DPS 51652390 deposit recovery and other pending bills .

1.- My name is John Bofarull Guix, British citizen since birth, National Insurance Number SC231971D.

I rented flat 494 Abbey Road SE2 9EZ London between 5th July 2019 and 2nd February 2019.
Since 3rd February 2019 I have started renting address as stated in Claim form.

My phone number is 07749832277, and I have the following email addresses: jgb2012@sky.com
jgb2014@live.co.uk . I have no pets, I don't smoke, I don't drink alcohol, and I have been repeatedly
abused by London property tycoon Ms Hirem Bijal Manek and Estate Agent Able Estates.

I am filing Money Claim against Ms Hirem Bijal Manek and Able Estates because they are refusing to
refund £1177.- rent deposit.

Since
 filing against Ms Manek alone would motivate Ms Manek to attempt dodging arguing that
because a 2nd rent contract was signed therefore Able Estates would be the one liable,

 and if filing against Able Estates alone Able Estates would argue that
a) they are no longer running flat 494 Abbey Road SE2 9EZ for Ms Manek, and
b) in any case it was Ms Manek the one who should be accountable for such property
maintenance mismanagement

I am filing against both separate cases to avoid any further diversion of one on the other, leaving at
discretion of the tribunal to whether merge both cases, or drop one, whichever may the tribunal decide
that may not apply.

Able Estates and Ms Manek have both eluded their responsibilities that any landlord/agent should
satisfy when taking tenant's money.

2.- I moved to Belvedere to reduce commute time to work for ASDA warehouse ERITH CDC in order to
be able to take as much offered overtime as possible.

attachment 01:
01.01 sample A1 temporary agency for ASDA ERITH CDC with Edmonton (Enfield) address
01.02 sample ASDA paper payslip
01.03 sample ASDA electronic payslip
01.04 initial 1 year tenancy agreement directly with Ms Manek: contract start date 5th July 2018.
01.05.01 bill electricity bill before smart meter. EDF contract 671109940308.
01.05.02 bill electricity bill with smart meter. Contract terminated on January 2018.
01.06 sample bill Thames Water bill, contract 82194-97264, terminated on January 2018.
01.07 Council tax account, set-up letter with monthly amounts to pay, closed on January 2018.
closing agreed payment to Bexley council of £24.80 paid on 20th February 2019.
01.08 DPS form asked to sign by Able Estates without key deposit reference number on it.
01.09 copy email 5th July 2018 reporting issues.
01.10 copy email 8th July 2018 Ms Manek supplies DPS key reference number 51652390 by email.
01.11 reference when permanent contract started and hourly rate.

former employer contact details:

Asda Isis Reach, Norman road, Belvedere Kent DA17 6JY
tel. 0208 320 8000 warehouse manager Gavin.Town@asda.co.uk

Ms Hirem Bijal Manek (owner of 494 abbey road) contact details:

mobile phone 07837 255308 bijalmanek@hotmail.com hirenmanek@hotmail.com
5 Melville road, Sidcup, Kent DA14 4LU

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DPS 51652390 deposit recovery and other pending bills .

estate agent Able Estates contact details:

511 Abbey Road, Abbey Wood London SE2 9HA
tel. 020 8306 2020 awsales@aableestates.com awlettings@ableestates.com
287 Bexley road, Northumberland Heath, Kent DA8 3EX
tel. 01322 400222, 01322 405050 nhsales@ableestates.com lettings@ableestates.com

DPS contact details:

The Deposit Protection Service www.depositportection.com tel. 0330 303 0030
The Pavilions, Bridgwater road, Bristol BS99 6AA

3.- I no longer work for ASDA, contract terminated on 15th January 2019.

As I am going to show, when I moved out of 494 Abbey road SE2 9EZ I left such property in better
condition than I found it in 5th July 2018:

 fixed the solidified Portland concrete found in toilet

 fixed inadequate expanding wood front door that repeatedly jammed during rainy days,
 fixed jamming front door lock,
 had a smart meter installed.
 Left no electricity or council tax arrears as Ms Manek did.

