Tenants' Clinic: - can a Landlord just walk into your home

My Landlord used the spare key to enter my home when I was out

Judicial Cat is often asked whether or not a Landlord can just walk into a Tenant's home. Assuming that you are a Tenant with exclusive possession the "simple" answer is no. Indeed should a Landlord do this then it is likely to be trespass and a breach of the covenant of "quiet enjoyment".

The Tenancy Agreement states the Landlord can "inspect" on 24 hours written notice

This is a "favourite" clause relied on by Landlords and Agents. Many (in error) believe that they just need to serve a written notice at least 24 hours beforehand and then they can "walk in". Whilst there is a contractual provision the fact remains that, if you do not agree, the only thing the Landlord/Agent can do is seek to obtain a Court Order. Obviously if there is a genuine emergency threatening someone's life or "health and safety" then the Landlord/Agent my have a legal duty to enter the property to remedy any problem; however, it is for the Landlord/Agent to prove such grounds exist. In summary (for most cases) a Landlord/Agent needs a prior (agreed) appointment to visit for "inspection" purposes.

Quiet Enjoyment?

This is a legal term (a covenant) that is usually a clause in every Tenancy Agreement. If it is not then it will be implied (in other words assumed). Put simply this means you are allowed to live in the rented property without interruption from the Landlord and/or the Landlord's Agents. A Landlord who just lets themselves into the property without the Tenant's permission would usually be in breach of this covenant.

What can I do if the Landlord does just "come in"

You should write to the Landlord warning that any repeat incident will lead to you reporting the matter to the Tenancy Relations office of your Local Council. Also you could issue proceedings in the County Court for damages in respect of trespass, harassment, and breach of "quiet enjoyment".

Remember it is "your home"

Ultimately a Landlord needs to remember that the property is, for the duration of the tenancy, the Tenant's home! The Tenant has legal rights and exclusive possession. Landlords should be cautious before ever entering a rented premises unless they have prior agreement from their Tenant. Mistakes, as ever, usually prove costly!

Landlords' Surgery: - getting possession (Part 1)

Securing possession of rented property is a legal minefield; get it wrong and you could goto jail!

There comes a time when a Landlord needs to get their rented property back. This could be due to the tenancy agreement coming to a natural end, or due to a breach of the agreement on the part of the Tenant. In any event there is a procedure, which needs to be followed. The procedure is designed to protect a tenant's home and failure to adhere to it could prove costly both financially and legally. Today Judicial Cat shows you how to secure possession when the fixed term of the tenancy has concluded. Next week the issue of securing possession when the Tenant is in breach of their agreement will be dealt with.

Assumptions

It is assumed that you are letting a property on an Assured Shorthold Tenancy agreement and that your Tenant has exclusive possession. In other words you do not live in the same property as your Tenant (a resident Landlord). Further, that you do not provide services such as cleaning, cooking, etc. Procedures relating to social tenancies, non protected tenancies, and licences are beyond the scope of this blog post.

Legislation

Housing Act 1988: - Section 21

Protection from Eviction Act 1977: - Part I

Civil Procedure Rules 1998: - Rule 55

My Tenant has not paid the rent for months, or the tenancy agreement has come to an end. Can't I just change the locks?

A health warning. In most cases it is unlawful to change the locks and evict your Tenant without first obtaining an Order for Possession from your local County Court. Even after this order has been obtained only the Court Bailiffs acting under the authority of a Warrant of Possession can carry out the physical eviction. If a Landlord (or any other person) evicts a Tenant without lawful authority then they risk substantial damages in a civil court and/or criminal proceedings, which on conviction in the Crown Court, could lead to imprisonment for a maximum of two years.

