Question 1

What happens if I leave personal belongings behind after moving out?

Accepted Answer

If you accidentally leave any personal items in the property after your tenancy has ended, there are legal steps that your landlord must follow.

Under the Torts (Interference with Goods) Act 1977, your landlord cannot simply throw your belongings away without giving you proper notice. Your landlord or agent becomes what is known as an ‘involuntary bailee’, which means they must take reasonable care of your possessions and act fairly when handling them.

What do Pickards do if belongings are left behind?If we find any belongings that have been left behind after you’ve moved out, we will send a formal notice to your last known contact details informing you of:

A description of the items left behind

The location where the items are being stored

The deadline by which the items must be collected

Any charges relating to storage or potential disposal

If we do not initially get a response, we will make additional attempts to reach you.

If your belongings are not collected by the stated deadline, or you do not respond to our contact attempts, we are legally entitled to sell or dispose of the items.

Any storage or disposal costs incurred may be charged to you.

If your items are sold, any proceeds, after deducting reasonable expenses such as storage or disposal fees, will be held on your behalf for up to six years, during which you can claim is.

All actions taken regarding your belongings will be fully documented to ensure we have acted fairly, lawfully, and in accordance with our responsibilities.

Question 2

My housemate has moved their partner into our home. What can I do?

Accepted Answer

When your housemate’s partner was staying just a couple of nights a week, it wasn’t an issue. However, now it’s every night, and they’re hogging the shower and taking up space in the fridge.

If your housemate is dismissing your concerns, and you’re not sure what to do, your landlord may be able to help.

Quiet Enjoyment

Within reason, it is not the landlord’s responsibility to dictate who you can have as guests at the property, as doing so could interfere with your right to quiet enjoyment of your home.

However, if a tenant moves in an unauthorised occupant, this could become an issue, and it may be necessary for the landlord to intervene.

When is a Guest not a Guest?

There isn’t a single, clear-cut definition of when a guest of the property may inadvertently become a tenant. Some signs that a guest may no longer be considered a guest include:

Extended stays at the property

Lack of alternative accommodation

Receiving mail at the property

Financial contributions toward rent, utilities, or household expenses

If you notice any of these signs, it’s a good idea to discuss the situation with your landlord.

Overcrowding

Having too many people in a property can affect the wellbeing of tenants and pose serious fire, health, and safety risks.

House in Multiple Occupation (HMO)

A House in Multiple Occupation (HMO) is a property rented out by at least three people who are not from the same household (meaning they are not family members) but share common facilities like the kitchen, bathroom, or living space.

In many cases, HMOs require a license from the local council, particularly if the property houses five or more tenants. Licensing ensures the property meets safety standards and is properly managed.

If moving someone into the property creates an HMO where one didn’t exist before, or if adding a person exceeds the maximum number of tenants allowed by the HMO license, there could be serious consequences for both the landlord and the tenant.

Your Liability

Under most residential tenancy agreements, you are responsible for the actions of any guests you invite to the property. This includes ensuring they do not violate the terms of the tenancy, such as causing overcrowding or creating a situation where the property may no longer be compliant with its HMO license or other regulations. If an unauthorised person stays long-term or becomes an occupant without approval, you could be held liable for breaching the terms of your tenancy agreement.

What Can a Landlord Do to Help?

Problems with unauthorised tenants can be tricky to navigate. In the first instance, the landlord should help tenants resolve the matter amicably. Mediation can be an effective tool for addressing inter-tenant disagreements.

Next, the landlord may wish to try and evidence that there is an unauthorised tenant living at the property. They may wish to conduct an inspection of the property or ask that you provide evidence.

If an amicable resolution cannot be reached, the landlord will consider eviction. A Section 8 notice under the Housing Act 1988 can be issued if a breach of the tenancy agreement occurs. Most residential tenancy agreements prohibit moving in additional tenants or subletting the property without the landlord's approval.

If you need support, please do get in touch at pickard@pickardproperties.co.uk.

Question 3

How can I keep fire safe in my student house?

Accepted Answer

Pickard Properties has implemented a range of fire safety features to help keep you safe in your property.

What are we doing to protect you?

Every kitchen is equipped with a fire blanket.

All properties are fitted with a hard-wired, interlinked smoke detection system.

Fire doors throughout the property provide 30 minutes of fire resistance.

Kitchen fire doors have self-closers to help contain fires.

All sofas and mattresses comply with fire safety regulations to reduce the risk of fire spread.

What can you do to stay safe?

Keep hallways and doorways clear of clutter to maintain safe escape routes.

Always keep fire doors closed and never wedge them open.

Switch on the extractor fan when cooking and never leave food unattended.

Avoid cooking if you are tired or under the influence of alcohol or drugs.

Never cover or dry clothes on heaters.

Keep smoke detectors uncovered and in working condition.

Use the bathroom fan when showering, as excess steam or sprays like deodorant can trigger smoke alarms.

Do not use faulty electrical appliances.

Avoid overloading plug sockets or extension leads.

Plug heat-generating appliances, such as hairdryers, directly into a wall socket rather than an extension lead.

Report any faults with fire doors or safety equipment immediately.

Never block emergency access routes to the property.

Familiarise yourself with the fire exits and assembly points.

Only smoke in designated outdoor areas and never smoke or vape indoors.

What happens if I leave personal belongings behind after moving out?

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