst I supposedly wasn't in. Of course, I was because the cheeky arseholes didn't even bother knocking the first time!

Now I am up north and my current landlord has threatened me and I had to get the police involved and his wife screamed at me down the phone and they're evicting me - just because I told them my (their) washing machine has broken down and I need it to be repaired - and not due to my negligence either.

I long for the time that I'm able to afford a deposit and subsequent mortgage. I've had it up to here with useless landlords!! 10

aleena2010-02-06 16:30:06 hi my tenant is 2 mnths in arrears with rent...she hasnt been living in it for last three months shes taken her belongings but left her old banger car in driveway no tax on it nothing....but im still receiving half the payment from council..can i go in and change the locks and secure the property as the property has been broken in twice.... 11

Chris Millar2010-02-14 12:00:15 I have a real bitch of a tenant at the moment, she is 18, and from day 1 all i have had is complaints from the neighbours due to all night parties. The police have been called there for drugs and young adults at 14/15 drinking alcohol and taking drugs. She is in arears with her rent. She is serving her notice at the moment. If the tenant carrys on, im changing the locks and kicking her and her chavvy waster friends out. If anyone is thinking of having an 18 year old no matter how nice they seem, DONT!!! 12

Chris Millar2010-02-18 13:33:35 I had to take the tenants keys of her saturday night. Police called me because she had a lot of people in there having a party and creating a nuisance to neighbours. So i was needed to get them out. All was fine at first but me and a few friends stayed in the car for a bit just incase they came back. They did. We waited a little bit longer and thats when one of the drunken girls ran out saying that a boy was beating a girl up and smashing up my flat so we went in and thats when the fight started by them of course. but what we did not realise when we were inside the flat my friends van was being smashed up out side so in the end i kicked my tenant out before her notice. which was the 3/3/10. What is the worst that can happen if she takes me to court? 13

donna2010-07-30 08:02:47 hi i have a tenant and served a notice to quit which ended on 6th july her tenancy agreement ends on 1 st august she is ignoring my calls and i am getting threats of her ex . i found her another house and offered to give the bond and 500 for month in advance even though she has trashed my property if i go into my property on the 2nd august and removed her myself what will happen to me is it prison cos i have two young children under5 and 1 on the way i am currently in a caravan because she wont leave my house the council wont house me and my tenant is refusing to let them help her too please help me x 14

Cheshire Locksmith2010-11-26 09:25:29 When it comes to kicking your tenant out, changing the locks yourself can open up a whole lot of trouble if they decided to press charge which can mean a fine or/and court. It's best to get illegal help yourself before doing anything that could land you into trouble.

Cheshire Locksmiths 15

Helen Arkley2011-01-11 20:17:09 Hi. I have a tenant who has stopped paying me rent since i issued a section 21 notice. She owes me about £400 so far. The notice has just been issued so thats 8 weeks to wait, then how ever long it take to get a possession order, then if she claims she is in hardship, the courts could give her up 6 weeks to leave, then if she doesnt leave, i have to get bailiffs to get her removed. I have a mortgage on the property of £725 per month, the mortgage company are not flexible at all and if the payment is late, I am hit with a penalty. I am concerned that if the tenant carries on refusing to pay, that i could owe thousands on the mortgage. I rent a property myself and have 2 young children so am unable to make the mortgage payments. She has moved her boyfriend in without asking me, shes claiming benefits as a single person which is untrue, she has removed a double bed and fridge from the property, painted the walls black, damaged my curtains. To top it off, her and the boyfriend have been getting catalogues in false names - maybe even mine, and ordering stuff out of them, then not paying. I am also thinking about the consequences of going to the house when she isnt in and changing the locks/putting her stuff in the street. I looked on the criminal justice website and it states that the maximum fine for an illegal eviction is £400 - surely this is better than falling into thousands of pounds of arrears with my mortgage company. Any advice would be much appreciated. Has anyone else carried out an illegal eviction? Thanks. 16

JXS2011-01-17 12:42:22 @Helen - Criminal proceedings are the least of your worries. If you do that then the tenant can, and should, I. injunct you for re-entry, II. sue you for damages to cover this. In February a case in my then local county court had damages of over £30,000 assessed against the landlord over that sort of thing (less rent arrears of under £1,000).

Your decision. 17

fred bloggs2011-04-03 17:33:18 To get rid of a scum bag tennant do not bother with the legal route.It is a fucking joke.Give the bastards a taste of their own medicine.Start by giving the keys to the property to a burglar.Let him take everything, but they wont be able to point the finger at the landlord.

Get some fleas and drop them in their bed.It wont be long before they will hate the place.

