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Hi The property is large with an outhouse that house a young lady called Jade, I rented the property to a family with a student already living there, the agreement was that the council would pay 800 for the family & student made the total rent up to 1100, I checked with council if all this was ok re paying their rent & student paying the top up which they said was fine! The family was made aware if the student left they had to make up the rest of the rent & it was put in the agreement. They bullied & harrassed the student so he moved out & refused to pay more rent, they called the council & I was invited to go along to look around etc, The tenant refused me entry & council compounded the problem by giving them legal advise & telling them they did not have to give me entrance, The council then informed me that the house was an unlicensed HMO which means that different rules apply & I become liable for bills inc council tax, so I called council with witnesses standing beside me & said "can you clarify if this is now a HMO I can put other tenants in the property is that correct" to which she said yes you can, I asked several other questions for her to clarify & she made certain statements but insisting I could in fact move a new tenant in! I asked her to notify other tenants as they was away, I then had a call from them in which I told them my plans, they txted later & said the council had refuted what I had said & they was pressing charges for illegal entry etc, I call council again & yet again she clarified that I could move ppl in, now to shorten it I called council yet again & was told that I couldnt move ppl in as they had a tenancy agreement, my response was well in that case they are responsible for bills etc & they said NO I still was liable for all the time they was there & I said well you cant have it both ways its either a HMO or its not which is it!! They didnt seem to have an answer so hoping you will have??? They have been bullying & harrassing me relentlessly (the council) I am disabled & I have had to put off 1 knee op & several hospital appointments & I am falling apart council are deny all the conversations although It was dealt with by just 1 person so I did say that I hoped she & any colleagues that where sat around her during the calls would be willing to lie for her under oath! Last night/2.30am the lady in the outhouse had the tenant & his brother smashing on her door threatening all kinds of things so she has now left thru fear so yet another amount of money I have lost! so I guess i need to know if their tenancy which was made verbally in feb but not written down untill oct although council have been paying their rent since feb is still legally binding or does the goverment rules on HMO properties still applies??? if you need to call me plz feel free XXXXXXXXXXX I appreciate your time & if you could also tell me does the verbal agreement still constitute part of the overall tenancy or does tenancy start from when it was signed despite their rent being paid from the start of verbal agreement