Hello,

I have recently moved out of a rented property and moved into a newly rented proerty. Since then my old landlady has decided that she will not give me all of the bond back. First I was getting it back on the handover, then she was only giving me £80 back and now as of this morning she says cost opf repairs is over the bond amount.

Naturally I totally disagree with everything she is saying. I have attached a letter I sent to her as per the ministry of Justices pre court action guide lines.
My question is simply do you think I have a chance of winning in court if I take it there based on what you read in the letter.

I have had a reply to this letter this morning 10/06 stating that the total repair bills are now £560.

Any advice etc you could give would be appreciated as this is my first time dealing with such issues. Also, if you need any other info to help better inform me that would be great.
Kindest Regards
Andy B.

Hi Andy,
this is a normal ploy by a landlord, you have gone the right way but it all depends on what the judge decides,
Landlords normally have cleaning staff on a casual or part time basis who always do a post let clean, it is a bonus to them if it is already in a good condition, (less work for them),
did you get a copy of bills from the cleaning firms? the landlord must have these to prove the work was carried out, quotes are no good because it does not prove the work was done or indeed needed doing, a firm will give you a cleaning quote even if the work does not need doing.
This Neil Walker, who will he side with in court, will he say that the property was in a clean and good condition and that no work needs to be carried out, or will he side with the landlord and say the property was filthy and needed some repairs carried out which he informed you about, no guesses who he will back!!
I would doubt if there is any photo`s but do not take that for granted.

Hi Sufar,

Thank you for the quick repsonse.
1. I didnt get a copy of the bills or quotes as this was done without any consultation with me really. As the text says the Landlady says she will get prices and get back to me, and the next thing is the works been done and thats that, so to speak.
2.Neil Walker is the landladys father, so im guesssing he will side with her. ^^ Wether it helps or not I walked around the house with im and specidifically asked is there anyhting wrong etc, and he said the flat is fine.
3. In the text she says not to do anything with the carpets, would you say that should negate me of any duty to them in a judges eyes?


Would I be right in assuming she didnt really have the right to go about doing whats shes done?

Thanks again
Andy

Hi again,
could be worth challenging the landlord over the works carried out, demand to see the bills, as it is a dispute let the landlord know that you do not accept her word and want to see proof that the work was carried out and that she had to pay for that work. It is good that you kept the correspondance about the carpet cleaning, remember you offered to fund some of the cost of the carpet cleaning, be careful she does not inflate the bill price to try and get you to meet the whole bill.
Mr Walker will without doubt speak on his daughter`s side and not for the first time I expect. These people know it will be your word against his, they are well rehersed in this.
Like I said it is bad pratice but normal for these people, just another way to bump up their turnover.
let me know how you get on

Hi Sufar,

She has got untill the 20th to respond before I start court action against her, im not sure how long it takes to actually go to court after I apply, but I will certainly post the results.

Thanks for your time
Andy (IMG:style_emoticons/default/smile.gif)