How to deal with a former tenant who is still using my address?

How to deal with a former tenant who is still using my address?

9:41 AM, 25th August 2023, About 6 months ago 19

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Hi there, I found similar topics on this forum, but none addressing this specific question – so I posted a new one.

We had a lady staying with us for nearly a year. She did not leave on great terms, and still owes us £3,000 of unpaid rent.

She did not give us a new address when she left, and is not answering emails or texts we have sent to her on the mobile and email account she was using while staying here. She left a year ago, and I am still receiving mail for her.

What bothers me is that these days, the mail we receive for her seems to be from suppliers she has not paid and/or debt collection agencies.

My questions are –
1. Will this impact our own credit rating?
2. What recourse do we have to stop her using our address?
3. How do we deal with those suppliers/agencies – shall we call them up and explain that she does not live here any longer?

Many thanks for your help!

Eddie


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Comments

JaSam

9:50 AM, 25th August 2023, About 6 months ago

Trace her using
https://uktracing.co.uk/services/absconded-tenant-tracing/

Then tell all these companies her new address; also whilst your at it get a CCJ for the unpaid paid rent, although you might never get the money it would help any future landlords and hurt her a bit if a CCJ is on her credit file for the next 6 years.

Susan Robinson

10:35 AM, 25th August 2023, About 6 months ago

Sadly this happens where someone moves on without a forwarding address, frustrating and worrying for you. It is illegal to open mail that is not addressed to you (however tempting - but who would know?), but understand you are curious.

The simplest approach is to write on the envelopes "Return to Sender - No longer at this address", the sender will then have to decide on whether to trace but their debts/bills are not your responsibility, and over time this should stop them arriving. I've had same happen including bailiffs !!

JaSam's advice on tracing for yourself and a potential CCJ makes sound sense.

Reluctant Landlord

11:08 AM, 25th August 2023, About 6 months ago

Reply to the comment left by JaSam at 25/08/2023 - 09:50
why throw more money at getting a CCJ when its of no benefit to you?
I write back on the post 'tenant did a bunk. Address unknown. Good luck tracing them as they own me money too!'

John Socha

11:25 AM, 25th August 2023, About 6 months ago

Reply to the comment left by Reluctant Landlord at 25/08/2023 - 11:08
All post for former tenants should have the address crossed out, modern sorting equipment is looking for an address and postcode to read.

Mark it gone away.
This post is then diverted to a "gone away mail department" in Northern Ireland.

If the mail has a return address, the sender is charged the postal cost to get the item back.

If its junk mail the list supplier gets a debit from their customer.

I always put post back in the post "gone away"

Royal Mail makes more money, the junk mail people lose money.

Most junk mail stops after 6 months.

What is not to like about this solution?

Darren Peters

11:34 AM, 25th August 2023, About 6 months ago

Reply to the comment left by Reluctant Landlord at 25/08/2023 - 11:08
"why throw more money at getting a CCJ when its of no benefit to you?"

To give the next potential victim a heads up.

JaSam

11:51 AM, 25th August 2023, About 6 months ago

Reply to the comment left by Darren Peters at 25/08/2023 - 11:34
Exactly, we are a community.

Paul Power

12:10 PM, 25th August 2023, About 6 months ago

Is it safe to assume that they left the utilities unpaid as well? Depending on the utility company, if this is the case, they will probably tell your new tenants that they owe the debt so be prepared. If its not got to that point then I expect they will tell you that you owe it. During my time as a tenant I have been through that routine at almost every property.

Judith Wordsworth

14:10 PM, 25th August 2023, About 6 months ago

Reply to the comment left by JaSam at 25/08/2023 - 09:50
You cannot do a small claims action or a MCOL if you do not know the persons current address.

Judith Wordsworth

14:16 PM, 25th August 2023, About 6 months ago

1. Experian states: no. credit checks are done on people, not addresses. Your report won't be linked to someone else's just because you've lived at the same address. This also means your address can't be 'blacklisted'. Even if you’re receiving their mail, about things like debt collection or credit applications, your credit score won’t be affected. https://www.experian.co.uk/consumer/guides/location-and-address.html
2. None
3. Yes and return the letters to sender.
BUT be aware it is illegal to open post not addressed to you, Postal Act 2000. Though unlikely the lady will do anything about it. If you type in to the address bar on a computer the "return to" post code it should identity what agency/organisation the letter is from.
Sometimes/often happens with tenants who have left owing rent!

Reluctant Landlord

14:43 PM, 25th August 2023, About 6 months ago

Reply to the comment left by Darren Peters at 25/08/2023 - 11:34
I understand that, but it costs time and effort to do this and sometimes for your own mental health you just want it finished.

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