The fixed term of the tenancy has come to an end

Let's say you've granted a tenancy for 12 months and the fixed term has concluded. In order to lawfully terminate the tenancy agreement and gain possession of the property you must have first served a notice. Judicial Cat covered how to properly serve a notice last week: -

http://judicialcat.blogspot.co.uk/2012/05/landlords-surgery-how-to-correctly.html

Once the notice has expired you must issue proceedings in your local County Court (i.e. the court in the district the property is located). The procedure is known as the  Accelerated Procedure for Possession. This will allow a Landlord to secure a possession order in most cases without the need for a court hearing. You simply complete the relevant form and send three copies (or more if there is more than one tenant) to the County Court. You should also send a copy of the written tenancy agreement, a copy of the notice served, and a Certificate of Service (referred to in last week's blog post). Judicial Cat also suggests sending a Witness Statement outlining in detail how the notice was served. The relevant form can be found here: -

http://hmctsformfinder.justice.gov.uk/courtfinder/forms/n005b-eng.pdf

It is also absolutely vital that you enclose proof that any deposit has been protected; i.e. enclose a copy of the Deposit Protection Certificate. Failure to do this will mean that the Court is unlikely to grant a possession order. Any previous "section 21" notice will be invalid unless the deposit was protected at the time that the notice was served.

What happens next

The Court will pass the paperwork to a District Judge for review. If everything is in order the Court will make an Order for Possession. Usually this will be in terms that the Tenant leaves the property within fourteen days of the date of the order. Should the Court be in any doubt as to the facts then it is likely to schedule a hearing to resolve any issue identified. Your Tenant can defend the proceedings but only on very narrow grounds; e.g. the dates you rely on for the tenancy are wrong, you did not protect the deposit, or you failed to serve notice. If the Tenant defends the claim on these grounds then the Court will almost certainly fix a hearing. That is why it is important to get your paperwork in order.

And if the Tenant still does not leave

Well you would need to ask the Court to issue a Warrant of Possession. An appointment will then be made for the Bailiffs to attend and physically evict the Tenant. This is rare and your blogger has only needed to instruct Bailiffs once in the past five years!

COMING SOON: - getting possession when the Tenant is in breach of their agreement

Tenants' Clinic: - getting that deposit back

Tenants need to be pro-active in getting back their deposits

Last week in Tenants' Clinic we looked at the issue of protecting deposits and what can be done if the Landlord fails to comply with the law in this regard. 

http://judicialcat.blogspot.co.uk/2012/05/tenants-clinic-protecting-tenancy.html

Another issue faced by Tenants is a failure by Landlords and Agents to return deposits in a timely fashion and/or "unreasonable" deductions.

The inventory is all important

On the day of move in the inventory is the most important document in relation to the deposit. This document forms the basis of the agreed condition of the property in so far as the Landlord and Tenant are concerned. When checking in it is vital that the Tenant inspects the condition of the property, the fixtures and fittings, with the Landlord/Agent and notes any discrepancies there and then. Some Landlords/Agents like to leave an inventory with a Tenant and ask that they report any issues within seven days; otherwise the Tenant is deemed to have accepted what is on the inventory. Judicial Cat does not recommend this. There can be many disagreements if problems are not identified on the day that the Tenancy commences. These days almost everyone has a camera and/or video camera on their mobile phones. USE THEM to take a visual record of the property condition. Your Landlord almost certainly will!

During the tenancy

A Tenant needs to report any issues in a timely fashion. In furnished properties lots of things are the Landlord's responsibility; however, a Tenant needs to conduct their part of the agreement in a "tenant like fashion". This means reporting items needing repair, looking after items as if they were your own, and not allowing the property to fall into disrepair or otherwise neglect your duty to look after the property and the items inside.

Checking out

This is absolutely important. YOU MUST BE PRESENT AT THE CHECK OUT and Judicial Cat cannot stress this enough! Do not allow your Landlord/Agent to conduct the check out without you being there. Again the point of this is to ensure both parties reach an agreement about the condition of the property and there is then no room for "sharp practice" (by either party) if the checkout is done with just the Landlord present. Sign off on the inventory and insist on retaining a copy. Again taking photographs/video is a good idea at this point.

