What can I do if the tenant has vacated the apartment but didn&#39;t pay last month bill for electricity? I have an apartment which I gave to 3 students on rent. This month they vacated the apartment without paying the last month electricity bill. I have no written agreement but did police verification. So, what can I do now? Can I lodge a fraud complaint against them?
You will need to sue them for the money. You may decide that the cost and stress of doing so is not worth it, and just write off the cost. In future you should require a deposit (if you don't already), and not return it until you have checked that the final utility bills have been paid. (I am assuming there was no deposit, or that you have returned it already; if not, you can pay the electricity company out of that deposit.)
The Protection from Eviction Act 1977 defines an excluded tenancy as, amongst other things, a tenancy that is granted for other than money or money's worth ((7)(a)). This means that someone who shares accommodation with the landlord does not have the protection from eviction that an ordinary tenant would have, as per Part 5. You should seek advice from a legal professional before taking action to evict, however, there is nothing in the Protection from Eviction Act that protects an excluded tenancy. It would probably still be advised that you give reasonable notice.
england-and-wales The household that doesn't pay its water bill cannot by law be cut off or restricted from the water supply. However, there have been reports that some companies have disconnected households anyway, claiming the premises were not occupied. In some circumstances the gas or electricity supplier may disconnect the domestic consumer that is not paying its bills. However, &quot;Suppliers must take all reasonable steps to avoid disconnecting an energy supply for debt. It should always be a last resort and avoided wherever possible&quot; (Ofgem, the regulator). The question asks for &quot;possible&quot; repercussions, not probable or usual. So here are some &quot;possible&quot; repercussions. The utility company may pursue the debt; first by mail, then via a debt collection agency and may ultimately seek court orders to resolve the matter one way or another. Generally, utility companies and the regulator Ofgem don't want things to get to court and will try to agree a repayment plan with the debtor and/or (in the case of electricity or gas) offer to install a prepayment meter. There are payment support options for households in financial difficulties but the question seems to be about outright refusals to pay. All creditors pursuing a debt are expected to follow the Pre-Action Protocol for Debt Claims. This should be followed before a court order for a County Court Judgment for the debt can be made. Failure to follow the protocol does not invalidate the debt but can affect the court's decision. If the creditor wins a county court judgment (CCJ) against the debtor, the debtor will be obliged to pay the debt at a rate the court decides is appropriate. A CCJ is recorded on the Register of Judgments, Orders and Fines. The Register is checked by companies to determine the credit-worthiness of applicants for credit cards, loans, mortgages, some bank accounts and rental agreements. If the debtor pays the full amount within one month of the CCJ, the record can be removed from the Register. If the debtor pays later, they can get the record marked as 'satisfied' - it will stay on the register for six years but searchers will see that the debtor paid the debt. If the debtor sticks to the payment plan the record can reflect this. Otherwise the record of the debt remains on the Register for six years. If the debtor still refuses to pay, the debtor may expect visits from bailiffs who will ask for payment and, failing that, the bailiffs might try to remove property to sell at auction to raise money to cover the debt and the bailiffs' costs. The creditor may seek an order for an attachment of earnings or an attachment of benefits / benefit deductions. In this case, the employer or benefits agency is ordered to divert money from the wages or benefits to the court that made the order, and the court sends the money to the creditor - the debtor doesn't receive that money. (The benefits attachment is likely more appropriate for non-payment of council tax.) The creditor may seek a third-party debt order, which orders the debtor's bank to freeze money in the debtor's account to the amount of the debt. The creditor may seek a charging order, which secures the debt against the debtor's property (e.g. their home if they own it). This can be followed up with an order for sale, which obliges the debtor to sell that property and the debt will be paid from the proceeds. The creditor could seek a court order that allows them to change the utility meter on the property to a prepayment meter. In this case the debtor has not been disconnected as such but they must pay (or get help to pay) in advance for their electricity or gas consumption. As noted earlier, the last resort is disconnection of the gas or electricity supply. In terms of criminal law, I don't know if any such debtors have been charged with illegal abstraction of electricity or gas but those seem like &quot;possible&quot; charges.