Fire spray foam up the gas pipe so they have no heating and Transco will be puzzled as to why they have no gas. 18

Twattybollocks2011-04-04 19:37:59 @fred Bloggs: I like the cut of your jib!

Give the keys to a burglar - what a fab idea (makes note in little black book).

Outstanding!

TB 19

JXS2011-04-05 10:39:27 Twatty, that doesn't work either. The tenant could argue that you had instructed or encouraged another person to do this and would still get the injunction. 20

Alex2011-05-09 00:41:30 Just throwing in some advice. My partner and I were great tenants. Always paid the rent on time, no loud noise, polite, etc. The flat had a lot of really serious faults such as leaks, rodents, faulty electrical plugs, etc. We reported this to the council who have been looking into it as well as his income and council tax (he pays neither). Since then we've been harassed, physically assaulted and illegally evicted twice, the second resulting in our things bagged in rubbish bags, which led to lots of damages, as well as the theft of several high value and sentimental items by our landlord.

I understand it is frustrating to deal with a more awkward tenant, but it really is better to go through the proper legal channels. We will be seeking legal action to claim for damages as a result of his behaviour and after the council has finished with his criminal case for illegal eviction he will have to pay for their legal fees, a large fine ("unlimited" fine), time in prison and a criminal record.

If you illegally evict someone, even if they are a bad tenant, don't pay rent, etc, it is a serious crime (criminal not civil). The tenant will probably be entitled to a large amount of damages. If you throw away or damage their property, putting it out on a lawn counts, if there's any dampness that's liquid damage and you are solely responsible, you will have to pay back as much compensation as the property is worth, but usually more.

Protect yourself and go through the proper legal channels, no matter what the tenant does. Also, don't be an arsehole, there's two sides to every story. Let the courts decide who is right. 21

david2011-07-04 00:52:09 hiya some advice would be really gd i live in a shared house, i am the landlord and this tenant refuses to pay any rent can i throw her out, she has a 6mth contract but i reside there too thanks 22

mat daman2011-07-08 13:45:52 i have been a landlord for nearly 6 years and have had the same tenant for that time, i can only say that after the first two years its all been downhill for me. in year 3 he was 3,000 in arrears then in year 4 it was 11,000 then in year 5 it was 20,000 and now the arshole owes me over 30,000 pounds sterling and im feed up of all the bad advice and shitty legal process that has taken nearly a two years to get to the stage that i have a eviction date for the tenant from hell to vacate.Even on this court document it says that he can ask the court a leave to stay or grounds why he should not be evicted??????? why is the law of the land so one sided to the tenants favour not all us landlords have bank accounts overflowing with money and maybe some of us have only the one property as a future pension not only that but my family home is at risk of repossession as it is security on the tenanted property, so in a nut shell at the first sign of trouble hand in your notice to vacate, and just pray your paperwork does not get held up with the thousands of eviction notices being dealt with everyday which seems will only get worse in the current climate. goodluck. 23

Angry Landlady2011-08-16 14:58:35 I served a section 21 on my tenant 8 weeks ago, It's gonna expire Sunday. He's on Housing Benefit and has been told to stay put by the case worker as he will be given temp accom if he sits out till eviction.
My Massive problem is that I am due to move into the place next Friday as I complete on the sale of my home then.
Any ideas as to whether I can sue the council for enabling someone to trespass whilst I'm having the cost of the court papers etc to evict and rent & storage of my friggin house - all while he lives in MY house and is £80 short of HB to cover the mortgage on it.
FURIOUS and very upset!
I doubt the illegal option is any good - he never gets his fat ass off the sofa to leave the house long enough to lock him out! 24

