Is my Letting Agent liable to the redress scheme for my bad tenant when he did not do full tenant referencing? | Discuss

Welcome to the Property Forum where we can share our knowledge & experiences together to become better at what we do.

 Forum Terms & Conditions


Page not looking right? Please CLICK HERE to RELOAD

Enlarge/Change font size here

A A A

Please consider registering
guest

sp_LogInOut Log In sp_Registration Register

Register | Lost password?
Advanced Search

— Forum Scope —





 

— Match —





— Forum Options —





Minimum search word length is 3 characters - maximum search word length is 84 characters

sp_Feed Topic RSS sp_Related Related Topics sp_TopicIcon
Is my Letting Agent liable to the redress scheme for my bad tenant when he did not do full tenant referencing?
10/12/2014
10:42 am
londonlandlord
Member
Members
Forum Posts: 208
Member Since:
29/08/2013
sp_UserOfflineSmall Offline

I read recently on here that landlords may have the ability to take their letting agents to the redress scheme for losses if they can prove that they have taken a tenant that is registered on LRS and did not check before passing them onto me.

The reason I ask is that I used to use a letting agent to get my tenants and I took this tenant after they referenced them. I told them about LRS so I know that they knew about LRS and they must have not checked them because they were the subject of a tenant alert in December of 2013 and now I am 3 months in arrears and from what I saw on my recent inspection several grand in losses.

I cannot see that they are not liable as they knew about the system and I paid them handsomely to get the best reference and best tenant. My question is,  if they knew about LRS and never checked are they liable for their failure to check that tenant on that system or are they exempt from liability because they never used LRS and therefore I should have not used them if I were not satisfied with the way their existing reference company referenced.

10/12/2014
11:14 am
landladyshaunasd1011
Member
Members
Forum Posts: 21
Member Since:
07/04/2014
sp_UserOfflineSmall Offline

I was thinking about this the other day! If a letting agent has carried out all the best referencing practices and still gets a rotten tenant then there's not much they can do and I think that's fair but if they've just been lazy I think there should be some sort of compensation. 

I'd imagine it might be quite difficult to prove whether or not a letting agent really thought they were doing the best referencing they could. How do you prove the difference between a letting agent that is ignorant and a letting agent that is just lazy or cheap?

10/12/2014
11:19 am
Paul Routledge
Admin
Forum Posts: 3415
Member Since:
20/05/2011
sp_UserOfflineSmall Offline

Hi London,

That is a great question and I will ask the redress scheme for a comment however the best way for landlords to protect themselves is either insist their letting agents use LRS to carry out a Tenant History Report or don't use them.

I am afraid that it is up to the landlord to confirm that they are happy with the service provided by an agent and if they want an agent to use LRS then if they don't just don't use them. A landlord said last night at a meeting in London that it was impractical for all UK letting agents to use LRS and therefore how were they going to check on these tenants?

The only answer I have is that, it is every letting Agents choice who they use for their referencing but my advice will always be to our members who use letting agents to get the best reference you can and make sure that their agents continual professional development is keeping up to date with legislation and only use a company that has the best new product development in line with legislation changes.

At LRS we produced both the UK’s only tenant History Reports and deal with Immigration Document Verification check and therefore why would we not tell landlords and letting agents to use our services and quite frankly there is no reason why they should not all use it if it protects their landlords in the future.

The lettings agents choice is simple, use a referencing company that is not up to speed but easy and cheap or risk taking a bad tenant for their clients, I know which one I would choose.

…………………………………………………………………………………………………………………………………………….