You've left the property but the Landlord/Agent is "dithering" and/or claiming for unreasonable deductions

If you've followed the advice about being present at the check out then there should be no room for much dispute. There could be an argument over specific costings for expenditure; e.g. cleaning, replacing missing items etc. In this event simply insist on receipts and if the costings seem "high" then obtain a few quotes and raise this with the Landlord.

As for "dithering" this does happen (an awful lot). Within ten days of check out the Landlord/Agent should write to you confirming how much of the deposit will be returned. If this does not happen then write to the Landlord/Agent by recorded delivery giving a final seven days to comply. If there is still no response then you either file a dispute with the relevant deposit protection scheme (this is free and the details are in the Prescribed Information) or you can commence proceedings in the County Court.

Disputes about deductions

Firstly let me make clear, that despite wording in Tenancy Agreements to the contrary, Landlords are NOT entitled to make deductions for unpaid utility bills, council tax,and  television licence UNLESS your Landlord was the contracting party for those services (in other words the bills are in the Landlord's name, which is unusual).

A Landlord has no personal liability for the unpaid bills of the Tenant. Therefore the Landlord has suffered no loss and is thus not entitled to be "compensated" for the unpaid bills. It is a matter for the relevant service provider to pursue with the Tenant.

Any other deductions should be disputed in writing. In the event of no reply or an unsatisfactory reply then file a dispute with the relevant deposit protection scheme or issue proceedings in the County Court.

COMING SOON: - can a Landlord just walk into a Tenant's home?

Landlords' Surgery: - how to (correctly) serve a notice

Serving notices on your Tenant: - getting it right first time, every time

This week in Landlords' Surgery we look at the important issue of how to serve a notice on your Tenant. The main type of notices that need to be served on a Tenant are usually Notices Requiring Possession. These notices tend be called "Section 8" or "Section 21" notices in reference to the relevant sections within the Housing Act 1988. This blog post does not deal with the circumstances in which a specific notice should be used but rather how to validly serve the notice.

Relevant Legislation and Case Law

For any practitioners reading this blog post the relevant primary legislation are Sections 7, 8 and 21 of the Housing Act 1988. The key case law to be considered is: -

Wandsworth London Borough Council v Attwell (1995) 27 HLR 536

The main principle in Wandsworth is that the notice needs to be served in a manner designed to ensure it comes to the attention of the tenant.

The starting point is the Tenancy Agreement

It is a common misconception that a Landlord is entitled to simply post the notice by 1st class post, or even push it through the letterbox. The Tenancy Agreement needs to specify a method of service. Usually the agreement will state that good service is when the notice is served by Recorded Delivery (first class) pursuant to Section 196 of the Law of Property Act 1925. If this clause is not in your agreement then don't even think of attempting to serve the notice by post. In any event always use either Recorded Delivery or Special Delivery.

Service by the above method should be considered the bare minimum and only used as a last resort.

The "gold standard" is personal service on the Tenant

If you want to ensure that service of your notice is "bomb (or judge) proof" then personal service (i.e. physically handing the notice to the Tenant) is by far the best method. This requires a degree of co-operation and/or "luck". A Tenant (anticipating a notice) may simply not answer the door! I always suggest attending the property on a Sunday morning (between 9am and 11am) or a Monday evening (between 8pm and 9pm). 

If you have to post the notice through the letterbox

Next best method is to post the notice through the letterbox. If you do this then always take photographs. The notice should be held against the front door with the number showing when the photograph is taken. Make a note of the date and time as well as any distinctive features about the property or the vicinity. It is always best to try and take a witness with you when serving a notice; however, it is understood that this may not always be possible.