Mike Rhodes2011-08-21 18:36:32 I had a 26 year old female fob me off for two months rent by saying her bank had frozer her account, it takes 7 days to transfer, her bank lost my bank details, money will be in on Friday blah blah blah. She took me for a mug so I decided to take control back.I changed the locks and put her clothes and belongings into boxes. She owed me £800 so I kept the tv and her leather settee along with three bottles of champagne. I put a note on the door telling her,NO MONEY NO FURNITURE. That night I had the police at my door. If you do not pay your garage repair bill you do not get your car back.The police demanded the keys stating I did an illegal eviction and stole her furniture. I refused to hand over the keys and I was handcuffed charged with theft and taken to the police station. I was only released and charge dropped when I handed them the keys. She moved back in!! The tenant can steal a landlords money and that is civil law but if you steal from a tenant its criminal. You got to be real slick. You have to take away the comfort and enjoyment off living in your property for free.If the tenant is not paying the rent then chances are they are not paying the council tax.Do not contact the tenant for two weeks then go to the police yourself. Tell the police no bills have been paid and despite your best efforts you cannot get contact with the tenant so just to let you know you are going to gain entry....perhaps the tenant has died? the police will see your point and register what you are doing as a concearned landlord. Tell the police that you are changing the locks because if the tenant has absconded then you don't want them having a key due to new tenants moving in.Then clear the place.Another tactic....take the yellow pages and starting at "A" phone a variety off companies from double glazing to carpet cleaning and arrange them to call at the property every half hour 7 days a week.Pay a crazy guy to go to the door and go mental at them over a drug debt late at night. Put a dead rat through the letterbox and put superglue in the locks.Also give the keys to a burglar lol.Don't go through the courts....waste of time. Take control back and be an asshole back. If someone genuinely lost their job help and advise them with getting housing benefit. Some people work and are just assholes, they deserve what they get. Always looking for good eviction advice.If they won't change the law we must make a stand to protect ourselves.

Mike 25

Mark2011-10-01 21:00:29 Dear god, some of the comments on here are unbelievable. You know who you are, and you deserve everything you get. If a tenant is in arrears, the law is in place to deal with it. You only have your stupid selves to blame if you've let the arrears build up for months. You can take them to court after 2 months! Job done, law on your side. But the ones of you who decide to chuck their stuff on the street or post rats through their letter box, give their key to a burglar etc, you deserve to rot in jail. You're criminal scum, and exactly the type of person that these laws were put in place to stop.

I'm not directing this at all of you landlords, as some of you have been fair and stuck to the law. Just the ones that don't understand how things work. When renting out a property, you give control away. I suggest you read up on this before letting out again. The tenant can stop ANYONE from entering the property, for ANY reason whatsoever. You can give them 24 hours notice and ask nicely, but they can still tell you to clear off. Its their home, and if you want to stop that, then you will need to go to court. The only way to force entry to a home is with a court. Even the police need a warrant or a very good reason to get entry. So who the hell do you think you are chucking their stuff on the street? Just because you're too ignorant to have bothered to read up on property law before getting into the property game. It only takes a bit of research. 26

JOHNNY JANO2011-10-20 09:42:56 Nip it in the bud early (rent arrears, etc) I put all my tenants' stuff in a van whilst they were out and changed the locks, I then phoned them and asked them where they wanted me to take it. They won't sue as they are potless ( except when they need a beer or a takeaway). People need to grow a pair, the most that will happen is a small fine generally, plead ignorance and act thick when the police come round. Otherwise endure months of misery. Your choice. Remember, the law ISN'T always there to protect the right,it also affords rights to some pretty sick and twisted people, don't always endorse it.... 27

deppressed landlord2011-11-03 15:02:19 @Mark looks like you don't have a clue,its nightmare when a landlord has to put with a shitty scum bag of a tenant. I am dealing with one shitty scum at the moment, who owes me 6 months rent, has trashed my home, harrasses and threatens me with the police, is using utilities in fake names, has been convicted of a criminal offence and is serving probation, claims HLA and is not paying me, i have made endless phonecalls to the housing benefit team to suspend the payment, yet they continue to pay the shitty scum and not me, I have served section 8 which has expired he is staying put and laughs at me down the phone. What a nightmare the legal process is tooooooooooon slow, i am suffering with depression and want to take control and change the locks. 28

Sarah Smiles2011-11-03 15:55:52 Reading all this has really made me laugh. Ive been renting now for two years and have currently got myself into a rather sticky situation as when i moved into my current property i lost my job and havent been able to pay the rent for two months. I have very nicely come to an agreement with my landlord to move out as soon as i can and also to pay back a bit at a time from my new part time job, thats all it takes. a little bit of maturity. At the end of the day we are in a big financial problem, unless you realise this then DONT rent your property. Just because i am in arrears that does not make me scum, that makes me one of the 2 million other people in britain at the moment who are struggling. I am just glad ive never experianced landlords like half of you on here because you dont have a clue. My suggestion to you is live in the property yourself and rely on yourself!! Chucking peoples things in the street and making someone else go into their homes... thats sick and i personally believe no matter how many months behind in rent or whats happened then too right you should be the ones prosecuted, because thats just damn well disrespectful & highly illegal. Oh and in future i suggest a proper background check on the tenant before they move in if you dont want any problems rather than chucking any old sod in just so you get money quickly!! 29

khorram lashgari2011-11-12 18:59:45 My tenanet has vacated the property, but not given me the key. Part from extensive damages to my home, the garden is full of rubbish.

