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Hi, welcome to Just Answer. I will help you with your question.
What is the tenant going to sue you for exactly?
I can't immediately see why you would be liable to your tenant for a break-in, even a suspicious one!
basicly 24hrs after the break in after the police had came for forensic evidence she was asking my to claim on my house insurance. I said no because the were not my property. She is now just saying she is going to take me to court i dont understand what she can take me to court for. Is there any way she can sue me ?
No, I don't see what she can sue you for here either. She sounds a little like a dodgy tenant, but even if this is a false claim (?) then it's nothing to do with you. I think you just need to ask her why she thinks she can sue you, and then deny that you're liable. I can't see why you would be liable to be honest, so I wouldn't worry about being sued. Sadly, too many people try to exploit the small claims system, why you can sue with impunity and without fear of costs being made against you if you lose (usually!).
So basicly she has no grounds to sue me. The thing i worry about is there was a window left open up stairs were they got in, Then they steal her ipad laptop and tv but not one of my own belongings were stolen?
What legal rights does a tenant have also ?
Legal rights about what, stolen goods?
They have no rights against you, the landlord.
Thats why they need insurance.
Did i need to tell her that when she first became a tenant, did i need to tell her she was not insured
Not unless you agreed to give her insurance. You don't have to insure her. You only need to worry if you promised her that you would insure her.
Does this answer your question this evening, can I give you more information on anything specific?
i did not promise anything, this is all the same with a tenant living with the landlord yes?
Yes, it is. It all comes down to the initial contract that you have, and without promising to insure her contents, then there is nothing to worry about.
Because, you see, by not having insurance, you're not in the wrong. There is no obligation to have contents insurance at all.
i dont have a contract at all with the tenant
could you give me a list of a tenants rights and also a list of landlord rights please? if this is not to much hassle
Well, there you go. I don't think you have anything to worry about.
I'm not sure I can give you a list of rights for landlord and tenants.
This comes down to the contract you enter into.
The only right that otherwise exists is the right not to unlawfully be evicted.
Which is a statutory right.
if i ask my tenant to leave and she agrees can she sue me for being unlawfully evicted
No, but if she lives with you in your home, then she has no protection anyway. This is the one exemption from the usual rule on eviction.
If somebody lives with you as a lodger then you can just give them 7 days notice or so and change the locks without anything more.
thank you very much for such useful advise i don't think theres anything else i need to know on this subject is there? You have been very useful thank you.
Nothing more I can think of!
Thanks for asking a question - please do remember to rate my answer highly.
Thanks! Have a good evening.
thank you and i will.