Following, detail of the problems that such awful property owner pretending to be a landlady Hirem
Bijal Manek and cynical letting agent Able Estates both have put me through:

4.- Solidified Concrete in Toilet right at beginning of tenancy contract:

attachment 2:
02.01 toilet July 5th to July 24th
02.02 toilet July 5th toJuly 24th closer look.
02.03 concrete bags - sample concrete extracted by RIGHTIO also available
02.04 2nd email to Ms Manek 17th July 2018 again reporting partial clogging of toilet pipe
02.05 24th July 2018 RIGHTIO bill 393.60
02.06 email MoneyClaim, claim received

Right on 5th July 2019, very 1st day renting the property, upon visual inspection, as shown in the
attached photos attachment 2, the toilet contained a white gunk matching the white concrete left
behind by whatever refurbishment that Ms Manek had instructed prior to 5th July 2018.

During the initial meeting with Ms Manek, when Ms she started taking pictures while me bringing in the
1st load, I asked Ms Manek why those Portland concrete bags had been left behind on the shelf above
the water tank. Ms Manek went off-the-tangent answering that I should ignore it.

But the white gunk in the toilet did not flush away. During the 1st 2 weeks renting 494 Abbey Wood
road SE2 9EZ the toilet was more and more difficult to flush, until it became completely obstructed.

I readily called Ms Manek to report the problem and visited the Able Estate office 511 Abbey road SE2
9HA, right in front 494 Abbey Road SE2 9EZ.

During the 1st week I had to use buckets of boiling water to get matter in toilet flowing away, but the
toilet eventually over spilled, twice, with all basic hygiene problems that such spillages implied.

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DPS 51652390 deposit recovery and other pending bills .

Despite my attempts to require the urgent attention of Ms Manek on this issue, Ms Manek ignored my
phone calls, emails, and the estate agent Able Estates repeatedly mentioned that it was Ms Manek the
one to solve the problem, because the tenancy agreement had been directly signed with Ms Manek.

Due to smell and degraded hygiene, since it was not possible to live within the basics expected to be
supplied by the landlady, given the lack of response from both letting agent and landlady, out of
desperation caused by such dysfunctional landlady/agent communications, and 2nd spillage had
happened, I called emergency service RIGHTIO, the experts who had to use a drill to remove the
concrete.
If a family with kids had taken such tenancy agreement with Ms Manek, Ms Manek would have been
putting at risk health of children and/or elders, without caring at all to even answer phone calls to
arrange an urgent repair, or even to corroborate what I was saying.
That emergency intervention cost me £393.60, a bill that I gave copy of to Able Estates and Ms Manek.
Able Estates decoyed arguing that Ms Manek should pay the RIGHTIO emergency intervention. Ms
Manek played deaf. Facing such manners, on 20th December 2018 I started Money Claim E5QZ87VZ.

attachment 03: note starting Money Claim case E5QZ87VZ claiming £393.60 + legal expenses.

I never delayed or missed any payment to Able Estates/Ms Manek. I advanced £1177.- along with
hefty one-off processing fee of £180.- and July 2018 rent £850.- as requested by Able Estates, in
advance of signing the tenancy agreement.

attachment 04: bank statement.

I dully paid all rents of £850/month to Able Estates, the contract states rents due 4th of each month.
I have never had any bank account details of Ms Hirem Bijal Manek. I have never paid any money
directly to Ms Manek.

RIGHTIO contact details: tel. 0800 138 3702, 0800 331 7070 customer@rightio.co.uk
Radclyffe house house 66-68 Hagley Road Birmingham B16 8PF.

5.- I told Able Estates well in advance that if the RIGHTIO bill remained open, I would leave the
property by the end of January 2019, latest January 4th 2019, therefore I wouldn't be paying rent for
February 2019.

attachment 05:
05.01 Post Office recorded delivery 28th September 2019.
05.01.01 recorded delivery JS744645026GB received by Landlady signed by Ms Manek.
05.01.02 recorded delivery JS744645043GB received by estate agent Able Estates.
05.02 note telling Able Estates and Ms Manek that if either Ms Manek or/and Ale Estates
didn't pay me at least half the RIGHTIO bill I would be leaving by the end of January 2019
and I would return keys before 4th February 2019.