 Members Product Updates (Our NPD@lrs gives you better CPD)

Did you know you can get a Tenant Reference & the UK’s only lifestyle referencing in two fantastic report with scores for just £5.83+vat here at LRS >> See how here

Bad Tenants cost Landlords their Property and Letting Agents their important clients.   How not to take a bad tenant - read on >>How to protect yourself from Rent Loss, Expensive legal bills and Malicious Property Damage

Taking an illegal immigrant who does not have the “RIGHT TO RENT” can  get you a £3000 fine per adult tenant.  How can you protect yourself - read on >>  How to not take an illegal immigrant

Letting Agents you can now take out Rent Guarantee, Legal Protection and Malicious Damage cover in your agency name on your landlord’s properties. Give your landlords a better service and keep them safer. (Click here to find out more)

10/12/2014
11:19 am
Mary Latham
Member
Suporter
Forum Posts: 2190
Member Since:
17/05/2012
sp_UserOfflineSmall Offline

This is a very interesting question.  I am involved in the first roll out areas for Immigration Act and if an illegal immigrant is found to be living in a landlords property there is a penalty of up to £3,000 per person - so £6k for a couple.  I am waiting to see what happens when an illegal immigrant is found who has been placed by a letting agent. Under the legislation a landlord can devolve responsibility for checking immigration status to a agent - this is unusual - and therefore, in my opinion, if a letting agent is sourcing and referencing a tenant who subsequently found to be an illegal immigrant the penalty should be payable by the agent.

I know that many letting agents are saying that they will not take on this responsibility and will leave it to the landlord - how can a landlord do one part of the referencing when the agent is being paid to do it all? This is part of referencing and I am waiting to see the first case go to arbitration on this one.

In answer to your question LL.  If an agent takes a bad tenant when that tenant is on the LRS system and the agent knew about LRS I would say that the landlord has a good case to ask for redress.

Good agents have nothing to fear from the redress schemes but bad agents need to get their act together because I can see some very interesting cases going forward and agents will for the first time be liable to the landlord and the tenant for their actions.

 

Mary Latham Landlord

Follow me on Twitter @landlordtweets

10/12/2014
1:58 pm
Paul Routledge
Admin
Forum Posts: 3415
Member Since:
20/05/2011
sp_UserOfflineSmall Offline

The interesting part about all of this is that it is like an conscious effort to do the least possible to take a tenant rather than doing the most and best not to take bad ones. I cannot think of any other industry whereby those in it try and cut corners so much and then where that corner cutting impacts on others in so many way.

The truth is we should all be referencing better and using the best companies with the best products to do it and if others can’t keep up then let them go down the pan.

Landlords & Letting Agents are the gatekeepers of our communities and they should realise and respect that responsibility. They should be making sure that good tenants get good homes and they should do everything in their power to keep the bad ones out.

 

...........................................................................................

 

Online Document Immigration Checks

10/12/2014
5:35 pm
Paul Barrett
Guest
Guests

Surely the bottom line here is that LA are now liable for their tenant referencing for the first time!!

After all the LA is now liable at £3000 per tenant!!!!!!!!!!!!!!!!

The only way they can avoid liability is to change their contracts.

So they will have to say we will not carry out RTR checks; you the LL WILL have to do that!!!

What LL is going to agree to that!!!?

LA are now on the hook at £300O per tenant

Will LA start to specify they only accept British nationals which they are entitled to do so as to avoid RTR issues and large fines

Most LA take on wrongun tenants and know they are!

Well now they can't if they want to avoid RTR issues and massive bankrupting fines!!

I think there must be a dawning realisation amongst LA that the party is over!!!!

Their traditional business model is bust unless they use services like LRS

It seems most LA refuse to accept this fundamental change in risk and the consequent possible liability on them.

If I was a LA I would be transferring ALL my referencing business to LRS as it would mean I would NOT be liable if anything went wrong as the FULL RTR processes had been achieved amongst using all the other excellent referencing services for a dirt cheap price even taking into account a RGI policy

No LL could then accuse me of NOT carrying out exhaustive and effective referencing if the tenant turns out to be a wrongun!!!

It seems very few referencing companies have woken up to the provision they need to make to ensure their LA are protected from being fined for passing on a tenant with insufficient or NO RTR!!!

I foresee many LA chucking it in or selling up!!

The risks are just too much at £3000 per duff tenant!!!!

11/12/2014
4:15 am
londonlandlord
Member
Members
Forum Posts: 208
Member Since:
29/08/2013
sp_UserOfflineSmall Offline

I can’t see why letting agents are not joining in droves to use LRS referencing as it stands to reason that the better they reference the better the tenant and the safer the client will be and that has to be a good business model for any company.

