Absolute proof that LRS does work - all landlords and letting agents, please read this ........

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Absolute proof that LRS does work - all landlords and letting agents, please read this ........
02/01/2014
8:04 pm
Heritage Estate Agents
North Somerset/Bristol
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Forum Posts: 451
Member Since:
21/12/2012
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Today is my first day back after a nice relaxing xmas break, the phone rang non stop, and we happiily booked viewings and valuations all afternoon.  About 4.45 pm I took a call from an individual, I cant name them as I dont know their name, but it went like this:

Me - Good afternoon Heritage Estate Agents.

Tenant - Hi, I am looking for a 1 bed property to rent in WSM, for about £500 pcm.  I understand that you have one on ***** Road coming on shortly, so can I book a viewing.  Let me tell you my story first though.  I am renting from a right ******* in WSM.  He is a big landlord, who is selling his properties up.  He has screwed me over big time, and when I challenge him over it, he give me a mouthful.  He is breaking the law big time and he thinks because he is a big landlord he can get away with it. 

Me - sorry to hear that, what happened?

Tenant - Well he put my electricity charges up by an illegal amount, contrary to an Act of Parliament, and its not like he needs the money.  He drives around in a flash car, wears flash suits, speaks to me like sh*t, and thinks he owns WSM.  He owns a company called Landlord Referencing as well, what a load of old sh*t that is.

Me - Oh, so then your landlord is Paul Routledge?  We know Paul very well at Heritage ........

Tenant - So, you are going to tell me that you will run a Lifestyle check on me?  You know he has issued a tenant alert about me?  Its all rubbish and slander.  I dont want to use your agency, as I dont want to use anybody with any connection to Paul Routledge.  I am going to find another letting agent who doesnt do this, or will find a private landlord. 

Phone gets slammed down.

I then sit there and kill myself laughing -  I am aware there are always two sides to every story, but he if is the subject of a tenant alert, I dont want him to rent through us.  I dont know who is he, but the moral of this story is that landlords and letting agents - for gods sake dont take our last bad tenant.  If we had booked a viewing with this person, we would have carried out a Lifestyle check, it would all come out and we wouldnt take it any further.  Absolute proof positive that the system works, and absolute proof that you can prevent getting a wrong un.

So the moral of the story is landlords and letting agents get yourself signed up to LRS - I would also add that I am not receiving any financial inducement to do this whatsoever, I just happen to believe that something needs to be done to prevent bad tenants from moving on to inflict themselves upon some poor unsuspecting landlord, without any fear whatsoever. 

Enough said!

Cathy

http://www.heritage4homes.co.uk

02/01/2014
8:37 pm
Paul Routledge
Admin
Forum Posts: 2831
Member Since:
20/05/2011
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Cathy that is unbelievable I wonder if he walks out of Mcdonalds after lunch and tells them they don’t need money either “Classic”. The only way I can respond to that is to post my letter to him which upon reading will give you the real story. However I am glad he thinks LRS is a pile of S##t because that pile of S##t just stopped you taking him. Unfortunately someone else will and he will find someone who is not a member to support him.

……………………………………………………….

 

Mr #######,

Flat 1,

#############,

20th December 2013

 

Dear #####,

 

Following your outburst in the office yesterday and again today, it is with regret that after all this time we are forced to serve you a Section 21 requesting the return of our property.

Whilst writing, I feel I need to put pen to paper as trying to converse with you face to face is an absolute impossibility as has frequently been proved over the years and in particular this week.

You have been a tenant of ours for around 10 years now and in that time we have never done you wrong.  Even though, with your dubious references at the beginning surrounding Wimbledon and your alleged bomb threats, we were prepared to give you the opportunity when no others would. 

We have stood by you and even gave you a chance to have a job by making you the caretaker at #### Court.  This support continued right up until we had to ask you to leave due to the aggressive and violent threats against a tenant whilst you were in possession of a machete which resulted in a criminal prosecution.  At this point we even supported you further and moved you to our best flat in ##  ######  Street as you had alleged that it was the fault of the other party, despite this you landed up having to be tagged.

In the new property, and due to your circumstances, you could not afford the rent that we had been achieving for ##### Street.  We reduced the rent to assist you, we maintained the electricity at a lower level despite the fact that prices were increasing and as you are aware, we included the water and the gas central heating and hot water (which is something which needs to be disclosed to the Council by yourself.)  We have not increased the rent, even though the market place shows a 37% increase in utilities over the past 2 to 3 years.