6.- Ms Manek serves through Able Estates eviction note

attachment 06: Able Estates note on behalf of owner Ms Manek ordering me to leave 494 Abbey
road SE2 9EZ, aka eviction note.

I returned keys and smart meter hand held reader on 2nd February 2019 around 15:45 to the Able
Estates office 511 Abbey road SE2 9HA located right in front flat 494 Abbey road SE2 9EZ that I had
rented for 7 months.

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DPS 51652390 deposit recovery and other pending bills .

After having requested the refund of my deposit £1177.- DPS reference 51652390 Ms Manek and Able
Estates have sent an email to let me know that they keep my deposit to cover fictitious rent arrears
and other odd pending repairs without detailing how much deposit they want to keep, what has to be
repaired, and when are they going to refund the remaining amount.

attachment 07:
07.01 Post Office recorded delivery 19th February 2019.
07.01.01 recorded delivery GQ659402898GB received.
07.01.02 recorded delivery GQ659402907GB received.
07.02 copy note requesting the refund of £1177.- deposit with DPS reference 51652390.

attachment 08: email from Ms Manek telling my DPS deposit has been taken by Able Estates

Renting this property has been a continuum of problems that no tenant should go through.

Both the Ms Manek and the letting agent Able Estates played me by telling that the other one had to
deal with this or that problem.

Ms Manek has the kind of selfish dysfunctional communications problem of only caring to read/answer
messages at such capricious intervals that rendered any communications effort on my side pointless.

7.- Odd request to sign a second tenancy agreement almost same as 1st one:

After solving the concrete clogged toilet was solved entirely with my money, Able Estates suggested
that to avoid further maintenance problems, a new tenancy agreement had to be signed, where the
only difference was the addition of and odd 'C/O' on the front page, meaning that now at Able Estates
then they were responsible for the maintenance, as in the previous one they were mere money
collectors Ms Manek.

I never had any bank detail from Ms Manek, never paid directly to Ms Manek, and the rent payments
into Able Estates bank account involved them as responsible for the maintenance of the property.

If they want to collect money only, that is called a bank, not an estate/letting agency.

As for the pending bill of £393.60 Able Estates insisted that because the 1st contract had been directly
signed with Ms Manek, it was Ms Manek the one who should pay.

Initially, I even offered Ms Manek to come up with a reasonable amount of money to refund, had Ms
Manek had cared to pay attention to solve such problem within the 1st 2 weeks, to come up with a
reasonable figure that I would consider in order to turn page. But no, these two, Able Estates and Ms
Manek had an irresponsive and irresponsible attitude towards me the tenant, they were cynical and
arrogant; Ms Manek gets the rent money through Able Estates, but Ms Manek has no obligations
whatsoever towards tenants, not to even listen, and Able Estates pretends that it's the landlord then
one to arrange an emergency visit to drill concrete off the toilet.

attachment 09:
bizarre 2nd tenancy agreement contract that would solve future maintenance problems.

I visited Able Estates office and I signed the 2nd tenancy agreement hoping that the awful maintenance
of the property would improve, but it did not.

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DPS 51652390 deposit recovery and other pending bills .

8.- Awkward request from Ms Manek to bring in builders to fill up walls with insulator:

Any one with some basic common sense wouldn't put in the market a property that does not meet the
most basic critical hygiene requirements.

But Able Estates and Ms Manek did so, and while ignoring my request for her attention on the urgent
and critical problem of the only toilet blocked with cement, solidified concrete, as if nothing had
happened, Ms Manek asked me through Able Estates to allow builders in, to carry out wall insulation
works that would consist on injecting some insulating substance inside the walls of 494 Abbey
road SE2 9EZ. No further detail of what walls would be drilled or how long would it take.

I refused on the basis that :

 all builders need space to deploy tools, space at that time not available, I had just moved in
 even the most skilled builders always cause some mess that is left behind, and like the white
Portland concrete, it's the tenant the one clean.

So I politely refused, but offered Ms Manek (again through Able Estates) that I would allow such
building refurbishment to be carried out on the last month of the then current tenancy, June 2019,
once I had all packed up to move out.

attachment 24.06:
Bedroom wall top left Picasso dot style, the odd spot was there on 5th July 2019.
I asked Ms Manek if she would care to have it painted, and she mentioned the plans to inject
insulator in the walls had been postponed. My guess Ms Manek ran out of tenants to abuse.