The other point to all of this legislation and redress we are having bestowed upon us is to make landlords and letting agents more accountable, more accountable means making sure we do the best when vetting tenants before offering them a home and doing our best means that we should all use LRS as they offer more than anyone else. Better tenants make better neighbours and better tenant and neighbours give us better communities and that gives us a a better society overall. Bad people create bad areas and we have seen that from our estates for years.

Paul I think your problem is that letting agents do not know what LRS does and still think you just share data with a bunch of landlords and can’t be bothered to find out why you are better and do the whole reference process with every angle covered. I now use you and turn my tenants around in days and not weeks and before when I suggested using you the letting agent almost passed out when I suggested they try you as a new company because you were simply better. I waited nearly two weeks for the referencing to be done and that was 2 weeks’ worth of lost rent, and the tenant was still crap. The agent I used could have used LRS and got all the financial, lifestyle and document check report back in what, 5 minutes and stopped me taking someone who had already had problems elsewhere that was on your database  In fact the tenant could have gone in within 2 days instead of 2 weeks and I would not be having the problems I have now.

You need to get them to understand what you do at LRS because when they do they will have to join because they must want better tenants for their precious clients, mustn’t they?

11/12/2014
10:45 am
Mary Latham
Member
Suporter
Forum Posts: 2190
Member Since:
17/05/2012
sp_UserOfflineSmall Offline

At a seminar yesterday I was talking about immigration checks and how the Jumio system works when a letting agent said that he had never heard of LRS. I explained and he was going to join because of the tenant alerts. He also said that he had no problem with the immigration checks because he always took a copy of a passport anyway. He told us that most letting agents in his area were members of a redress scheme. I asked about the many who have not got High St., shops and he agreed that they probably were not.  The problem is that, like landlords, there are some excellent letting agents and then there are the others and they remain under the radar. What I cannot understand is why a landlord would use such an agent especially in a very competitive market where they are all fighting for our business?

A landlord in the room told us how when her tenancy went bad the agent told her that it was not his job to get the tenant out and left her to it despite the property being on full management. That is the sort of case that is going to end up going through the redress scheme.

As Paul B has said what landlord is going to sign up with an agent who is going to take our money and not do the job properly?  The referencing process is the most important aspect of their job because if they don't take a bad tenant in the first place they don't have to deal with problems down the line and neither does the landlord

The only company that has five years of behaviour referencing provided by landlords and letting agents is LRS. All the others only use the information that they have been given by tenants - what use it that?

 

Mary Latham Landlord

Follow me on Twitter @landlordtweets

11/12/2014
10:47 am
Paul Routledge
Admin
Forum Posts: 3415
Member Since:
20/05/2011
sp_UserOfflineSmall Offline

London,

You say “You need to get them to understand what you do at LRS because when they do they will have to join because they must want better tenants for their precious clients, mustn’t they?”

You would have thought so wouldn’t you the problem is that Letting Agents & Landlords are being told that these companies all do the Tenant Report like we do at LRS but they do not! These companies give you the information that is given to them by the tenant whereby LRS does not rely on what the tenant tells you it gives you information based what the previous landlord and letting agent has uploaded.

I know this may come as a shock to some but tenants do not tell you if they have had a problem in the past and therefore to rely on what they tell your referencing company is their history of tenure is about as safe as believing Oj Simpson,  Oscar Pistorius,  Shrien Dewania or even Jimmy Saville that they were innocent of all charges. Now they may well have been but my advice would be not to believe all that is said by them and to air the cautious side of believing 100% any of those stories.

The nice thing for our members is we do not make promises we cannot keep or prove, we do not give you a pass or fail based on us trying to sell you more products, because our members are in charge and when you take out the references you get the reference product into your archive straight from the horse’s mouth within minutes. it is you that are referencing and you become part of that tenant’s reference and history for the future.

The simple difference is we are not an insurance company offering you referencing to hook you into buying insurance, we are a referencing company that gives you the best referencing to get the best client and then if you want and need insurance for additional safety you can purchase it at your call..

…………………………………………………………………………………………………………………………………………….

