Hi all, Seeking advice from investors and management agents please on my situation. I do have to acknowledge I haven't been managing the agents which lead to the following issues, so my bad. Tenants have now been evicted, so I'm now on the case of the agency. What I am asking of them is to refund 2/3 of management fees paid during the last 3yrs, based on they only performed 1/3 of what they are meant to do during that time. They have said no, so I'm wanting to submit the request to fair trading/tribunal. Do I have a case, and how should I approach it? Here are some reasons. Management agency had a very high turnover of staff, resulting in the last 3yrs with about 5-6 different people managing my property. So the lack of continuity has caused most of these issues and they acknowledge that and apologised. - No inspection information or reports I have not receive any communication or report about inspections. I have asked a few times via phone and email, but never got anything. I made a complaint to their management who gave me dates of various inspections done. Eventually I did get hold of the details (but not the reports) in Jan 16 - realised in all these reports the condition of the house has been getting worse and worse. These details were never sent to me, and they couldn't see data to prove they were sent either. - Poor maintenance Obviously because I didn't know about the conditions, I didn't have any opportunity to say fix this, do that etc. Nor the option to decide that the tenant agreement may need to be terminated to get rid of them for not up keeping the property. The poor conditions were apparently acceptable by the agents - they can throw whatever they want around the house, and be dirty if they like - says the agent when I challenged them yesterday. Throughout the 3yrs I emailed and called various times, asking if everything is ok, anything needing fixing, are tenants afraid to ask please encourage them to do so etc. Got reply each time "no it's all fine, tenant didn't ask for anything". - Poor communication I had to be the one who call and email them to ask update. I had to be the one who recognise that the rent is under the market and ask for rent increase (I know I'm supposed to!). I have to ask for annual financial statements rather than it being send to me automatically. I ask for quotes but don't receive them - Incorrect charges A 'transaction fee' showing up on and off my monthly statements. As this is a portfolio moved from one agency to this one I thought maybe it was in the previous agency's fees? But that was not the case. It's also not in my agreement either. I've told them on the phone, and in various emails, each time get the 'but all owners pay it' and 'it's also in the last agency's fees too'. Each time created doubt for me, causing me to double check again - which means time, and time management isn't my friend, hence this long delay. - Putting the property in danger At time of agency change over the letter from both party says no change in service, no change in this and that etc. So of course absent minded me just sit and collect rent and let things roll. I've realised just now that the annual fire alarm inspection service and fee never showed up with this agency. - Collecting incorrect rent The last rent increase notice was sent in Dec to come into effect in Feb 16. In the recent tribunal eviction order in March (scanned and emailed to me) I noticed the agent is claiming the old amount and chasing the old amount. Which means the authority isn't enforcing the right amount for me. Those in RE roles, your advice please? Investors - any previous experience in getting money back from agents you could share with me?