Tenants and Decorating – Tired of being a landlord

1 - Don't sell. It's expensive
2 - Give your existing tenants 2 months notice
3 - Use a letting agent to re-let the property. It's worth every penny.
4 - Make sure the lease includes clauses to cover the type of work you need to do
5 - Relax and enjoy your retirement

I have several properties and don't put up with any cr*p from my tenants. I maintain the properties to a good standard. If there are any problems, the tenant notifies me and I sort it as soon as I am able. I decorate and do necessary works before a tenancy begins. After that, if the tenant wants to redecorate they can - providing they put it back to how it was before they move out. Items are replaced when they don't work anymore. My advice would be -

Walk away from the hassle
Engage an agent to serve notice on these tenants and to see it through to the end
Put the rent to the market value
Let an agent find tenants and manage the property
They do the work and you get a regular monthly income without the aggravation

I believe in being fair, but it works both ways. If you're too nice then some tenants will see this as weakness. You don't need the grief. Let the professionals deal with it and enjoy the retirement you've worked hard and deserve!!

I don't know why you want to replace the boiler if it is not necessary to do so, however it is subject to the annual gas safety check so, if you really want to, persuade your gas safety engineer to condemn it and then they will have no choice.

I had a tenant who got very irate when I insisted on installing full gas central heating instread of replacing a hot water boiler (the heating had been electric), I never found out why as he was already leaving (after 4 years) except that there was a short delay (caused by him not allowing access to the plumbers).

I would wait until you needed to do the work. However it is your property, and if for some reason you need to do the improvement it has to be done. If they don't like it tell them to move, they are on a good rent by the sound of it.

Never allow your tenants to dictate to you-the landlord. If you have an assured shorthold tenancy agreement [lease] in place then you have every right to give your tenants a set period of notice that work will be carried out to maintain the value of the property and the safety of any tenants. Pehaps you should remind them of this, in writing, including quotations from your lease.
I had a tenant who tried to dictate to me, the landlord. Out they went!
You dont have to justify why you wont be renewing their lease so, at the appropriate time according to your lease, give them notice, then once gone, do all the works you need to, and get new, decent tenants in.
If you do give them notice, make sure you stick to the letter of the law, maybe ask a solicitor to do it, they shouldnt charge much, then it will be done properly without any fuss or bother to you.

I love reading the articles and comments on Property 118. Most of my experience is as a block managing agent but I have a good sized portfolio of buy to let properties as my pension provision. I would never get personally involved with tenants. I admire those people who do but I really think it is a false economy. You can get really good deals from letting agents now and on one portfolio (out of London) I am getting letting and full management at 8% with a rental guarantee for the first six months thrown in and discounted inventory and check out fees. I have never had a void of more than a week with these agents. In London I pay a flat 10% to cover everything but with no rental guarantees and basically on this I self insure. I just think that not having to have the personal contact and aggravation with tenants is worth the fee I pay.

In the case of the writer of this article I would engage a letting agent to get rid of these tenants a.s.a.p on the understand that they can then let the flat for you. They will probably be able to advise you on what, if anything, needs doing before you could attract a good tenant and they will then handle everything and you can enjoy your retirement.

Some interesting points of view. If you really want to change the boiler I would do as Puzzler has suggested and get the Gas Safety Inspection done by the same engineer who you will use to replace the boiler -Im sure that he will find a reason why it needs to be replaced.

Its very important to remember that once we hand the keys over to a tenant they have legal "possession" of our properties and if they choose to they can force a landlord to get a Court Order before he can enter to carry out works - even if those works are part of his statutory obligations and the law says that the tenant will grant access a landlord cannot force his way into the property. We must always give a minimum of 24 hour written notice and ensure that the work is carried out during normal daylight hours Monday - Friday 8.30 until 5.00 is the norm, unless the tenant asks you to call at another time and you are able to get contractors to do that. If I need access for more than an hour or so I always write and ask if I can call and have a chat, I go with a bottle of wine or a box of chocs and discuss my plans with them before I even begin to plan the work. I am always respectful of the fact that I am entering their home - regardless of the fact that I own that property, I don't even sit down on my own furniture without asking permission. I am just the landlord they are my customers.

Clearly these tenants do not want you to disturbe their "quiet enjoyment" for whatever reason and, as Mark has said, unless you have cause for concern why not just wait until they leave before carrying out any further improvements?

I have been a landlord for 40 years and I have learned that there are many reasons why tenants do not want the landlord or his contractors in their home, I have found that the longer a tenant lives in a property the more it feels like "theirs" I have no problem with that because not only is it a regular income stream but people who feel that they "belong" tend to stay longer, get on well with neighbours and become part of the local community - this is a good result for me.

I spent last summer decorating my own home because I just couldn't face having workmen all over the house and, love my contractors as I do, I am tired of cleaning toilets after them and listening to their radios. Perhaps your tenants feel the same and they are still complaining as a warning to you not to have them "invaded" again?
Only you can decide but I have always found that giving my tenants their legal right to "quiet enjoyment" also gives me more "quiet enjoyment.
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Can you be my landlord? Trying to get my landlord to do anything other than essential maintenance is like trying to get blood out of a stone!!

Dear Avril

I am sorry to hear about your tenants and do hope that you have resolved this situation. If you have not, I may be able to assist you. If you are interested, please drop me a line at aysdot@ntlwrold.com

Kind regards

Ayo