New Tenants needed in 9 weeks

My Tennants who have always been on time with payment and have been good all round have given me 9 weeks notice,they will be out end October even though their lease is not up until March.They are into their 3rd year renting my house. When should I start to advertise ie asap or later.
Now if I could not get someone in as soon as they move out would I be entitled to hold onto their deposit.I used an agency last time but want to do it myself this time,What do I have to look out for , all the bills are in the tennants names, so do I have to check that before they go that they have settled the Gas,ESB no outstanding bills etc.And does the new tennants have to ring up Gas,ESB etc themselves.
All replys welcome

Re: New Tennants needed in 9 weeks

Well if they have been good tenants for 3 years I think not returning their deposit is wrong morally. You have 9 weeks to find a new tenant if you don't do everything in your power to find new tenants in that time its not acceptable to hold onto the deposit. Generally the last month is accpetable as a time to start looking because if you start now you will find it difficult to find anyone willing to wait 2 months before they move in. You should count your blessings that they were good for 3 years and gave you such a long notice period.

Re: New Tennants needed in 9 weeks

Ya. I would agree.
Keeping their deposit after 3 years with you is not nice.

Re: New Tennants needed in 9 weeks

they will be out end October even though their lease is not up until March

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Sure don't your tenants have to find other suitable tenants for you if they are breaking the lease, or at least pay you until March ??

Re: New Tennants needed in 9 weeks

Havealaugh said:

Sure don't your tenants have to find other suitable tenants for you if they are breaking the lease, or at least pay you until March ??

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All comes down to what it says in the lease.

Re: New Tennants needed in 9 weeks

If they were sound for the three years, and kept the place well, I'd give it back.
If not...

Re: New Tennants needed in 9 weeks

You are only allowed to hold back the deposit for damage/missed rent - which if from the sounds of it their shouldn't be a problem there.

If they're on a fixed term contract, which you seem to suggest (up in March) then this is the end date. Does it say March in the contract or was it just kept rolling. If it was just ongoing, then they needed to give you 56 days notice - see [broken link removed]

If it is a fixed term, they can find you other tenants and you are obliged to take them on - or they are entitled to terminate the contract. see the same link above.

Personally, regardless of the contract I'd let them break it. It's better for you to find new tenants than someone else - you've more control over it. If you want to hold them to the contract you are absolutely within your rights - but that doesn't include holding back their deposit. That means either them staying on, or subletting/finding you new tenants.

Re: New Tennants needed in 9 weeks

You should give back the deposit, they have given you excellent notice and have been good tenants. Check that everything is in the house and that there is not damage. You should read the meter with them and put the bills in your name unless your changeover to new tenants is the day (week) the other tenants leave. Bills not in your name are not your liability. Find your own tenants, get good references, find out where they work etc and check the references, if they are young I tend to ask them for a 'home' address. I find daft to be excellent for advertising, a month before should be plenty of time and don't forget to ask the existing tenant's if it's ok to come and show the house to prospective tenants. Don't forget to do the PRTB form.

Re: New Tennants needed in 9 weeks

I agree it would be a bit mean spirited to withhold their deposit.

But seeing that you have a good relationship with them, ask if they could give you some leeway when you need to view the house with possible tenants. That way you might be able to seamlessly rent it with say a one week turnaround to spruce up the paintwork etc. If they are agreeable it could minimise your vacant time, which can easily be longer than a month (ie, the deposit).