Certificate of Service is a must

When the time comes to commence Court proceedings then make sure you file a Certificate of Service. This is an absolute must. As well as this I will also write a quick Witness Statement explaining how the notice was served. You can find a Certificate of Service here: -

http://hmctsformfinder.justice.gov.uk/courtfinder/forms/n215-eng.pdf

I suggest keeping a copy for your own records.

The consequences of getting it wrong

Get it wrong and you will almost certainly lose your case! The Court has very limited discretion to dispense with the service of notices (no discretion at all for "Section 21" and rent arrears cases relying on mandatory ground 8). It is all to easy for a Tenant to file a Defence stating that they "never received the notice". Once that Defence is filed the Court is almost certainly adjourning (or even dismissing) your case unless you can prove that the notice was served. Don't cut corners! Making a mistake with the notice can mean that the Tenant remains in possession of the property for anything approaching a year, while you try and sort the mess out!

COMING SOON: -  how to regain possession of your property if a Tenant is in breach of their agreement!

Trading in Human Misery: - London in 2012

Guardian exposes "tenants" living in garden sheds!

A disturbing story appears in today's Guardian and I highly recommend reading it. It is an excellent report: -

http://www.guardian.co.uk/society/2012/may/09/london-landlords-desperate-tenants?mobile-redirect=false

In summary the article deals with Landlords renting out accommodation consisting of what can only be described as "sheds". This highlights the crisis in housing, which is at it's most chronic in the Capital City.

21st Century Squalor

Anyone reading the report can only be but disturbed at the conditions that families are expected to live in. Overcrowded, dangerous, and dirty these "lettings" don't come cheap! Prices are being charged that are equivalent to monthly rentals for a 2 bedroom property in the north of the UK. This demonstrates everything that is wrong with housing provision in the South East.

Time for Rent Controls

Your blogger is not an interventionist by nature; however, the time has clearly come for some sort of rent controls to be imposed. The Coalition have capped housing benefits yet the so called reduction in rents is simply not happening. Families are being moved out of the Capital en masse to new locations in the Midlands, where those affected have no local connection. Towns in the Midlands are then facing shortages of basic services due to the influx of new residents.

Judicial Cat firmly calls on the Coalition to legislate in order to "rein in" the out of control rents now seen everyday in London. If this is not done then this country faces an impending social tragedy. There will be families on the streets, it really is as simple as that. This should not even be about politics, it is a moral issue. A government should ensure it's citizens are adequately housed. They are able to do it in continental Europe, so why not in the UK?

Defend ALL Housing Possession Cases

One way of bringing this matter to the attention of those in power is for tenants facing eviction to defend EVERY case on every single possible ground. Usually possession cases are listed for no more than five minutes in the County Court. Over 95% of these cases are undefended (with the tenant not even turning up).

If only half of these cases where defended then the system would not cope. Other work in the Courts would grind to a halt. Landlords would face months (or even a year) of delay and frustration. Quite simply the government would very soon get the message!

The situation whereby housing benefits are cut but rents continue to spiral out of control cannot be allowed to remain. It is this sort of social "hand washing", which allows certain unscrupulous Landlords to trade in the "human misery" so eloquently reported in today's Guardian.

County Court Money Claims Reforms

A little bit of Northampton forever in Salford

All change in the County Courts for issuing "money" claims

Although widely talked about for some months now within the legal profession, a major change to the County Courts system recently took place, which the vast majority of the public will have no idea about. This relates to the way claims for "money only" in the County Courts are issued and dealt with at the early stages.

No change to Money Claim Online (MCOL)

It is first worth noting that there has been no change to the way claims are processed by the online service Money Claim Online. This service can still be accessed in the normal manner by visiting: -

https://www.moneyclaim.gov.uk/web/mcol/welcome

The online service offers discounts on Court fees and is adequate for most everyday money claims.

