Tom Thumb

Registered with Property118.com
Tuesday 29th October 2013


Latest Comments

Total Number of Property118 Comments: 16

Tom Thumb

10:54 AM, 8th July 2014
About 5 years ago

Anti-social behaviour directed to new tenants - please help!

By their very nature, these sorts of situations are never quick to sort out - but that's not to say that they cannot be sorted.

As said above, inform the police immediately and start to build up a file of incidences. Hopefully your existing tenant is doing just that; a precise, detailed, timed, dated, impartial and unemotive record of EVERYTHING that takes place, even if it's a SINGLE shout, swear or item thrown.

I know that it is possible to sue for loss of value due to something like an anti-social neighbour should you decide to sell the house, but it's not something that's pursued very often (more's the pity - can you imagine the delight of being able to land a court order on your neighbour's mat for a, say, £20k devalue of your property? Followed up by the Sheriff's action to recoup these losses via seized goods? Now, I'd stay to watch that one...)

What is happening here is clearly 'harassment', and that is a pretty serious criminal offence. I think that should be made clear to the police when they investigate - it IS a serious matter.... Read More

Tom Thumb

23:16 PM, 21st December 2013
About 6 years ago

End of Tenancy Repairs ... vinyl flooring

From what Andy says, the damage was caused by moving large items such as a fridge and washing machine across the vinyl floor, and not by normal wear and tear?

There is nothing 'wrong' with vinyl flooring as such - some of them can be very high quality, and actually cost more than laminate flooring - and last better too! However, care needs to be taken when moving heavy objects that don't have wheels, and if a tenant or fitter dragged a washing machine across the floor tearing the vinyl in the process, then they are surely liable for the damage.

I do understand what Mark is saying; you can get some cheap or 'cushion' vinyl flooring which is pleasant to walk on but simply won't cope with chair legs etc. being moved across them, and if fitted in a dining area would clearly be unfit for purpose.

That doesn't seem to be the case here, tho'.... Read More

Tom Thumb

9:51 AM, 30th October 2013
About 6 years ago

My garage roof has collapsed onto my tenants car

Thanks Julie.

Good news that the buildings insurance cover the garages!

Ok, my understanding of the situation - and I'm not a pro - is that IF the garage roof collapsed through being neglected/ lack of maintenance/repair, then the 'owner' (or management company, if the garage is included in their remit) has been negligent through not keeping it in adequate condition. Therefore the 'victim' can make a claim against them for any damage - no question.

But the claimant may well need to 'prove' there was negligence by taking photos of the rotten joists etc. (Unless the owner just accepts liability, of course.)

If, however, the roof had been in a reasonable state of repair and the collapse was caused by, for instance, the strong winds we've just had, then the claimant doesn't have a case of 'negligence' so would have to make the claim against his own insurers. That is not to say that the car owner's insurance won't then try and claim their money back from the garage owner's insurance by targeting the 'public liability' part. Basically - let the insurance co's sort it out.

(Say you didn't 'know' the claimant - they were just someone who parked outside your garage and part of the roof fell on their car(!) - then what would you do? Yes - let them make their claim and you make yours - and let the respective companies sort it out).

It might still have to come to this - you both submit your claims. I doubt you are in a position to 'accept' liability - your insurance company wouldn't be happy with you, and probably wouldn't accept what you say anyway.

I know you want to do the right thing by your tenant, and feel it's unfair he should have to fork out £££s to cover his excess and increased premium , but - really - that isn't your problem. That's the deal we have with insurance companies - we all need to be prepared to cough up the excess should we make a claim - end of.

(Which is precisely what he'd have to do was involved in any other kind of accident.)

I reckon he DOES have a good chance of claiming against your insurer for the full amount, so it might work out fine for him and he gets his excess back.

(Or, should he not manage this, and you are that way inclined, you could - as a gesture - cover part or all of his excess for him.)

Mind you, I suspect there's another issue here! You may need to find out pretty pronto WHO is actually liable to keep the garage in good repair; insurance companies AREN'T willing to pay out to cover poorly-maintained properties or cars. If you drive a death-trap car that has rotten suspension, and it's this that causes an accident, do you think they'll pay up?! Ditto if the house wall that's been crumbling for years finally gives way.

Fingers crossed it's the block maintenance group.... Read More

Tom Thumb

11:28 AM, 29th October 2013
About 6 years ago

My garage roof has collapsed onto my tenants car

What's the latest on this?

Julie, could you clarify something for me, please?

When your property was rented out, did it state in the 'particulars' that it came with a garage? If so, the letting agent should have been fully aware of its presence. So why are they saying it isn't covered by the building's insurance?... Read More

Tom Thumb

10:52 AM, 29th October 2013
About 6 years ago

Who is responsible for my tenants £400 water bill?

I think John Daley means to turn off the stopcock in the house. That should then determine whether any 'leak' is between the water meter and the house, or inside the house itself.

In which case, yes John, I did understand what you meant 🙂

(Mr Bloggs, if you must use an exclamation mark - and one should avoid doing so whenever possible - it's best not to exceed 1.)... Read More