How do I get the key to my property? Can I claim damages from my tenanet for neglecting the property and dumping rubbish in the garden? 30

Benji2011-11-12 19:21:56 Khorram,

If you have legal possession, just get a locksmith. Costs about £50 depending on.

Yes you can claim damages, including the lock changes.

Why dont you use the deposit?

If you dont have a deposit and you think the tenant has any money, then use money claim online to claim against them using your inventory as proof. 31

katcar2011-11-16 12:06:23 dear sahara smiles, so you havent paid your rent for two months because your in financial trouble you poor dear, havent you got any friends you can live with ? what about the landlord its not their problem but your making it theirs,its there home not yours.
What about their morgage payments. I couldnt pay my morgage so i let my house and went and Got cheap shitty accomodation so the bank couldnt forclose on me and guess what i got arseole tenants,I GOT THE SOB STORIES,BUILDERS OWED HIM MONEY, CANT WORK CAUSE OF WISDOM TOOTH,BLAH DIDNT MATTER THAT I NEARLY WENT CRAZY,COULDNT SLEEP,SHAME YOU DONT HAVE ONE OF THESE LANDLORDS !!!!!!



i 32

Mike Rhodes2011-11-16 19:38:23 I had a tenant like you Sarah smiles. If you lose your job you can go to the housing benefit office and apply for housing benefit.....did you not know this? It seems that the majority of these scumbags just lose their job and just sit there and do nothing and expect the landlord to sort out their mess. If freeloading scumbag tenants do not pay their rent then how do you think the landlord is going to pay his mortgage? any suggestions? or do you think that landlords live mortgage free? you are so wrong. Scumbag tenants only act the way they do because they can get away with it...trashing properties, making up bullshit about harassement the minute a landlord asks you to pay your rent. You are critisising landlords for considering drastic measures....if you played the game then it would never come to that.You would not eat a meal in a restaurant and walk out and not pay....or would you do that too? The scumbags force landlords to consider extreame action out of frustration and desperation.The police are a waste of time...if you throw them out its criminal...if they rip you off living rent free in your home then its a civil matter. They can wreck the place but you are expected to maintain it for thenm even if they do not pay the rent. I think we agree that housing benefit exists....true? then if you lose your job, and you should have notice of this, then it would give you plenty of time to apply for housing benefit.I would assume you would want to keep that for yourself aswell....THIEF!

POWER TO THE LANDLORD AGAINST SCUMBAG FREELOADING TENANTS! LANDLORDS UNITE!

There should be a sex offenders type UK wide database for these people to warn other landlords but its unlikely due to data protection.They just go from landlord to landlord and tell the new landlord that their last landlord was an asshole ect....

Mike 33

Mike Rhodes2011-11-16 19:42:56 And about you paying your arrears up.....yeah right then. That is just another bullshit excuse. Heard it all before sweetheart. You have no intention of paying once you move out of the property. Just buying yourself some time. The amount off times I have heard a non paying scumbag say to me as they leave "Don't worry you will get your money". Bunch of losers. 34

deppressed landlord2011-11-17 10:29:34 totally agree with you both katcar & Mike you have both taken the words out of my mouth, sarah smiles sounds like a rogue tenant because there was nothing funny about my earlier post, yet she found that really funny , yeah and thats because she seems to be a shitty scum just like the rest of them parasites, 35

Zenobia2011-11-18 10:45:56 To those people who think that they can just pay the small fine and get away with it, think again. I acted for an illegally evicted tenant last year whose landlord changed the locks on him when he was out despite the fact he was going to the cashpoint to get some money out to clear his arrears. He got LEgal Aid, sued, and now she was hit for damages of over £25,000.00. Plus our legal costs. And not all her victim playing could save her.

I really enjoyed that case. Idiots and arseholish folks like you Mike Rhodes pay my wages. 36

Benji2011-11-18 13:10:58 Zen,
Even if we were to believe your imaginary job.

"the fact he was going to the cashpoint to get some money out to clear his arrears"

c'mon! 37

Mike Rhodes2011-11-18 15:51:27 Hello Zen,

So are you a Lawyer or a LIAR? Both words sound the same when pronounced lol

I would say you are a liar based on your style of writing.It is not written in the style in which a solicitor would write it. Can you provide me with a link to any case law that would back up your claim that you won a scumbag tenant 25k? Total rubbish. If this was the case you would get these scumbags making a living out of being illegally evicted...."I was at the cashline getting your money when you called" Ha Ha Ha ok then.At 25k a year legal expenses paid its a nice little earner. Not only free accomodation for a few months but they also get the chance to win 25K....thats better odds than buying a scratchcard. It is only the flea bitten soap dodging liars who will come on here and defend themselves under the cover off "I'm a Lawyer" sorry LIAR.