9.- The Energy efficiency recommendation 2013 ignored

The 494 Abbey road SE2 9EZ property band on the paperwork supplied by Able Estates, on behalf of
Ms Manek states energy efficiency band D. But the value is 55 only, just on the borderline, right on the
bottom of band D.

attachment 10: Energy Performance certificate 8737-7925-0450-8772-7906

assessment and certification dates are both the same: 2nd May 2013
assessor Mr Alan Ives with accreditation number EES/007475
tel. 0208 3001611 alan.ives@virgin.net www.epcregister.com

After having lived in flat 494 Abbey Road SE2 9EZ London for 7 months, throughout winter 2018 2019,
I can assure that the property is band E, at best, just after :
 excessive consumption to heat the property,
 too broad span of indoor humidity and temperature readings,
 indoor temperature and humidity too correlated to outdoors weather.

Attachment 10 Energy performance certificate already highlights in red that out a 3 years energy cost
£2235, a hefty £1386 could be saved, if:
 loft insulation to be increased
 cavity wall insulation to be fitted: this is the insulator that Ms Manek wanted fitted
 the water cylinder to be wrapped up with an 80mm jacket: 5 years and a pathetic investment of
£15.- this is the only point that Ms Manek has managed to solve, in 5 years ..

That was a recommendation issued on year 2013. My tenancy contract was signed in July 2018!

Able Estates and Ms Manek had 5 years to fix all that, yet they did nothing but collecting tenants
money without rendering the expected service.

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DPS 51652390 deposit recovery and other pending bills .

By the time I moved out of 494 Abbey Road SE2 9EZ, that flat was a wet cold roofless property with
cheap thin walls, and it suffers mould.

In Summer 2018 Ms Manek and Able Estates decided to put in the market 494 Abbey Road
without a proper roof and with Caribbean bungalow walls for a place that is supposed to
be an English home, while ignoring the expert recommendation issued 5 years ago!!

10.- Garbage piled up in loft

The loft of 494 Abbey Road SE2 9EZ is crowded with a large amount belongings I guess from previous
tenants, like a Mac Book box that contained the bill addressed to Mr Rowlings, that I dully destroyed to
respect the data protection that neither Ms Manek nor Able Estates cared to comply with.

I was cynically told by Ms Manek that I could take anything I wanted from the garbage stocked up in
the loft.

11.- CO-OP VOLT pending bill addressed to Ms Manek at 494 Abbey Road SE2 9EZ:

After 5th July 2018, I received at 494 Abbey road pending bill addressed to Ms Manek from CO-OP
VOLT, account 213030750, statement 21305948683 with date 16th July 2018 covering period 23rd
June 2018 to 4th July 2018, a pending bill for £3.60 that I paid in an effort to avoid misunderstandings
of who owes what to whom and avoid VOLT erroneously thinking that the new tenant didn't want to
pay pending bills.

Ms Manek told me to throw that bill to the CO-OP VOLT bin, but I ignored such instruction.

attachment 11: CO-OP VOLT bill pending bill addressed to Ms Manek £3.60 end of July 2018.

It doesn't matter it's a tiny amount, both Ms Manek and Able Estates argued: A careless landlady and
contemptuous letting agent neglecting such details, consistent with the rushed availability of the
property without completing wall insulation and dumping solidified concrete in the toilet, for the next
tenant to solve.

12.- Bexley Council tax pending bill addressed to Ms Manek at 494 Abbey Road SE2 9EZ:

At the end of July 2018 another letter from the Bexley Council tax also arrived at 494 Abbey Road
regarding pending council tax amount addressed to the Ms Manek.

Again Ms Manek told me to ignore it, to throw it away, but instead I forwarded it to her address in the
tenancy agreement and I informed Bexley council tax office that :
 Ms Manek was no longer living there
 I started renting the flat property of Ms Manek on July 5th 2019
 I had already arranged my own Bexley council tax account, that had nothing to do with Ms Manek.