 Members Product Updates (Our NPD@lrs gives you better CPD)

Did you know you can get a Tenant Reference & the UK’s only lifestyle referencing in two fantastic report with scores for just £5.83+vat here at LRS >> See how here

Bad Tenants cost Landlords their Property and Letting Agents their important clients.   How not to take a bad tenant - read on >>How to protect yourself from Rent Loss, Expensive legal bills and Malicious Property Damage

Taking an illegal immigrant who does not have the “RIGHT TO RENT” can  get you a £3000 fine per adult tenant.  How can you protect yourself - read on >>  How to not take an illegal immigrant

Letting Agents you can now take out Rent Guarantee, Legal Protection and Malicious Damage cover in your agency name on your landlord’s properties. Give your landlords a better service and keep them safer. (Click here to find out more)

11/12/2014
11:51 am
Paul Routledge
Admin
Forum Posts: 3415
Member Since:
20/05/2011
sp_UserOfflineSmall Offline

Hi Mary,

We posted at the same time so missed including you in the one above, however you are right many companies are now copying LRS and trying to provide Tenants Histories and telling little porkies in how they are doing it. We have been gathering data from landlords and agents for the past 5 years and have over 400,000 tenant impressions so we do not rely solely on what the tenant tells us and more what the previous landlord or agent has uploaded. All the others are using data provided by the tenants and as we know that may not be the truth the whole truth and nothing but the truth.

If Banks relied on what its borrowers told them about their payment histories and how many loans they had and not by using a third party finance data company like Equifax they would soon loss more money than they ever made.

The only safe data is data that is uploaded by the source rather than the client themselves and that is why other referencing companies that say they offer a tenant history only offer the history provided on the basis of what the tenant has told them.. That formula is not at all safe unless you believe that a tenant will always tell you the truth about where they lived before.. NOT ME!

But the most important thing is the new reports and upload system that is being tested now and lunched in the next few weeks where all members don’t just reference they become part of the reference and the tenants history for the future and every other company is years behind us on that no matter what they may boast.

…………………………………………………………………………………………………………………………………………….

 Members Product Updates (Our NPD@lrs gives you better CPD)

Did you know you can get a Tenant Reference & the UK’s only lifestyle referencing in two fantastic report with scores for just £5.83+vat here at LRS >> See how here

Bad Tenants cost Landlords their Property and Letting Agents their important clients.   How not to take a bad tenant - read on >>How to protect yourself from Rent Loss, Expensive legal bills and Malicious Property Damage

Taking an illegal immigrant who does not have the “RIGHT TO RENT” can  get you a £3000 fine per adult tenant.  How can you protect yourself - read on >>  How to not take an illegal immigrant

Letting Agents you can now take out Rent Guarantee, Legal Protection and Malicious Damage cover in your agency name on your landlord’s properties. Give your landlords a better service and keep them safer. (Click here to find out more)

11/12/2014
1:58 pm
GlennRadford
Guest
Guests

Thank You Mary for the course delivery yesterday and yes I have this morning joined LRS.

I think the reason that I and many of my letting agent colleagues have not previously joined LRS is the way it is pitched as another referencing company. We get bombarded with companies trying to sell us referencing products as well as energy, insurance, you name it etc. You have to pull the shutters down or you would never get any work done.

Hearing from someone like yourself on its use and benefits changes this perception and that is how it needs to be marketed rather than on credit checks, rent insurance and so on.

Letting agents don't go in to business with intention of being a bad agent. They become bad agents for a variety of reasons but mainly through ignorance or taking shortcuts.

The sooner we have a licensing scheme the better as hopefully it will stop a lot of the problems.

Landlords do have a roll to play by not pressuring agents to reduce their fees and making sure their property is fit for purpose.

I have declined to market property due to condition only to find out that the landlord has been going around all the agents until he finds one who will.

11/12/2014
3:29 pm
Paul Routledge
Admin
Forum Posts: 3415
Member Since:
20/05/2011
sp_UserOfflineSmall Offline

Hi Glenn,

Thank you for joining and we will endeavour to make sure you are looked after 100%. Please remember we are on the phones if you have a problem or need anything and if you ask your account manager they will give you their mobile to make sure you are looked after even out of working hours.