Another hot tip ladies and gentlemen!

If you go into the property and just change the locks and remove the tenants belongings then you are committing an offence....you have to be smarter!Go to the police and tell them that you have tried to contact the tenant but had no reply. You went round to the property and you found a note on the door saying "I have moved out the property and will be back for the rest of my belongings next week as I have nowere to take them.Thanks" It then becomes your word against theirs making it a civil matter. Act dumb, you had not had your rent and you assumed the tenant had absconded.All you did was went round and secured the property. Impossible for the police or the non paying evicted tenant to proove otherwise. The government are now paying these scumbags direct. They steal from the tax payer and the landlord. You have to fight fire with fire and decent people are forced to take extreame measures rather than sit back and get a scumbag take them down finanially. The police are useless and they hate getting involved with this. Even a police officer agreed with me and said its all wrong but their hands are tied.The time it takes to get to court they owe you serious money and trashing the flat knowing they will be out in a couple off months.

I had a tenant who rented from me and lost his job. He asked me if I could wait a month till his housing benefit was sorted out and when it was it was no problem.

Excuses I have heard?

1. I had your rent but left my purse on the bus.

2. My Grandad died at Christmas and I had to pay for the funeral.

3. I can only give you £100 this month as I had to buy a new PC.

4. I lost my bankcard.

5. My wages have been mixed up at work.

6.I have transfered the money into your account...did you get it?

7. The money takes 14 days to go in.

8.I am not paying the rent till you fix the leaking tap.

9. My cat had to go to the vet.

10. They have cut my hours at work...what do you suggest?

What plannet are these people on...how were they brought up?

Mike 38

Mike Rhodes2011-11-18 15:56:43 Please excuse any grammer or spelling mistakes. I am a builder....not a lawyer. I get paid from the neck down.

Remember people, Can't pay...can't stay 39

Benji2011-11-18 16:57:42 Mike,
http://www.landlordlawblog.co.uk/2010/06/14/five-harassment-and-unlawful-eviction-cases/ 40

deppressed landlord2011-11-18 17:49:10 deppressed landlord is feeling happy;.))Mike thanks for all the usefull tips and i'm still laughing about the lawyer and liar quote, you nailed that one on the head !! well done, thanks 41

Zenobia2011-11-19 02:58:19 Okay, I admit it, I lied. My name's not really Zenobia, but I did obtain damages on an illegal eviction case the other year of £25,000+.

In fact, damages for illegal eviction can be extremely high in certain circumstances - Cashmere -v- Walsh springs to mind (find it here: http://www.landlordlawblog.co.uk/2010/01/15/two-harassment-and-unlawful-eviction-damages-cases-2/)

The "tenant absconded" defence doesn't always wash either. You may wish to look into "implied surrender" before doing this. General rule - if they don't give up the keys or move out all their stuff, they've not abandoned the tenancy.

Best illegal eviction I ever came across (in terms of refuge in audacity) was where yon landlord got his pal to pretend to be a Court bailiff and post a phony notice on the door. It was quite a good one too, it even looked genuine. Unfortunately a quick call to the County Court (and the fact that the warrant number began with the wrong letter for that year) soon proved otherwise. That landlord was a right nasty little earsling; threatened to trot round to our offices and punch us all in the face.

Needless to say, Rhodes, I don't know if you're in my patch but I'll look forward to coming across you in a professional capacity. In the meantime, quit whining about the fact you got stuck with a bad tenant and suck it down like everyone else. Maybe also do more extensive background checks. That might assist in future. 42