13.- Three doubled council tax bills:

The 1st three months I paid council tax, the Bexley council office erroneously billed my Bexley council
tax reference 80418155X (£86/month) and who knows what other property council tax with reference
804182116 (98/month), both on my bank account details that I had given Able Estates to pay my rent.

I had to bring key documents to the Bexley council tax office and give the relevant explanations.

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DPS 51652390 deposit recovery and other pending bills .

After understanding that some one may have given my bank details for their council tax, obviously
without my consent, I received back those 3 months I had paid for 804182116 along with an apology
from the council tax, that probably it wasn't their fault, but Ms Manek's and Able Estates.

attachment 4: bank account balance. Doubled and phantom council tax.

Please note all £850pcm payments done on time.

14.- Phone line problem 1: Loose main socket, line was noisy:

On bringing in 494 Abbey road my SKY broadband, the router would often lose connection, and
internet connection bit rate would be sometimes really low.

Also, some landline voice phone calls were interrupted in the middle of conversations, forcing
redialling.

Following SKY engineer visit to 494 Abbey Road SE2 9EZ it turned out that the phone socket should
have been replaced time ago, because it was an obsolete model, that years ago BT had upgraded with
the currently available sockets.

attachment 12:
12.1 loose noisy obsolete main socket found on 5th July 2018.
12.2 SKY filters wouldn't prevent frequent router disconnections.
12.3 Openreach compliant socket.

SKY didn't bill me for the installation of the new socket. The phone line, including the socket, like the
EDF smart meter are not property of Ms Manek.

15.- Phone line problem 2: it doesn't run straight to the street, there is no phone line
access point outside the property. The line runs to neighbour's through a floor hole !

The sudden interruptions during phone conversations and SKY router losing connection to the
exchange station didn't stop. It happened again, more than 10 times after SKY having fixed the most
probable source of the problem, that would have been the obsolete socket that user should find firmly
fixed on a wall or wall frame, not the way I found it, loose on the floor as shown in the previous
attachment.

Tracing the wiring, the main and only socket in the property goes down to the neighbour's property,
through a hole on the floor.

attachment 13:
13.01 phone runs into closet - this other socket is not connected
13.02 phone line runs across closet
13.03 phone line doesn't show up on other side 1
13.04 phone line doesn't show up on other side 2
13.05 red circled through wall where phone line goes down

I detailed the problem to SKY with the same photos used in the following attachment, SKY said I had
to report to OPENREACH tel. 0800 783 2023. I started a complaint to OPENREACH but they claimed it
was SKY the ones to fix such problem.

attachment 14: OPENREACH support case open.

Someone closed this support request case: not me. Suspects? Able Estates and Ms Manek.
16.- Refusal to allow installation of wired burglar alarm:

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DPS 51652390 deposit recovery and other pending bills .

I noticed periodic intrusions: things moved, dirt on stairs carpet, floor and light switches, blank A4
paper sheets on almost brand new stack gradually went down despite me hardly using any.

But the irrefutable evidence was that every day I switched off the main switch board, just after I jotted
down daily power consumption, every day, no exceptions, just before going to work.

Yet some days there were tiny consumption mismatches that would give away quick visits. I assumed
it was Able Estates inspecting without permission, or showing the property (also without my
permission) to prospective buyers.

A couple days I even found lights left on arrival back from work. Who but Ms Manek wouldn't have
cared to switch off lights on departure? after all it is her property.

On reporting Ms Manek answered, this time I was dignified with a direct answer from her highness,
arguing that only wireless alarms would be permitted (by her) in her property.

It's common knowledge that the type of cheap wireless alarms that I would be able to afford are prone
to jamming and give away their presence. For similar price I considered a wired alarm, but because I
was not allowed to install it by Ms Manek, I could not prevent such periodic unauthorised intrusions.

17.- Forced by Able Estates to pay £55.- to get in home:

to the emergency locksmith of choice that Able Estates chose, with a norty name: Locks-in-the-city

£55, I had to pay, in the attached bank statement it shows up as 'I*Z Locks'.

Locks-in-the-city contact details: tel. 07921 000672 http://www.locksinthecity.co.uk

40 Birchdene Drive, Thamesmead, London, SE28 8RL

attachment 4: bank statement 3rd September 2018.