Firstly, I am addressing your concern regarding the electricity, this too has been increased by 37% over the past 3 years and we have not raised the meters to take this into account.  The meters were already set on 22p per unit and we increased them all to 25p as the bills were not being covered and we are just entering into a new more expensive contract.  To reiterate and as we could and tried to have explained to you the other day had you not been so irrational and aggressive, the bills we are receiving are not covered by the money being taken by the cards and so we have increased the unit charge if, however, it proves that the money taken covers the bill, then we will reduce the unit charge and refund any monies.  Furthermore, you can look at the meter and see that the unit charge is 25p but we do not believe that the kwh quoted by electric companies is the same as the amount the meter takes and you need to further recognise that the kwh charge quoted by electric suppliers does not include standing charges and VAT.

I find your allegations that we are attempting to illegally rip you off quite frankly absurd and considering that absurdity, perhaps we should discuss the rent arrears which you have accumulated and which have been creeping up since January 2013 and now stand at £530.05 up to and including the 22nd December and increase by £115.00 each week.

In summary, firstly, your inability to be able to carry out a conversation without becoming overly aggressive cannot be tolerated by me or my staff in our office and in my absence, they are gravely concerned at your unpredictable and erratic behaviour and outburst as we are all aware that your alcohol consumption is sometime voluminous and therefore leads to such irrational and aggressive behaviour as per the machete incident.

Secondly, your inability to understand or appreciate that people have tried to assist you throughout your problems of criminal prosecutions and financial strains is astonishing.  Such assistance has been met with nothing but a belligerent stance from you and your subsequent claims that we are in fact the ones who have perpetrated criminal activities and harassment upon you. 

As you do not have a job and are reliant upon benefits, your financial restraints put you in a position whereby your rent arrears are above a level that is acceptable and we are not your free bankers.  We do not believe that you have the ability to clear these arrears in the near future.  We feel that communication or any future relationship between yourself and us has irretrievably broken down and as a private rental sector landlord we have done our best but do not feel that we have the ability to deal with what can only be seen as possible mental issues from you in relation to your recent outburst and your violent past and therefore I do not intend to allow my staff or myself to be the subject of your ungratefulness, irrationality or hostility in the future and seek possession of my property and payment of all outstanding monies in full forthwith.

In parallel with your threats that you have been to the CAB, the Police and a solicitor all of whom you say have supported your case, I suggest you take this letter to them to show them the true circumstances with which we seek possession of our property and in the meantime I would suggest that in order not to exacerbate what is already a volatile situation that you make arrangements for your future rent and your electricity to be paid and collected by a suitable representative.

Yours sincerely,

 

Paul Routledge

 

………………………………………..

 

Not joined us yet get this tenant alert Tenant Alert SW/TJ/201213 by joining us now free

 

Paul Routledge CEO
Tenant Referencing UK.Com
02/01/2014
9:14 pm
PaulBarrett
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11/10/2011
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Can't believe you have kept the a---ehole for 10 years.

You really are a tolerant chap!

If I had any attitude from a tenant of mine they are on a S 21 and then booted out.

These feckless people are really not worth bothering with; they deserve to be on the nearest park bench; or maybe NOT even that!!

This idiot is representative of the attitudes so many wrongun tenants; it's always everyones elses fault and NEVER their's

Which is why we PRS LL want the eviction laws changing to deal with a---holes like this.

My understanding is you are exiting letting to these types for a better sort of tenant client; and who can blame you!!

Why should you have to put up with the likes of this ungrateful tenant.

Don't know if you have a pier at WSM; but I'm sure it would be useful for ALL PRS LL if this particular tenant took a VERY loooooooooooooooooooooooooooooonnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnng walk along the pier.

Don't imagine he would be missed and it would do everyone a right favour!!!!

I can think of about 5 of my tenants past that would NOT be missed by society in general if they were no longer around.

Shame we can't be Dalek LL; you know what they do a lot of and seems to be their favourite pastime............................Exterminate!!!!!

 

 

02/01/2014
9:51 pm
Heritage Estate Agents
North Somerset/Bristol
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Forum Posts: 451
Member Since:
21/12/2012
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OMG!   I am so glad we didnt book a viewing.  Its a particularily nice landlord as well.  

Paul Barrett- yes there is  lovely pier in WSM.  I am afraid I have my professional head on and cannot possibly comment ........

Cathy

http://www.heritage4homes.co.uk

03/01/2014
6:11 am
Paul Routledge
Admin
Forum Posts: 2831
Member Since:
20/05/2011
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Paul,

I just try and give people the benefit of the doubt and help where I can and I know I am insane for doing so but that is why I am starting to retire.

This tenant is a product of what the laws have made him his constant rants are about his rights and how I need to do what he says because the law is on his side. He has no respect or consideration for what we have done for him in the past he does not need to because the laws say he does not.

I have always said the constant interference and additional legislation will result in bigger breakdowns between landlords and tenants and from my letter you can see this, he does not care about anything other than I should not be charging him anything because I drive around in a nice car wearing a nice suit, it matters not that I have worked constantly for 40 years and probably paid more in tax than he will earn in his unemployed existence, I am a right wing A######e  charging him for the electric he uses when I clearly don’t need the money.

