Most of the time, tenants and landlords work together well or at least amicably, and as long as there is mutual respect, there are usually no issues that cannot be resolved.
However, there are times when the problems between tenants and landlords can reach an impasse, and there are few problems that will make landlords look for an estate agent quicker than a nightmare tenant.
Thankfully, true tenants from hell are particularly rare; even more difficult tenants are doing their best to avoid causing problems with late rent payments, property damage or issues with appliances. A simple, friendly conversation will fix a lot of issues by drawing their attention.
Bad tenants certainly exist, and it is essential to know how to spot them ahead of time, how to prevent them from causing you long-term problems and what strategies are available if you need to get rid of them in the wake of the Renters’ Rights Bill.
Pre-Screen Tenants
Typically, before a landlord rents out a property, they will request a deposit, as well as proof of identity, proof of address (typically either a bank statement or utility bill), proof of employment and a credit check.
As well as this, it is useful to ask for a reference from a prospective tenant’s previous landlord to see if there are any potential red flags, as well as investigate potential red flag behaviour such as multiple breaches of a lease or frequently moving from property to property.
If you are concerned about the ability of a tenant to pay, you can always request a guarantor, and explain the reasons why you believe one is necessary.
This means that if the tenant defaults on the rent or causes damage that requires expensive repairs, the guarantor will be legally required to pay.
Have A Consistent Rent Arrears Policy
The most common problem that bad tenants have is an inability or unwillingness to pay on time, and this is why having a clear and consistent policy for handling arrears is so important.
Setting up payments by standing order is essential because it allows you to check if the rent is in your account and there are no excuses; outside of a newsworthy banking issue, the only reason a standing order does not go through is if a tenant cancels it or there is no money to pay it.
Either set up an automated prompt to inform tenants if the rent has not been paid, or send a text or make a polite phone call to ask if there are any issues with paying the rent this month.
Whilst it can be tempting to get annoyed or voice your frustrations, it is essential to be professional and constructive at all times. Only escalate proportionate to the issue with rent and ensure that any steps you take are in writing, including payment plans or arrears reminders.
Eviction should always be a last resort, one that should only be started if there is no attempt to help their financial situation such as accessing universal credit. Provide formal written warnings, send them a final letter and follow the process carefully.
Be Clear About Malicious Damage
A certain degree of wear and tear is to be expected, especially from tenants who have lived in a property for a long time. A property that is in use will inevitably see faded colours, stains, scratches and worn carpets.
It cannot reasonably be avoided so it should be accounted for when renting. However, if a lot of damage takes place in a short amount of time, or if there are substantial levels of damage, it is important to be clear about your definition of malicious damage.
The broadest definition is that any damage caused deliberately is malicious damage and will need rectifying by the tenant, either through arrangements they make themselves or by the landlord with the costs deducted from the deposit.
Broken furniture, holes in the walls, fires, defacing the property, graffiti, broken windows, smashed appliances and broken doors could all be considered malicious and you should be clear that this could be a breach of the tenancy agreement and grounds for eviction.
Handle Anti-Social Behaviour Complaints Professionally
It is important to remain calm and professional when handling issues such as noise complaints, vandalism, rubbish left outside the property or inappropriate uses of the property. Explain what the behaviour is, the consequences of the behaviour and whether the police need to be involved.
Aggressive behaviour to you and to others, particularly if it escalates to violence or threats of violence can not only be grounds for eviction but may also be a criminal offence. Make sure to build up documentation and evidence on what the tenants have done in case you need to present it in court.