I had to pay for a repair that should have been completed before 5th July 2019.
Blackmailed by Ms Manek and Able Estates: pay to fix a faulty front door lock or I wouldn't be
able to get in the property I was renting.

Front door was difficult to open since 1st day renting 494 Abbey Road SE2 9EZ. The cylinder was old
and prone to jamming. WD40 wouldn't improve it.

I repeatedly reported to Ms Manek and Able Estates, but no one did anything to fix what would have
been another primordial maintenance task to be completed before offering 494 abbey road for rent.

attachment 15: early email 17th July 2018 already mentioning:

o front door jamming frequently, fix required
o the concrete clogged toilet problem

On September 15th 2018 front door cylinder suffered a failure that prevented access to the property.
It looked as if something had been introduced in the cylinder, preventing the key full entry.

On calling Able Estates they told me to wait for the emergency locksmith of their choice to arrive and
replace the lock.

I just had had to pay the locksmith with a wireless hand held Zetel device right on the spot to be able
to get in the property I was renting.

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DPS 51652390 deposit recovery and other pending bills .

Upon asking Able Estates for the refund of I*Z the £55 that I had to pay right on the front door, Ms
Manek (through Able Estates) cynically argued that because I had mentioned earlier on that I wanted
to chance the front door key, so they wouldn't pay that bill.

All I had done earlier on was to mention that given the amount of unsolicited mailing I received, it
would be wise to change the front door keys: from that to Ms Manek's reasoning, there's quite a
difference.

18.- Forced to pay £120 to get hot water:

At the end of August 2018 the hot water timer started failing by randomly preventing water being
heated. Initially it was an intermittent fault; some days it was working fine, some other days the red
LED pilot on the timer was off for no reason and the timer would not allow power onto the rod
supposed to heat water.

Some idiot at Able Estates told me over the phone that I had probably switched it off on the main
switchboard, or that I had to give it some time, that it took a while to heat the tank.

Eventually Able Estates said that their designated electrician had to be the one to fix such problem, the
appointed maintenance operative Dean Stevens, and that I had to pay £120.- in advance, straight into
Dean Stevens' bank account, prior to any visit assessment or work.

attachment 4: bank statement, 24th January 2019.

I had to pay £120.- straight into Dean Stevens appointed by Able Estates , or I would not
have hot water.

Unrequested, in those £120.- Able Estates maintenance Mr Dean Stevens included the replacement of
a heavily oxidized bathroom ceiling lighting that I had not asked to be fixed.

19.- bathroom ceiling light and wall heater, hall ceiling light: poor choice of materials

attachments 24.04, 24.05 and 24.09:

photos showing rusting bathroom ceiling light, bathroom wall heater and hall ceiling light.

Initially I considered it to be only a poor choice of design due to fact that in bathroom, no other metal
than stainless should be used, like the rod holding the curtain and the rod holders on each side, they
don't show any corrosion, or the metal handle of the bathroom door, or the water taps on the bath
stub.
But if going for cheaper materials, then these kind of problems happen, and now Ms Manek wants me
to pay for her erroneous choice.

20.- Able Estates requires to take both, tenant and landlord, to take tenant liability

I was told that one of the conditions to rent 494 Abbey road SE2 9EZ would be to any of the tenant
liability insurance products offered by a company called HomeLet: £11.99/month.

attachment 04: bank statement. 9th August 2018 to 9th August 2019, monthly.
Homelet payments tenants liability policy PHLI15486028/01.

HomeLet contact details:

tel. 0330 333 7230 tel. 0800 035 8258 www.homelet.co.uk hello@homelet.co.uk
Hestia House, Unit 2 Edgewest Road, Lincoln LN6 7

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DPS 51652390 deposit recovery and other pending bills .

For all problems above mentioned, I contacted HomeLet to ask if a claim on the tenancy liability I was
paying would help with the pending bills of faulty front door lock, water timer not working, and the
early emergency RIGHTIO intervention to drill to concrete out of the toilet.