Cathy,

Thanks for using us; I am so glad you and your landlord were saved from this guy by LRS and as I have always said you can have 100 no match you only need one to make a difference.

Tenant referencing and credit checks | Who is the best? – See more at:

 

Paul Routledge CEO
Tenant Referencing UK.Com
03/01/2014
10:10 am
@more2property
Guest

This post shows you why social networking together saves us a lot of grief ..... http://shar.es/9vLii  via @sharethis

 

excellent letter to mr tenant! #landlord referencing service & landlord networking invaluable IMHO

 

via twitter

03/01/2014
10:48 am
LyndonBaker
Bristol to Weston-super-Mare
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Forum Posts: 1728
Member Since:
11/10/2011
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When I meet Paul R I am paying more attention to what he says than the suit he wears!

New Year's resolution: I must be more observant. Wink

 

03/01/2014
10:52 am
Paul Routledge
Admin
Forum Posts: 2831
Member Since:
20/05/2011
Online

Nice to be told I look a bit flash normally just called a fat old bald headed tosserLaugh 

 

Needless to say the tenant has been paid by the council and has now failed to pass it on I guess he is going to use it as a deposit for the next place so some unsuspecting landlord thinks he has saved up his deposit.; Well!  he has not he has swiped last month’s LHA rent from us.

 

Tenant Referencing and Credit Checks who is the best? – See more at: (Click here)

 

Paul Routledge CEO
Tenant Referencing UK.Com
03/01/2014
10:56 am
LyndonBaker
Bristol to Weston-super-Mare
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Forum Posts: 1728
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11/10/2011
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Paul Routledge said
Nice to be told I look a bit flash normally just called a fat old bald headed tosser<img
 

In the interests of fairness, Paul, I reserve judgment on that until the end of the month after my cataract operation! LaughLaughLaugh

 

Happy New Year! Smile

 

03/01/2014
10:58 am
Paul Routledge
Admin
Forum Posts: 2831
Member Since:
20/05/2011
Online

Fair enough "Respect"Smile

 

Paul Routledge CEO
Tenant Referencing UK.Com
03/01/2014
11:28 am
rybeconline
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Forum Posts: 71
Member Since:
07/10/2013
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What a perfect example of how this apparently s##t site is actually worth its weight in Gold!!

The audacity of some people baffles me, always someone else's fault and they really do believe that the world owes them a favour.  You housed him when nobody else would have yet still you're the bad guy in this??

You must have the tolerance of a saint to put up with 10 years of this guy's rather eventful life!

We can all save ourselves from taking bad tenants like this in the future, just by joining LRS and it's such an easy system to use!!

Bad tenant's such as this one better think twice in the future about behaving in this manner, because we are now armed with a secret weapon......mwahahaha!!!

If you've activated your LRS account you can now sit back and smile as  bad tenants are going to really struggle to find any property that will put up with their antics and it's all due to the wonderful refs /alerts LRS provide us with :-D

Well done Flash Paul......PRS 1- Bad tenants 0

Kayleigh Tewkesbury

Rybec Homes online partners with landlordreferencing.co.uk

 Advertise your 'let' until 'let' on Rightmove and Zoopla for £25+vat

03/01/2014
12:37 pm
Cedric
Golders Green
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Forum Posts: 475
Member Since:
15/12/2011
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HAHAHA, oh dear! This is why 'Real Time Referencing' is my first port of call.

I will be forwarding this link onto my contacts in the West Country as soon as possible. Cool

Linking this back to my most recent LRS post I think Pay Day Loan companies should start using Landlord Referencing, as the kind of behaviour displayed above and in my recent post is definitive proof that this will not show up on the traditional credit background check.

RE my most recent LRS post : Quote from Wiltshire Correspondent Robert Murphy:

 

"We spoke with one of the loan firms that allowed her to buy these presents, they said they carried out affordability checks and used a credit reference agency to check her suitability. If she applied for several loans in a short period they may not even know about those other applications"

03/01/2014
1:10 pm
Heritage Estate Agents
North Somerset/Bristol
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Forum Posts: 451
Member Since:
21/12/2012
Offline

The Real Cedric said HAHAHA, oh dear! This is why 'Real Time Referencing' is my first port of call. I will be forwarding this link onto my contacts in the West Country as soon as possible. <img

Go for it  Cedric and send your landlord contacts my way please.

Cathy

http://www.heritage4homes.co.uk

03/01/2014
1:35 pm
Mary Latham
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Forum Posts: 1829
Member Since:
17/05/2012
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Paul quite apart from the fact that LRS has once again saved a colleague from the pain of taking a bad tenant what also comes over in this discussion is just how far we, landlords, go to help tenants when they are struggling.  It is often said that private landlords "serve a Section 21 at the drop of a hat"  Many local authorities have this attitude to us because they only see tenants when we have finally given up trying to help and are forced to seek Possession.  You have my deepest respect for tolerating this difficult tenant for so long and with so many issues, you are a credit to the PRS.

