1:26 AM, 22nd July 2022, About 2 years ago 7
Has anyone had experience dealing with Legal Cover? I was sold the add-on extra as ‘if you need to evict a tenant then we will sort everything for you’. In reality, the insurance has wriggled out of perusing my claim by evaluating that there isn’t a more than 51% chance of winning the eviction.
The tenant withheld 2 months of rent last year citing that they wanted a new roof as they could see daylight (the roof wasn’t leaking in anywhere, I said I would be programming in the roof work this year (2022). The relationship broke down and I decided I would issue a section 8 for the debt and section 21 in December 21.
The tenant paid the debt so I didn’t issue the section 8 but did issue section 21, at this stage the tenant came up with a few repairs – plinths on kitchen units falling down, kitchen drawer fronts falling off, bath panel broken and mould growth in lounge and bathroom. I went in January and fixed the drawer fronts (drawers massively overloaded), plinths were upside down therefore someone had removed them and put them back wrong, bath panel had obliviously been fallen into and broken. Mould – caused by condensation gave advice, supplied mould cleaner and anti-mould paint.
The tenant then involves the Environmental health dept, they agree with me that the mould is caused by condensation and gave advice on how to deal with it, they wanted extra loft insulation, a window restrictor to the bathroom window and a few bits of pointing outside around the front door. The tenant obsesses over the roof and the environment officer asks for proof of leaking.
I did the pointing within a few days of receiving the report, the tenant became very awkward and although didn’t say I couldn’t have access indoors they wouldn’t confirm any convenient day/time. I had to wait for the two months notice to expire and then give all details to the insurance company to start the eviction process.
I supplied details of everything, ast, certs, letters from enviro etc it took them over a month to assess my case, it was then passed to solicitors for assessment, again this took over a month. The result was they declined the case saying the tenant could possibly claim disrepair. Their advice was to carry out the roof works and reissue the section 21 after the six months were up.
Enviro officer agreed with me that there wasn’t disrepair in the property, and the tenant didn’t provide any evidence of leaks from the roof. The outcome is that I have had the property sandblasted and I have repointed the whole of the front and reroofed the property, I put up scaffold – the tenant complained, I had to work until 6pm to make sure each section of the roof was water tight before leaving- the tenant complained to the council, I had to install the insulation through the open roof as the tenant wouldn’t give me access, I had to install the window restrictor from the scaffold when the tenant left the window open, I had to call the police for assistance as the tenant was allowing her children and others to climb the scaffold the tenant then claims to the council that I am harassing her.
The enviro dept was very really supportive throughout and stated works were above what they required. Throughout the tenant has stated that ‘they are going nowhere until bailiffs turn up’. Six months have passed now, all works/repairs known about are completed and I have reserved the section 21 notice again.
I haven’t been able to gain access for an internal inspection and throughout the time I was working on the property the curtains were closed. I now have to wait for the 2-month notice to pass and supply all certs, ast etc again to the insurance company. The only saving grace so far is the tenant is still paying the rent as they have been advised that the council will not help them if they are in debt at the time of eviction.
Has anyone had a similar experience?
Has anyone had success with using a Legal policy to evict a tenant?
I’m unsure whether to use the insurance company when the notice has expired or should I pursue the eviction myself through the courts?
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