We don't want this issue to adversely affect our credit and got legal consulting which suggested we should pay the debt collector to protect our credit score, and then sue the landlord for the money back in small claims court. I'm a little worried about this strategy since it requires to hand away the money first, and am trying to get second opinions. The debt collector is probably either the owner of the claim against you, if it is an assignee of the claim, or an agent of the landlord for purposes of collection. Thus, payment to the debt collector is equivalent to payment of the landlord. The law varies from jurisdiction to jurisdiction regarding whether payment constitutes of waiver of a right to sue over the debt. Sometimes it is necessary to designate the payment "under protests" or "reserving all rights", but that is not a uniform rule of law that applies in all jurisdictions, and I do not have the time and familiarity with that state's law to research Massachusetts case law on that point accurately.
You can't give your landlord a "notice to quit" A "notice to quit" is something a landlord gives to the tenant under s8 or s21. Assuming you want to end the tenancy, you would give them whatever notice is required in accordance with the lease. Why the paranoia? Ending a residential tenancy is routine and would not normally land you anywhere near a court. You give your notice, pay your rent, move out and get your deposit back. Is there something going on that you're not telling us? If so, ask about that thing in a different question. The video would be fine as evidence However, it would only be used if there was a dispute over the service of the notice. While this can happen, its pretty rare and your precautions seem ... elaborate. Your landlord's name and address (and yours) will be a public record forever Courts are public, the names and addresses of the parties are a matter of public record (unless you are children, or sex offenders, or have some other reason the court accepts as to why this shouldn't happen). These records are kept indefinitely.
Assuming you have an assured shorthold tenancy, it's not the landlord himself that can evict you. The process is that he serves you notice, and if you don't move by the time the notice period ends, then he has to go to court in order to obtain a court order to end the tenancy. The landlord must demonstrate to the court that he has properly served notice to the tenant. This is a bit of a grey area, but this article suggests that, to avoid ambiguity, the landlord should either use recorded delivery (which would provide proof as to whether or not the tenant received it), or deliver it by hand with an independent witness present. In the case of a section 21 "no fault" eviction, the only defence a tenant has is that the correct procedure has not been followed. So it is in the landlord's interest to ensure that notice has been received beyond any doubt.
What the landlord is doing is forcing you to abide by the terms of your lease agreement. You most likely agreed to a 1 year lease on a signed document, which means you're pretty much screwed because if he wanted to, he could force you to fulfill the lease and pay him anyway. However, his remarks about when you can notify to terminate are wrong. See end of answer. About Terminating Your Lease Early However, there are a few loopholes you can exploit. The easiest one is to get him to increase your rent. Ask about it, tell him that you're considering staying but tell him you want to know if he's going to increase the rent by much. If he declares that he is going to increase the rent, perfect. Get him to send it to you in writing (which he is legally required to do). Just in case though, have him on speaker phone and record every conversation you have from now on without telling him. This is legal (see this answer) and is a powerful form of evidence, so exploit the hell out of it. If you can get him to tell you that he's going to increase your rent, then you can legally submit a notice to terminate tenancy on the grounds that you do not wish to pay the increase. In this case, the amount of notice that you have to give is capped to the day that the rent increase is to take place. If you try this, do everything you can to get it in writing. Don't feel proud of snaring him and immediately announce that you're leaving because of this as soon as he says it on the phone, because you're screwing yourself out of going through the proper channels to make sure you not only win, but you've made your case air tight. Also, feel free to let you landlord know that he owes you money. Landlords in Ontario have to repay you a capped interest rate on your last months' deposit every 12 months. This rate is decided annually and for 2015 is capped at 1.6%. If your landlord wants to be anal about the rules and stick the letter of the law to you, do it back. Becoming a pain your landlords ass is a great way to get them to either become more flexible, or make a mistake that will give you an out. Notice that if he does increase the rent, he can demand that you increase your last months deposit and force