Money claims now handled at Salford Business Centre

Since 19 March 2012 any County Court claim, which is for money only (either fixed amount or amount to be decided by the Court) MUST be issued via the new County Court Money Claims Centre in Salford, Greater Manchester. This new business centre will handle all of the early stages of a claim. This includes issuing the claim, taking any defence or admission, and receiving back the Allocation Questionnaire in claims that are defended. Claimants now start a claim by completing a new Form N1 (Claim Form) and sending it to the following address: -

County Court Money Claims Centre

PO BOX 527

SALFORD

M5 0BY

THESE PROCEDURES DO NOT APPLY TO CLAIMS ARISING FROM FAILURE BY LANDLORDS TO PROTECT TENANCY DEPOSITS: - separate procedures apply, please see Blog post below dealing with the protection of tenancy deposits.

You need to send enough copies of your claim for the Court and the Defendant(s). A major change is that Claimants will no longer receive a sealed copy of their claim form back from the Court. So make sure you keep a copy for your own records.

Claimants can find the relevant form here: -

http://hmctsformfinder.justice.gov.uk/courtfinder/forms/n001-eng.pdf

A Claimant is required to nominate a preferred Court for the claim to be transferred to if it is defended; however, this choice is subject to the usual rules concerning transfer of County Court Claims (usually a defended claim will be transferred to a Defendant's local court when the Defendant is an individual).

All money claims now issued in the name of Northampton County Court

When completing the form you enter NORTHAMPTON COUNTY COURT as the Court of issue. So, under this new system, the paperwork is processed in Salford and issued in the name of Northampton! A little bit of Northampton forever in Salford!

So how is it going?

During the pilot many legal professionals expressed concern that the new procedures would be chaotic. There were many complaints. Personally I have found this new system to work reasonably well. Claims seem to be issued consistently within two working days; far better than the inconsistent practices of the individual court houses! A tip I would give though is to send any paperwork to the business centre by recorded delivery!

Contacting the Court

A new contact centre has been set up to deal with claims issued by the business centre: -

0300 123 1372

Political Evictions? Be afraid, be very afraid.

I was browsing the Twitter-sphere last night and came across a right old "rumpus" about a guy being threatened with eviction from his rental property in Bow, East London. His crime? Well he was the person who exposed the Ministry of Defence's plans to site surface to air missiles on the roof of residential premises near the Olympic Park.


Forget for a moment the over the top nature of such a daft idea. Is it not something of a "coincidence" that here we have a tenant, threatened with eviction, for exercising his right in a free country to question a decision he has serious concerns about. 


Question "authority" lose your home:- think about this just for a moment!


This is not some "tinpot banana republic" this is the United Kingdom in the early 21st century! How is this possible? Well it is all down to our easy to evict Housing Laws!


The Housing Act 1988 offers no form of proper security of tenure. Tenants can be asked to leave their homes after 6 months, no reason needed. This leads to a lack of stability at a time when rented accommodation (especially in the Capital City) is at a premium and renting is now becoming the "norm". The above example is extreme and, at the time of writing, there are signs that the landlord and letting agent concerned may well be having "second thoughts". That being said every single day tenants' stability is routinely threatened by summary eviction for simple things as asking a landlord to carry out legally required repairs. As we move into the final weeks before the Olympic games there are even some reports on Twitter of landlords demanding that tenants vacate within 3 weeks!


Despite the appalling like of security of tenure tenants do have some rights. Firstly a tenant with an Assured Shorthold Tenancy CANNOT be asked to leave in 3 weeks if there is no breach of the agreement on the tenant's part. Pursuant to Section 21 of the Housing Act 1988 a Landlord must first serve written notice seeking possession. The period of this notice is a minimum of TWO MONTHS. A landlord may never simply "evict" a protected tenant. A court order is ALWAYS needed and even then a Bailiffs' Warrant of Possession must be obtained.


Any landlord breaching these strict rules faces tough civil penalties and will almost certainly be committing a criminal offence.


So whilst life in the private rented sector is indeed tough the landlords don't always have it their own way. Learn your rights and fight back!