Mike Rhodes2011-11-19 08:16:07 Hello Zen,

Thanks for your honesty....I would gladly entertain you in court and I usually defend myself.I have been taken to industrial tribunials and small claims courts for various things and, as always,I just end up getting a slap on the wrist. Judges are not stupid and can see that most of these people are money grabbing riff raff and understand a landlords position.I have a large portfollio ranging from high end flats to bedsits in really bad areas.The high end properties I have no trouble with but the slum properties that I got cheap....thats a different story.You will not get quality tenants in these flats and when doing checks on them if you were to dig too deep then you would rent to no one.When selecting tenants for these low end properties you have to understand that the people looking to rent are on the same level as the people you see on Jeremy Kyle.You know the type. They are all assholes but at the end of the day it boils down to the level of asshole your personality can tolerate.I have rented property for over 12 years and if someone does not pay they usually go within two weeks.These types of tenants take liberties and mistake nice for soft so you have to take them on at there level.I had one guy who was dealing drugs from my property. He had this wieght bench and used to bench press this thing about 100 times. I could not even lift this off the bar! When he got his rent cheque he would not give it to me. When I asked him for it he told me if I came near the property I am dead,end of.I had to get someone who could lift his wieght bench 200 times.I got this local guy to go round. He just went round with a roll of black plastic bags and the minute he opened the door he walked into the property and said "Guess what! I have just bought the flat from Mikey! pack your stuff I am moving in now!" What is this guy going to do? a convicted drug dealer with convictions for assault and known to the police? Go figure. Once he went I got a few threatening txts but that was it.
Another hot tip!!!! If a tenant does not pay make them an offer of another property!!!!!Go round with a glossy waterfront brochure of a new developement with two extra bedrooms.Tell them the rent is only £50(makes no difference as they won't pay that either) a week and £1000 cashback when they move in.Even tell them you will have a removal company get their belongings. Take all their gear to a local Barratt or Redrow developement and tell them you have forgot the keys. Put all their gear on the street and just don't go back. End of tenancy lol.

Believe this or not...I am an approachable and honest family man. I even have former tenants invite me to weddings! I will not be taken for a ride and will not just sit back.I will do whatever it takes within the law to piss them off as much as they have pissed me off.All I want is for them to pay their rent. I do not believe I am going too far. Have any of you seen the film "Taken"? I should get liam Neilsen to phone them and ask for the rent(watch the clip on youtube!)

Thanks for your replies and hope you are all having a good weekend. Do not let the bastards grind you down!

Mike 43

Benji2011-11-19 09:16:01 Dear Zen (or may I call you Nobby?),

Notwithstanding that I doubt someone capable of obtaining £25000+ damages would be struggling to win an argument with a self confessed semi literate builder (no offence Mike) on an amateur landlord site, youve given me an idea for speeding the eviction process.

After obtaining a possession order, if they dont leave, it can take weeks to arrange court baillifs. Although strongly advisable, it is not a legal requirement to use them.

So on the Friday at 5pm after receiving the possession order, turn up at the house and state you will be arriving at 8am Monday morning with the(unspecified) bailiffs. Whereupon you will take over legal occupancy as per possession order dated..Police presence has been requested along with a dog handler, locksmith..

The idea of nailing a big legal eviction pack to the door is a nice touch.

It would be a brave tenant still there on Monday morning. 44

Zenobia2011-11-19 12:59:28 Mike, I have to say I haven't come across the "con them out with lure of non-existent tenancy elsewhere" trick before but I'll look out for it, thanks.

What irks me, though, is this: "Judges are not stupid and can see that most of these people are money grabbing riff raff and understand a landlords position." Don't think that anyone who gets illegally evicted is some sort of crim or dole bludger. The woman who got booted by the pal pretending to be a bailiff? She was in no arrears or anything like that, the landlord just wanted to sell up and was annoyed that the Council had told her she would be intentionally homeless if she moved out without there being a possession order and/or bailiff's warrant. Landlords wanting to sell is a big motivator for illegal evictions.

I did have one where I did act for a person who was, quite frankly, a scumbag and who turned up to court in the very essence of "scrote couture." And yes, the landlord represented self and put in statements from self and other persons saying how this chap was a drug user who resorted to thievery to pay for his habit. You may have thought that the Judge had him as a "money grabbing riff raff" but this wasn't the case. The Judge actually refused to allow in those statements saying that it was little more than an effort to smear the Claimant and was irrelevant to any fact in issue and thundered that "that sort of thing does not happen in my court."

You are right in saying that there are some people who try to goad their landlords into illegally evicting, usually by temporarily leaving the property, saying off-handed that they're gone (never in writing so it's deniable), then returning once the landlord's moved someone else in and claiming illegal eviction. Judges usually see through this but landlords who are insufficiently clued up may be tempted to take the then inevitable early settlement offer. You can protect yourself against this by treating the tenancy as active until they return the keys.

If there are rent arrears, you can, as landlord, counterclaim against the tenant for them if he tries to sue for illegal eviction and these will be set off against any damages award (so long as, of course, you can prove there are arrears). So fine. Knock yourself out. Same if they've trashed the premises.