But HomeLet proved to be as useless as a useless insurance can be: always collecting the money, but
always off the tangent when something hits the fan, and the tenant up that creek without paddle.
I am not paying a single penny more to HomeLet, they don't deserve it because they should have
helped with the problems above mentioned: tenancy liability as explained in Homelet website:

Our Tenants’ Liability Insurance covers your legal liability under a tenancy agreement if you
accidentally cause damage to your landlord's furniture, fixtures and fittings. It covers you for
up to £10,000 and it may be a requirement of your tenancy agreement to ensure you have a
sufficient level of cover.

I did not cause any damage to Ms Manek's property.

It may have been a lie, but since Ms Manek confessed to Able Estates that Ms Manek already had her
own tenant liability insurance for 494 Abbey, what was the point of the contract condition imposing on
the tenant £11.99/month? £1.99/month just admin fees !!

21.- I refused to sign any photographic inventory carried out by Ms Manek

Instead of carrying out all the photos a bit in advance to the tenant arrival, so that all that the tenant
has to do is to review and sign, instead Ms Manek decided to start her photos session right when I
started bringing luggage in.

Ms Manek argued that the photographic inventory would be carried out (by her) while me bringing
things in. After a few photos while me bringing in 1st load, Ms Manek asked if I wouldn't mind helping
her to carry out her photographic inventory. I refused because:

 if while taking photos with Ms Manek's tablet (looked like an iPad) the device fell off or suffered
any kind of damage, I would be liable to fix or replace it, no thanks.
 the tablet that Ms Manek started using already had clear bruising, spottable even at a distance,
consistent with careless handling.
 On 5th July 2018 I was really on schedule and had to move out luggage from previous place so I
didn't mind Ms Manek taking as many photos as she wanted while me moving things in, but my
priority was to get things in, not to assist Ms Manek in what could have been done without
spending customer time.
 Ms Manek refused to take photos from things like for instance the already rusting bathroom wall
radiator, the bathroom rusting ceiling light, and the already rusting hall ceiling lighting. Ms Manek
argued that such photos would be taken at the end of the photographic session.

22.- It's as flat, 49 Abbey Road SE2 9EZ is a flat, not a maisonette

Wondering why Able Estates advertised it as flat, despite Able Estates told me full house rate would be
applied by Bexley council, I contacted the Bexley Council tax office and confirmed that 494 abbey road
SE2 9EZ is registered as a house, despite physically it's a flat. Ms Manek calls it 'flat' in her email sent
to me on 16th July 2018 appended to my email with date 17th July 2018 attachment 12.4.

However the Bexley Council Buildings Planning Office with phone number 02083037777 says that 494
Abbey Road SE2 9EZ is classified as a FLAT, not a house or a maisonette.

The word 'maisonette' is the technicality that Able Estates came up with when I mentioned the
discrepancy between the buildings office and the council tax office.

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DPS 51652390 deposit recovery and other pending bills .

Registered as flat in the office that that defines building permissions, yet the council tax money
collectors bill it as house.

Following, the definition of maisonette I found in dictionary.com

a small house, especially one connected to a large apartment building.

an apartment, usually of two floors connected by an internal staircase; duplex apartment.
self-contained living accommodation often occupying two floors of a larger house and having its
own outside entrance.

Was I renting the entire maisonette? no, I was not. I was renting the upper half of that house only.

Therefore I consider important to remark to this tribunal that in my opinion Able Estates should have
done their homework, by updating the Bexley Council tax office record with the Bexley council
Buildings office. As Able Estates advertised 494 Abbey Road to me, as a flat, so should the
corresponding council tax be applied, and it denotes a lazy attitude towards customers not having do it
already.

For not having done such basic paperwork that would save tenants considerable money, I hold Able
Estates and Ms Manek liable for one half of the Council Tax that I paid.

I deliberately make no distinction between Ms Manek and Able Estates because the core line of their
rouge landlord behaviour defence is to decoy pretending the responsibility of one of them lays on the
other, besides a pattern of delays and deliberately dysfunctional communications.