you to pay it. You could "accidently" make him aware of this right in a conversation where you are concerned about a rent increase immediately after letting him know that he owes you money for the interest. "I'm concerned about the rent increase because I have to increase my deposit by law too." This way, he'll hopefully have the thought "I can avoid having to give him any money by increasing his rent by the same interest rate, so he'll owe me what I owe him, therefore I owe nothing. I'm so smart!" Then he cheerfully gives you a notice to increase rent, at which time you invoke your right to terminate tenancy on short notice due to an increase in rent. Your Landlord Is Wrong All that aside, your landlord committed an illegal act when they refused your notice to terminate, because he's denying you your rights under the RTA. From the Residential Tenancies Act: A tenant may terminate a tenancy at the end of a period of the tenancy or at the end of the term of a tenancy for a fixed term by giving notice of termination to the landlord in accordance with section 44. 2006, c. 17, s. 47 The details adjust a little bit depending on your circumstances, but the conditions in section 44 are basically to ensure the following: You are giving 60 days notice. You are not giving 60 days notice where the termination date you provide is less than the previously agreed term, except in special cases like the one I mention about increased rent. There is nothing in section 44 that can be confused to mean that you must wait until you have passed the end of your term before you can decide to leave. I suspect your landlord is deliberately interpreting the use of wording like "may terminate at the end of" to imply you have to wait to give your notice. A notice of termination is not a termination. It is a notice that in the future, you are going to terminate. Let's remove the confusion by replacing the word "terminate" with "vacating the premises and not paying another cent". That should remove any ambiguity that could be abused. So frankly you can simply go straight to the board, file the appropriate form with them and just pack up and leave when you've reached the date specified in the notice to terminate. Your final month is covered by your deposit. File the form immediately, let them know about the conversation you had with your landlord, then go to your bank and cancel the cheques you've already written (except for your deposit cheque) and simply ignore the landlord, carrying on with your moving plans. You should ask the Board if this illegal act has any ramifications. Perhaps because he has done this, this gives you an immediate out or something else. Call the Board and tell them what happened and ask them. They have an obligation to inform you correctly. Sources: Landlord Tenant Board of Ontario FAQ Final Note The Board is there to serve you, free of charge. They have a duty, as it is their explicit directive, to assist you in all matters regarding being a tenant. Phone them, talk to them at length, demand assistance. They are to inform you of your rights and guide you on the appropriate action, forms and procedure to assist you in resolving any issues you have. Note that I wrote the whole bit about getting out of your lease early legally before I refreshed my memory on the fact that you can/should give your 60 days notice before the end of your lease period. That makes the case much simpler as a I note in my answer. I left the information I already wrote however because it could be applicable or at least be of some help to others. Also note that if you're saying that the landlord came to get more cheques on the basis of his lie that he used to refuse your attempt to legally leave, then you'll need to cancel those cheques. That costs money. That alone is enough of a case to take him before the Tribunal and force him to repay the cost of those cancelled cheques. You may even successfully claim further damages or the Tribunal may voluntarily award you money for the actions your landlord is deliberately taking to deprive you of your rights. Talk to the Board.
The difference is that the person was originally invited to live there, so they do have a claim of residency. A tenant recently allowed someone to move into his apartment as his caregiver. This is the problem here, the person was invited to live in there in exchange for a service. This person now has a legal right to occupy the property and the eviction process must be followed. If the person broke into the house and occupied a room, that is trespassing since there was no original legal right to occupy the property. The trespasser cannot claim any legal right to the property and therefore is trespassing. Can it really be so that he is legally bound to allow these strangers to share his apartment with him because of a technicality that classifies them as &quot;squatters&quot;? Unfortunately yes. This should be a lesson to the tenant that they need to properly run background checks and have solid contracts with live-in caregivers/roommates. Unfortunately this is not only inconvenient, but will probably be an expensive lesson as well.