I agree that the Courts are inefficient and slow in almost every type of case and it is just nuts (and several landlord clients of mine have fulminated about it to me) that the Council won't rehouse these people unless they stick it out to the end, even when it's a s. 21 and the landlord's paperwork is all in order and the deposit's protected and all that so there is no defence. Unfortunately, in the words of HHJ Seymour in the case of RC Residuals Ltd -v- Linton Fuel Oils, "that is life and life is tough." 45

Mike Rhodes2011-11-20 17:00:27 Ok Zen....I agree, the law is the law and the law is there to protect. Every landlord must ultimately follow procedures to evict a bad tenant. The majority of my tenants do pay the rent and I have no problems. You can say that one must be carefull who you rent to but I even had a police officer and a Prison Officer who turned out to be bad tenants. Sometimes taking people on face value is not enough.I had a guy that worked at the local dump keep my property spotless.If you get too friendly with tenants they can sometimes mistake nice for soft and try and take advantage.I had one tenant who was never of the phone to me demanding the most trivial of repairs and had me jumping through hoops. She then went on holiday and came back and said she never had the rent.Naturally I had a go at her down the phone and she had the police contact me about harassing her.
I am a nice person and all my friends are nice but being a landlord has changed my personality.I have walked into flats I have spent 10k on only to find it destroyed 6 months later.I have been threatened, assaulted,stand offs with drug dealers and even had prostitutes use my property.I have met some really nice people renting flats but also some of the nastiest in the world.
You would not walk into a reataurant and leave without paying and you as a Lawyer would not defend anyone without a fee. You would be angry if people did not pay you even though you earn around £300 an hour and drive a Merc. Some tenants believe that landlords sit on their yacht, drinking expresso and managing their property porfollio....not the case.Most amature landlords pay a mortgage on their buy to let and the money they make barely "washes the face" of the property.If you are sitting on a load of properties you aquired cheaply before the last boom then you can make a living.With other people who have remortgaged to do this are facing financial trouble if they do not get their rent for months from a tenant.They can be left owing £0000,s and a wrecked property.I had to wait 3 months for the council sorting out a DSS claim and the tenant was packing her bags knowing her £1200 was being paid into the bank on Monday.I knew she was going and I could do nothing about it.

I know full well the procedure for evicting a tenant but the law is fully on the tenants side no matter what damage it does to the landlord. You have to fight back and ever bad tenant I have got rid off has left with the thoughts "what a complete bastard". I can be the smiling assasin and always look and think up idears to create certain pressures.

Why are you in our gang hut Zen? and anyone else who wants to critisise the extreme measures discussed.It makes you money Zen, that is good, but I will do anything to assist a fellow landlord.I myself am a good landlord. I do my annual safety checks and address all maintenance issues promptly. Its when people work and have no excuse for not paying rent and all the wanker bollock rubbish that comes with it, I take offence to it.For non paying tenants the gates of hell have just oppened.

I have a serious hangover today but I will share with you another hot tip!!! check this out!

I tenant will not pay and will not leave the property long enough for you to go in and change the locks.If you apply aradite to the lock you will find the scumbag tenant would rather kick the door in than pay for the services of a locksmith./if the tenant will not leave then go and buy yourself a pay as you go phone at asda...unregistered.Bring out the yellow pages and starting at "A" work your way through the book till you reach "Z".Book your tenants some essenial appointments for double glazing, carpet cleaning,life insurance ect ect ect.Tell the reps to come anytime from 8am till 10pm since they are available all day.A visit every half hour would be enough to piss them off....works well.

When all my help and advice fails and the tenant is still hanging in there and a glutton for punishment the last resort is to contact Zen....she seems to get results in damages claims.

Mike 46

Benji2011-11-20 20:04:02 Mike,
Childish and ineffective. Your hangover must be well bad.

The only people youre screwing around are honest tradesmen. After the first couple of calls the tenant will just stick a note on the door saying its a prank.

Araldite on locks? C'mon mate, massive risk of criminal charges for very little inconvenience. Five minutes and theyre back in.

Just use the law properly. Instead of reading the yellow pages try reading the landlord and tenant act. 47

Mike Rhodes2011-11-21 19:38:34 To be honest with you Benji....you are correct. I personally have learn't the hard way and experienced the long arm of the law for taking matters into my own hands. I initially got charged then had it dropped. What I did was enough to piss off the tenant to leave quicker than he would of liked as he wondered what I was going to do next. Some of these things are suggestions and I am not saying that I have personally done these things or ever had to resort to these extreame measures in the 10 plus years I have done this. I am sure if the law allowed it many decent landlords could think of things a lot worse to sort out the scumbags who are staying in their property free gratis.
I probably know more about the law,property developement,construction, people and life a lot more than you for a degree qualified semi literate builder. I do not mind constructive critisism and some of my comments are tonque in cheek for the benefit of the frustrated landlord.If you go around acting like Al Capone you will end up in prison.I do not take offence at Zen as she is putting up a valid debate. As for yourself, you are using it just to have a cheap dig at myself.You probably live with your mum and have invested your money in buying her council house and your other investments are a dog kennel and a garden shed.If I carried out any of these things I would by the age of 40 have a criminal record, which I don't. I am a registered landlord and know the law. If I didn't have a clue I would not have the portfollio I have nor the sucessful construction business.

