Forward Marketing and Re-Letting

Tenancy Types and Management

I have two flats in Purfleet, Essex let to a UK recruitment company, Rapier Employment. The company recruits foreign lorry drivers for the UK transport industry. The two flats built by Barratt Homes were new at the start of the tenancies in 1st quarter 2005. The tenants have not maintained the properties and as a consequence, they are now in need of a deep clean of the sanitary ware, kitchen appliances and carpet, and also a full redecoration throughout. Rapier has paid the rent every month throughout the tenancy has undertaken to clean the properties prior to final check-out. The poor condition of the flats is further compounded by the fact that the common areas are also in a very poor condition. They are exhibiting significant graffiti on the walls and the carpet is badly stained. Maintenance is the responsibility of Solitaire Property Management, based in Barnet, Herts.

My issues are:

1. I am unable to market the properties until they have been vacated and all necessary remedial works completed. Do I have a legal right to compensation given the fact that I am reasonably unable to market the properties prior to check-out?

2. Can you offer any practical advice on how I can get Solitaire to reinstate the common areas to an acceptable condition given that they are likely to seek to charge the full cost of these works back through the service charge?

Kind Regards
Sean Butcher