Just a rant and a moan really...

For my entire tenancy the landlord has avoided doing repairs; some repairs that were outstanding when I moved in 2 years ago are still outstanding, including important ones such as no hot water in the bathroom sink and a broken security light which means I have to go downstairs in the pitch dark. He tried to sell the flat from under me without even informing me - he pretended he was doing a routine inspection and secretly his companion was valuing the property and taking photos. He decided to replace the washing machine, and brought a second-hand one when I was out, then had to leave it in the garden because he didn't have a key, and made a fuss when I (a skinny little female) refused to bring it indoors and carry it up the stairs into the flat myself. The hoover has been broken for 2 months and he refuses to fix it, I keep having to borrow one from the downstairs neighbour. The list of annoying things just goes on and on...

Anyway I have decided to give a month's notice and move out, and when the landlord received a letter from the estate agent he phoned me and demanded to know how long I've known I was going to move out, and asked why I couldn't have informed him sooner so he could get another tenant, as he can't afford to pay the mortgage without a tenant. Then he insisted on coming round to do an inspection, even though I'm in the middle of packing. When he arrived he demanded to know where I was going and why I was moving out, so to keep the peace I explained, even though I didn't really have to. He made a fuss about mould on the bathroom ceiling and dirty windows (which I obviously plan to clean before I move out), dirty carpets (despite the fact I have a carpet cleaning machine sitting there ready to wash the carpets when I move out), dirty walls (minor scuffs and marks) etc. I simply responded by saying I'll clean thoroughly before I move out,but he seemed in a terribly bad mood. All of these things are fair wear and tear, so I'm relying on the estate agent to be reasonable during check-out.

I hope the landlord isn't going to be awkward about returning my deposit, wanting to bring prospective tenants in while I'm packing etc, but I rather fear he will be. He said he wants to install a new bathroom before he gets any new tenants, well he'll have to wait until after I've moved out, because I'm not having that sort of disruption when I'm moving in a couple of weeks time. Why do landlords have to be such a pain?

Its possible your landlord is harrassing you, which would be a serious criminal offence. I suggest you look at the website of Shelter who can advise you, as can the Citizens Advice Bureau.

Here's a quote from Shelter:

"You have the right to live in your accommodation without being disturbed. You have control over your home so that your landlord and other people cannot freely enter whenever they want to. Your landlord cannot limit or otherwise interfere with your right to live in your home. If your landlord tries to do this s/he may be guilty of harassment, which is against the law."

You are entitled to "quiet enjoyment" of your property, which means that the landlord has no right of access except in an emergency. This right overules anything in the tennancy that may say otherwise.

I'm not a betting person by nature but I would quite willingly bet money on your landlord witholding your deposit. I have come across that attitude again and again. The house is like their dolls house that they allow you to live in and pay your mortgage. These people do not understand the concept of fair wear and tear.

So I urge you to at the very least make sure you video everything before you leave. Have a copy of the current newspaper with you and try and do it all in one take. Try and use a wide angle lense and make very slow and steady shots with good lighting rather than jiggle the camera around quickly. Take photographic evidence using a film camera for still photographs if you can't do that as digital can be doctored in photoshop.

I'd also advise not paying the last months rent and not claiming your deposit back. Mr Academic and I did that to our last house after losing our deposit for the umpteenth time despite leaving the house immaculate. We filmed the house even though we wern't going to claim back our deposit just in case they came after us.

The small claims courts are fed up with amateur landlords and just want rid of all these cases. It can also be very stressful going through the courts.

I'd agree with Skint Academic and the suggestion of contacting Shelter.

I'm constantly having to move after a year because LL selling etc - and work not being done - but have found mentioning that Shelter have my case on their books has had a good effect.

So far, I have always got my deposit back - but I take my own photos (digital camera and dates showing) - and I refuse to give in but do it very nicely - always mentioning Citizen's Advice and Shelter if I have a difficult LL.

Good luck.

Even if you have to go to small claims - many have done it - and don't be intimidated - if you have a strong case - Shelter will take it up for you. CAB will right a letter for you - so that all helps. Just that it's your time taken up protecting yourself.

The joys of renting sadly.

Good luck.