The nice thing for me is you now understand the difference between LRS and the others and you are right it is a very hard message to get out as most Letting Agents hear the word referencing and they turn off! 

I went and saw a letting Agent in Bristol yesterday where we are filming for the BBC Points West Bristol for tomorrow night and after about half an hour the penny dropped. He was amazed he said he has been waiting up to two weeks for the references to come back before and now he can take out the financial, lifestyle and immigration checks within 10 minutes, he said It saves him, his landlord and the applicant tenant loads of time and money and they simply get a better referenced archived into their account.

When the new reports are automatically uploaded over the next few days all applicant tenants will be marked into their history as an “applicant”,  so we will be able to see multiple applications being made from agent to agent. The agent thought it was fantastic that he could see how many applications were made by the same tenant in the same area, that alone tells a massive story and unites all letting agents in an area from taking duff tenants from one another and passing them onto their very precious landlords.

11/12/2014
4:44 pm
Mary Latham
Member
Suporter
Forum Posts: 2190
Member Since:
17/05/2012
sp_UserOfflineSmall Offline

Well done Glenn, I was quite sure that you would join because it was very clear yesterday that you want to stand out as a good letting agent. I hope that your landlords appreciate that you make the extra effort.

I think that 2015 will be an interesting year for letting agents.  Most parties will try to attract renters votes and letting agents are going to be top of the hit list in the run up to the general election.

I also expect to hear some interesting stories from the redress schemes as landlords and tenants become aware of their option for free arbitration rather than the cost of taking legal action against a bad letting agent

 

Mary Latham Landlord

Follow me on Twitter @landlordtweets

16/12/2014
10:41 am
Patricia A
Member
Members
Forum Posts: 986
Member Since:
12/06/2012
sp_UserOfflineSmall Offline

A professional i spoke to yesterday had bought a brand new house and used a local estate agents to let and manage  if for him.

The tenant paid the fees. The deposit etc. Moved in.

Because he is a very busy man with his own business to look after. It was 3 months before the landlord found out they had not paid any rent. The estate agent did not pass the info onto him. 12 months later the tenant moved out just before the bailiff came . Tenant Owed £6000 plus the court costs etc. 

This is exactly why there are not enough good PRS landlords 

He is selling the house now. Said he wont touch renters with a barge pole again.

We tried to persuade him to enter the tenants details onto LRS but he told us the estate agent has the details and he cannot get them.

This is exactly why i have only used a letting agent once. I could not get the tenants important details because the letting agent keeps them. 

16/12/2014
4:59 pm
LyndonBaker
Member
Members
Forum Posts: 1805
Member Since:
12/10/2011
sp_UserOfflineSmall Offline

Mary, a "high street shop" is no guarantee. How quickly can the lights be switched off and the doors shut? BRPL does not have a "high street shop", we work from our own homes. THAT is the only difference. We have client money protection insurance, professional indemnity insurance, are members of NALS and a redress scheme.

 

Patricia, under DPA an agent is permitted to disclose the tenants details to their client landlords.

16/12/2014
8:01 pm
Patricia A
Member
Members
Forum Posts: 986
Member Since:
12/06/2012
sp_UserOfflineSmall Offline

Lyndon

 

I wish i had known that. My letting agent guarded their details like the crown jewels

I was sweating in case they turned out to be rotters (which they didn't ) 

Mind you 'permitted and will ' are two diffferent meanings Smile

16/12/2014
8:04 pm
Patricia A
Member
Members
Forum Posts: 986
Member Since:
12/06/2012
sp_UserOfflineSmall Offline

While i am on here. 

Has a landlord ever signed and given an AST out without getting the money first?

I never have. I have twice been asked by a big company to do that via their re location agents online and it does not sit well with me 

17/12/2014
1:54 am
Paul Barrett
Guest
Guests

Patricia A said
While I am on here. 

Has a landlord ever signed and given an AST out without getting the money first?

I never have. I have twice been asked by a big company to do that via their re location agents online and it does not sit well with me 

ANY LL that has taken on a HB tenant at the outset of the AST will have been required to give a signed AST to the PROSPECTIVE tenant BEFORE the tenant can submit a HB claim.

