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Landlord Faces Extensive Property Damage: Community Rallies with Advice

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A member faced a daunting situation when tenants left his property in disrepair, with damages and mess far exceeding the amount covered by their deposit. The tenant's unlawful activities, which included hoarding over seven and a half tons of undelivered catalogues, added to the challenges. Faced with this predicament, the landlord turned to fellow members of the PDPLA for advice. Here's how the community offered their insights:  

Advice from Fellow Landlords


1. Locate the Tenant: One suggestion was to hire a tracing agency to locate the tenant's new address, potentially using council tax records. Professionals in this field often charge reasonable fees for their services.

2. Evidence is Key: Several members advised taking photographs of all damages, obtaining professional quotes for repairs, and keeping detailed records to support any claims.

3. Claiming Costs: The government's Money Claim Online (MCOL) service was frequently mentioned as an accessible tool for pursuing claims under £10,000. Members also stressed the importance of issuing a formal "Letter Before Action" with clear details of the claim.

4. Realistic Expectations: Some landlords highlighted that pursuing legal action might not always result in recovering costs, especially if tenants lack financial stability. However, securing a County Court Judgment (CCJ) could at least impact the tenant's credit record.

5. Offer Repayment Plans: In some cases, proposing a repayment plan to the tenant might lead to resolution without the need for court involvement.

6. Reporting Misconduct: Others suggested notifying relevant authorities and organizations, such as the Inland Revenue, DVLA, and local councils, about the tenant's activities.

 Lessons Learned

Several members shared their own experiences, emphasizing the value of robust tenant vetting procedures. One landlord suggested conducting personal video calls with potential tenants to identify red flags and foster a stronger relationship from the outset.

A Mixed Outlook

While the advice ranged from practical tips to cautionary tales, the landlord community underscored the resilience required in managing such challenges. Whether through legal channels or preventive measures, landlords were encouraged not to lose heart and to view difficult experiences as opportunities to improve their practices. 

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About the author

Martin Silman

Martin began his landlord journey 30 years ago, while working in an international role for a global telecommunications company. Since retiring he has extended his portfolio, which he manages with his wife, but has always focussed on the ‘small student HMO’ sector preferring to offer homes in the community for small groups to the more common ‘pack them in and take the money’ mentality. He has chaired the PDPLA for the past 12 years and has overseen the Associations transition from small local self-help group to a much larger and more professional institution which is recognised and listened to nationally. Alongside his PDPLA role, he also has leadership roles in a number of other local organisations – bringing his unique perspective, driving for change and increased use of technology while respecting the history that brought us here.

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