Out of interest what do you think made this tenant finally go over the edge?

Cedric, I had not thought about the term "tenant referencing in real time" before and I wonder if Paul has considered this as a sub title for this site - I think that many landlords would begin to understand what LRS actually does for us if this became a subtitle?

 

Follow me on Twitter@landlordtweets  

The perfect present for property investors @ £4.64. My book, where I warn about the storm clouds that are gathering for landlords is available on Amazon title.  Property For Rent – Investing in the UK: Will You Survive the Mayhem?  http://www.amazon.co.uk/dp/1484855337

Follow me on Twitter@landlordtweets
03/01/2014
2:18 pm
Paul Routledge
Admin
Forum Posts: 2831
Member Since:
20/05/2011
Online

Mary we have called it real referencing for a while but we are obviously not getting the word out in the words of my teacher “Routledge try harder”SurprisedLaugh

In answer to your other question, I think what threw the tenant out was the fact that he had not worked for so long and had just comfortably become one of life’s benefit statistics. However when his benefits started to get cut and he was pushed into a manual unskilled job and rightfully so, he seemed to lose control of his finances and then broke his leg slipping over in his shower and got laid off, at that point he tried to claim sick pay and then just started to get further into debt and eventually he just seemed to snap at the pressure of his situation.

We tried really hard to work with him with his arrears but he just could not make any headway and things just got progressively worse and worse and I guess that putting his meter up to the amount he was using instead of subsidising it was the straw that broke the camel’s back. I think at that point he was totally trapped and needing to blame someone the easiest target was the right wing greedy landlord and I guess that became me.

The unfortunate thing is that he never considered that for every action there is a reaction and the only lawful reaction I could use was to issue a section 21 and now proceed to evict him.

 

Paul Routledge CEO
Tenant Referencing UK.Com
03/01/2014
2:21 pm
Cedric
Golders Green
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Forum Posts: 475
Member Since:
15/12/2011
Offline

Heritage Estate Agents
Go for it Cedric and send your landlord contacts my way please

 

Most definitely Cathy Cool

 

And Mary, I would love to take the credit for that but admittedly I heard that term from a data controller...Brandon?

03/01/2014
2:42 pm
Mary Latham
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Forum Posts: 1829
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17/05/2012
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Paul Please look at this discussion   http://www.landlordreferencing.co.uk/discuss/community-forum/70-of-councils-holding-onto-money-meant-to-help-those-in-need/

70% of English councils spend less than half DHP pot.  This tenant should have been told by the local authority that there was money available to help get him through the transition when he began to work - Government have provided these funds for exactly this situation and they are not being used - landlords should not need to carry the responsibility we are not a social service.  Government are actually aware that many people need support when they go back into work after a long period of time but if local authorities are not communicating properly with people the funds will not be used for their intended purpose.

 

 

 

 

 

Follow me on Twitter@landlordtweets  

The perfect present for property investors @ £4.64. My book, where I warn about the storm clouds that are gathering for landlords is available on Amazon title.  Property For Rent – Investing in the UK: Will You Survive the Mayhem?  http://www.amazon.co.uk/dp/1484855337

Follow me on Twitter@landlordtweets
03/01/2014
2:59 pm
londonlandlord
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Forum Posts: 168
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29/08/2013
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Mary,

I can see that this is a big problem and the trouble is we are picking up the pieces again free and with loses while they sit on the cash again, we are just landlord who let out our properties and we should not be expected to support the vulnerable again or be subjected to this political minefield.

03/01/2014
3:12 pm
Paul Routledge
Admin
Forum Posts: 2831
Member Since:
20/05/2011
Online

I agree my tenant just became unable to cope and became more irrational every time he came in, some may say that it is unfair that I report him to others and I say after being fair for 10 years it is now time for him to behave or be homeless.   

 

Paul Routledge CEO
Tenant Referencing UK.Com
03/01/2014
4:31 pm
LyndonBaker
Bristol to Weston-super-Mare
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11/10/2011
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Paul, you were much more patient that I would ever have been.

As you know most of BRPL's properties are in Bristol, we we do have a few in Weston-super-Mare. Two of them are claiming benefits of one form or another.

The first got into arrears when "The Council is making me look for a job and messing with MY benefits". The second lost their main job and took on a number of small, casual jobs and had to claim benefit because their income was still not sufficient. The first is still in arrears and a solicitor has been instructed to take action for possession.

The second got into arrears that would have justified a Section 8. The difference being that they kept me informed and I, in turn, kept the landlord informed. When benefit arrears were paid, as they said they would, the rent was brought up to date.

Guess which one I will be sympathetic to.

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