It is ONLY once the HB claim is processed that a LL may discover whether the possibility of the now tenant receiving the alleged amount of HB the LL expects will be determined.

So if the council do not agree with the claim or reduce it substantially the LL will have a tenant NOT on HB or any other form of housing income occupying the property.

If there is an appeal and still the council denise HB to the tenant the LL now jas a tenant NOT paying any rent!!!

Do you think that tenant will leave because the HB claim didn't succeed!!!??

What do you think!!??

Well if I was that tenant I would wait to be evicted cos I would potentially qualify for being homeless and be given a nice cheap council house!!

The nasty LL is evicting me cos my HB claim was denied!!

So it is not my fault as I thought my HB claim would succeed!!

Do LL honestly hand over the keys of a rental property BEFORE they know a HB claim is successful!?

It appears hundreds of thousands of LL must do as that is the ONLY way to take on a HB tenant at the start of a tenancy!!!!!!!!!!!!!!!!!!!!!!!!!!

It is NOT possible for a HB claim to be processed UNTIL the LL has given the tenants a signed AST!!!!!!!!!!!!!!!!!!!!!!!!

With no knowledge that a HB claim would be successful.

Absolutely stark raving bonkers!!!!

Which is why I wouldn't take on HB tenants at the outset!!!

NO way I am I going to hand over the keys of a £250000 property to some HB claimant tenant before I KNOW the HB claim for the relevant amount I am expecting will be achieved or rather HAS been achieved!!!!!!!!!!!!

There must be many LL who risk these HB tenants praying that the HB claim is successful.

There are however NO  guarantees in life which is why it really surprises me that LL take such a risk on HB tenants.

Essentially LL are giving rental properties away to tenants who are to claim HB without any certain knowledge that a HB claim would be successful.

Would they do that with any other form of tenant!?

So just imagine a similar scenario

Yeah mate I've just lost my job and I need a place to rent.

I will find a job and then I'll be able to pay you all that you need including the deposit etc.

All I need is a signed AST so I know I am secure and I'll get right on the case with looking for a job to pay you rent etc.

Course mate you do realise that if I can't find a job and obviously won't be able to pay you rent I won't vacate of my own accord as I know you can't evict me for many months.

You can try the S 8 method to get rid of me; but I know the County Courts are backed up with possession cases with appointments being many months hence; if you're lucky!!!

I will submit last minute defences to S 8 requiring new court dates etc.

It could easily take you about 7 months to finally be able to evict me.

Also I know you will be too stupid to use the HCEO route which could get me out sooner cos I know most of you LL are pretty dopey when it comes to evicting wronguns like me.

So I'll have at least 7 months of free accommodation before I vacate the day before the eviction.

I won't return the keys to you so you'll have to fit new locks and you won't ever be able to recover from me due to the useless county court system and because I know most LL just don't bother wasting monies on recovery from wronguns like me.

I'll be able to find somewhere to rent easily cos I know most PRS are pretty dopey when it comes to referencing and I know only a very few LL and LA have been savvy enough to use a service called LRS which can suss wronguns like me out!!

Most LL and LA don't and won't use this service cos they thing their referencing is superb.

I know it isn't which is why I know I can exploit the idiots.

So I'll find some other mug LL and I'll say I will be submitting a HB claim and the idiots will give me a signed AST and I'll stitch thyem up like all the other idiot LL that give out signed AST's to HB tenants without proof of a HB award!!!

You just couldn't make it up; so many idiot LL prepared to hand over the keys on my say so of yes I an submitting a HB claim etc!!!!!!!!!!!!!!!!!

I just LOVE the eviction system in the UK; it protects wronguns like me even at the cost of the idiot LL losing his livelihood and even his own home.

But I know ALL PRS LL are rich capitalist pigs and can afford to lose a property here and there to chancers like me.

It is gratifying to know that there will always be a mug LL and LA I can take advantage of.

I am greatly looking forward to pension libewration day.

I can't wait for all those dopey pensioner newbie LL renting out for the first time and desperate to source tenants.