Ligthen up Benji and take the blog as a laugh and with a pinch off salt instead of using it just to have an asshole dig at people.

Thankyou

Mike 48

Benji2011-11-21 20:58:33 Mike,
Fair enough mate, sorry you took offence.
Be lucky. 49

The Lock Smith2011-11-27 15:48:57 I think tenants that don't pay are scum and we everyday throw people out that don't pay.Some of our clients are Banks and receivers.We can throw them out for you quickly and at low cost legally.Get in touch. evictions @ taylors . co 50

Mike Rhodes2011-11-27 19:23:46 Hello Mr Locksmith,

I am a Joiner to trade so changing locks or forcing entry is not a problem to me.Taking the law and evictions into my own hands only gets me in trouble.I will look you up and see what you can do for me in Scotland.

Thanks for your help and that seems like the way ahead. Someone who sees my point, and my view on these people, but can address the matter legally and quickly.

Mike 51

Mark2011-11-28 09:42:58 I see your point Mike, i just don't agree with taking the law into your own hands. Some of the things you have suggested are criminal, and i'm glad theres a law in place to protect against people like you.

I don't agree with tenants not paying, especially as they can get housing benefit if they're not earning. But, i also don't agree with ignorant landlords who break the law. If you're renting out a property, its worth reading up on the rules.

And if you're taking the risk and not doing proper background checks, then you only have yourself to blame as you've taken a gamble. 52

Mike Rhodes2011-11-28 22:49:53 Ok Mark so what you are saying if you do proper background checks then you will get your rent each month? you are talking rubbish.I have had professional people who act the clown as regards rent. If you are an experienced landlord you would know this. I have had people on minimum wage pay the rent each month and others earning way more try to avoid paying and look for an excuse not to pay.Sometimes you have to take people on face value and certain non paying tenants only understand one type of language. I do go by the law now and I have learnt the hard way.This blog is a bit of banter and tongue in cheek.It is a sounding board for frustrated landlords.

I think you need to lighten up mate. 53

Mike Rhodes2011-11-28 22:51:00 Bring back Nicolas Van Hoogstraten!Thats a man that always gets his rent..... 54

jeane2011-12-11 14:11:46 Hi my ex has buggered off home to denmark and left his ford anglia and lots of his stuff in the garage rented in my name.As i can't afford the rent on the garage and have to clear it out can i dump or sell his stuff as have no contact details for him and his son ignores emails.car has been there for 2 years and needs attention can i get rid of it as i don't have any paperwork 55

Mike2011-12-12 17:24:29 Hello Jeane,

I think he has gone for good and cannot be interested in his gear after all this time.Is the ford Anglia for sale? I love the old classics! give me a call and I may take it off your hands.

Mike 07769960741 56

Tenant2012-01-19 20:35:03 Im not the best at spelling and gramma n all that shite.... Anyway landlords are divs my dad was living in a rented house he said I could take over the tenancy coz hes mates with the landlord and his wife. Landlords wife does all the agreements etc she gave me and my friend a landlord declaration 2 claim 4 the house joint tenant. Things went tits up coz we complained 2 environmental health about cracks in the walls. Turns out the landlords wife never told the landlord that we was here (coz he came round when we complained) he said ur not suppose 2 be here ur dad is! I said no I dont think so ur wife signed it over 2 us. He denyed that of corse... The sneaky bitch lied and tried coverin it up 4 herself even thou the housing benefit people have her signature. Then few weeks later the bitch sent an eviction notice in my dads name sayin ur getting done 4 sub-letting etc. In the benefits eyes were the tenants but the landlord n wife say not. Shes a very good liar but not very clever the dippy cow has signed things. So I am suing 4 everything. Well done all u tenants 4 smashin the propertys I dont blame u. Remember we av rights I am stayin until they pull me out by my eyes until then I will remain seated thanks 57

Mike Rhodes2012-01-21 00:14:19 You are a complete ned and I can tell by the way you are explaining it all that you are one off those stupid dildo hoodie types. Why did you not just contact the landlords wife about the cracks instead off well and truelly pissing off the landlord by going to enviromental health? Don't you think he got a letter? you tried to get him into trouble. You are not very bright making stupid anorak comments......stay in the property until they throw you out like the ned you and your mate are. 58

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