I think it is reasonable to ask Able Estates or Ms Manek, whichever the tribunal considers, to pay me
back one half of the 6 council tax bills that I complied with, £85.79 + 5x £86/2.

attachment 4: bank statement council tax payments.

note 3rd September 2018, Council tax billing for 802182116 (£98.-) and 80418155X (£86.-).
The 2nd reference is 494 Abbey road SE2 9EZ, the 1st one, who knows. Such doubled payments
were eventually recovered. Again Ms Manek and/or Able Estates may have done another
mistake crossing council tax references and putting on my account some one else's.

23.- Ms Manek making false statements to Bexley Council Tax office

Bexley council tax office manager Ms H Lazari Bexley.ctax@secure.capita.co.uk tel. 0345 302 2317 has
repeatedly emailed regarding the attempts of Ms Manek to request the Bexley council tax office
enforcing the collection of council tax from some one who does not live in the council of Bexley
borough any more.

According to recent communications with the Bexley council tax office, Ms Manek told the Bexley
Council Tax Office that:
 I was still living at 494 Abbey Road, SE2 9 EZ
 therefore, I still had to pay council tax for her property

attachment 16:
email with date 14th March 2019, Bexley Council tax reporting the attempt of Ms Manek to further
cause me problems by trying to convince the Bexley council that my domicile is still her wet
mould ridden flat at 494 Abbey road SE2 9EZ.

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DPS 51652390 deposit recovery and other pending bills .

24.- photos I took on 2nd February 2019 when leaving 494 Abbey road SE2 9EZ

attachment 17:

17.01 all bins in place 17.16 hot water new timer i paid œ120
17.02 bath tub - no corrosion on stainless taps 17.17 kitchen bell
17.03 bathroom - hands sink 17.18 kitchen cupboards
17.04 bathroom - poor choice of material 17.19 kitchen sink 2
17.05 bathroom poor choice of shower holder rod 17.20 kitchen
17.06 bedroom 1 17.21 living room 2
17.07 bedroom 2 17.22 living room window 2
17.08 bedroom wardrobe 17.23 living room window
17.09 ceiling hall - again should be stainless 17.24 living room
17.10 Dean Stevens left them there 17.25 mini hall
17.11 electricity meters seals 17.26 smart meter 3
17.12 front door - only wooden door along terrace 17.27 smart meter 1
17.13 front door frame 17.28 smart meter 2
17.14 front door inside 17.29 stairs
17.15 fuse board 17.30 toilet as left - as should have been 1st day

For all the above said

I ask HM tribunal to

25.-tell Ms Manek and Able Estates or whatever other estate agent that Ms Manek now uses to abuse
tenants in her neglected property, to stop telling lies about whether I still live in 494 Abbey Road:
forbid Ms Manek and any agent she tries to use making any kind of statement about my whereabouts,
to individuals, private or public organizations like the Bexley Council Tax office.

Neither Able Estates nor Ms Manek cared to respect any tenancy agreement, they did not care while I
lived in Ms Manek's property, yet now Ms Manek, in collusion with Able Estates, attempts to confuse
the Bexley council regarding my current address; typical rouge landlord/landlady behaviour.

26.- Request Ms Manek and Able Estates to pay me the following: [£]

1 refund DPS deposit 51652390 1177.-

2 refund useless Homlet tenancy liability insurance 7x £11.99/month 83.93
3 if not yet paid, pay RIGHTIO urgent intervention 393.60
4 if not yet paid, pay legal costs incurred to refund RIGHTIO intervention 35.-
5 refund front door emergency replacement paid to I*Z lock (locks-in-the-city) 55.-
6 refund A&E appointed maintenance for aging water timer and other maintenance 120.-
7 pay for conservative amount of estimated 10 hours total I have had to spend, at 100.-
£10/h, to solve problems I could, as well as compile, write and communication efforts
8 it's a flat, therefore, after single person discount, refund £85.79/2 + 5x £86/2 257.89
9 cover legal costs to recover deposit 105.-
total: 2327.42

Please do not allow Able Estates and Ms Manek to get off the tangent and bring such rouge abusers to
account: I need my deposit back, along with the above mentioned costs of essential property
maintenance that should have been paid by landlord/landlady/agent or by the tenancy liability
insurance that Ms Manek claimed to pay, or by HomeLet that turned out to be completely useless, not
the tenant.

I have already started the DPS friendly dispute resolution but Ms Manek / Able Estates are ignoring it.

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