Tenants not paying - help!

[jackie03]

We rented out our property to a couple on August the 23rd for �725 a month. We required one month's rent as deposit. they said they couldn't come up with that but came up with �500.We said we'd get the rest later when they had it.Long and short is, they paid the 1st month's rent in advance with the deposit, and they have not paid the 2nd month's now.  It was due since the 23rd of last month.We've phoned them, sent them letters,hand delivered one which said we would place an embargo on their earnings. But no luck.Someone advised we change the locks.(They have a big bull dog though!). Anyone have any ideas what we can do? We've had to keep paying the mortgage while they are not paying.Any advice will be much appreciated.

[Jules001]

don't know what you can do about it, other than seek proper legal advice but from the outset if they couldn't come up with the deposit it signalled they might be bad payers and so I would have had my doubts about letting to them in the first place

[wonky]

I would as above seek legal advice because you can get the police to help you when changing locks- regarding big dog!!

If and when you rent again i would do it through an agency you will always get your rent on time that way!!

Good Luck to many people get away with debt dont let them get away with it!! x x

[secretspirit]

Do they have a tenancy agreement with a clause stating how much notice you can give them to leave? If so give them the 28 days (or however long it is) notice to quit. You might have to get a solicitor to draw it up. Otherwise you may have to take them to court to get an eviction order and a court order for them to pay off the arrears. Make sure you keep the deposit towards it. You have my sympathies Jackie but I don't think you can just change the locks without warning because possibly then the ball would be in their court.

[jackie03]

Yeah they have a tenency agreement  -6 months assured shorthold tenancy.I don't know if we can give 2 months notice with that. Someone said said there's nothing we can do till after the 6 months, and that we then give a court order if they don't leave which can take up to 2 months.  In short I heard they could live there rent-free for 10 months!