With all these opportunities to scam LA and LL there is only one really big concern of mine which would end my scamming and that is if LL and LA started using LRS for ALL their tenant sourcing and for Right to rent qualification.

I think about but then turn over goinbg bank to sleep with the last self satisfying thoughts; that NO most LL and LA are just too stupid to use such an effective service which could stop me in my tracks

I have many years of successful scamming ahead of me!!!!!!

Can't  see LRS ever reaching the stage where it will EVER be so ingrained with LL and LA to use them to stop me!!!

Sweet dreams little ole me!!!!

17/12/2014
7:44 am
Paul Routledge
Admin
Forum Posts: 3415
Member Since:
20/05/2011
sp_UserOfflineSmall Offline

Paul,

I am afraid I have to disagree, I think this is our year because there is so much new legislation against landlords and letting agents and only one company that can deal with it all to protect them that they will see that landlord referencing is not a luxury it is an essential tool to make us better in and get us a better PRS.

Landlords & Letting agents realise that they can no longer just sit there referencing against what the tenant tells them they need to become part of that tenants history in the future and the only company that does that is LRS. One referencing company has tried to pacify their clients and the immigration check by saying if they give them an illegal immigrant they will pay the fines Laugh What a cop out they do that because they have not got a solution for taking one in the first place.

What we offer is not a commercial referencing company it is a network where we all become part of that reference in the future and we deal with every issue in your scenario above.

So I believe that the penny will drop, and letting agents and landlords will realise we are 5 years ahead of anyone else and I think they will move to LRS for security of themeselves and their clients in the future.

I have a dream..

………………………………………………………………………………………………

Members Product Updates (Our NPD@lrs gives you better CPD)

Did you know you can get a Tenant Reference & the UK’s only lifestyle referencing in two fantastic report with scores for just £5.83+vat here at LRS >> See how here

Bad Tenants cost Landlords their Property and Letting Agents their important clients.   How not to take a bad tenant - read on >>How to protect yourself from Rent Loss, Expensive legal bills and Malicious Property Damage

Taking an illegal immigrant who does not have the “RIGHT TO RENT” can  get you a £3000 fine per adult tenant.  How can you protect yourself - read on >>  How to not take an illegal immigrant

Letting Agents you can now take out Rent Guarantee, Legal Protection and Malicious Damage cover in your agency name on your landlord’s properties. Give your landlords a better service and keep them safer. (Click here to find out more)

17/12/2014
11:22 am
LyndonBaker
Member
Members
Forum Posts: 1805
Member Since:
12/10/2011
sp_UserOfflineSmall Offline

Patricia A said
Lyndon

 

I wish i had known that. My letting agent guarded their details like the crown jewels

I was sweating in case they turned out to be rotters (which they didn't ) 

Mind you 'permitted and will ' are two different meanings Smile

To others who may be in the same situation as Patricia was, if your agent refuses to disclose these details, simply tell them you will refer them to the Ombudsman scheme that they legally must belong to.

As for relocation agents . . .  had one of these a couple of years ago throwing their weight around and insisting that they would do the check in and out, not our independent inventory clerk. Told them that they need not worry since their client would not be moving in unless our independent guy did the check in and out. Stand up to them and they will back down. They still wanted "their guy" to shadow ours and apparently he just walked round, made no notes and ignored and issues our guy pointed out!

Forum Timezone: Europe/London

Most Users Ever Online: 755

Currently Online:
20 Guest(s)

Currently Browsing this Page:
1 Guest(s)

Top Posters:

PaulBarrett: 2893

Mary Latham: 2190

LyndonBaker: 1805

David Price: 1659

Patricia A: 986

DATA CONTROL: 968

Member Stats:

Guest Posters: 2552

Members: 6347

Moderators: 6

Admins: 1

Forum Stats:

Groups: 1

Forums: 3

Topics: 4492

Posts: 31023

Newest Members:

gemmaj, parv1, kirwanssolicitors, dharle, dsh1892, frazer

Moderators: SamiiB: 445, News @ Tenant Referencing: 1586, laura: 15, Chloe: 107, lucybarr: 0, jaswhite: 20

Administrators: Paul Routledge: 3415

/* ]]> */