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NON-PAYMENT OF RENT

How to avoid non-payment of rent?

Properly vetting a tenant will do much to avoid the likelihood that the landlord ends up with a tenant that fails to pay the rent, however life has unforeseable twists and turns and sometimes even the most trustworthy tenants can find themselves in a situation where they cannot pay the rent. Landlords need stay calm and professional at all times as they work out with their tenant how to best resolve the situation.

The causes of non-payment of rent

Non-payment of rent is probably one of the most common problems experienced by a landlord. It is also one of the most serious.  If a landlord is heavily geared on his BTL lending they need the rent to keep rolling in to service their BTL mortgage payments. When the rent stops, a landlords financial position is in jeopardy.

A few months of non-payment of rent means a landlord may be forced to finance their buy-to-let mortgage payments out of their savings or personal income.  If a landlord faces financial difficulties then they are advised to talk to their buy-to-let mortgage lender at an early stage.  By doing this a landlord can often negotiate a payment holiday or reduced payments whilst they resolve the non payment of rent.

Effective monitoring system of rental payments

The first thing that landlords should ensure is that they have an effective rent monitoring system in place, so that any missed rental payments are picked up early.  Early detection is vital so that the landlord can take pro-active steps to safeguard their financial position. With the advent of internet banking, landlords can monitor their bank account for rental payments received.  Hourly monitoring is probably excessive, but certainly a weekly glance will ensure that late payments are spotted within days rather than weeks or months when reliant on the traditional postal bank summary.

Typical non payment scenarios

There are a number of scenarios in respect of the problem of non payment of rent.  For instance the tenant may have missed a payment, then resumed paying again leaving the landlord with a tenant who is paying but has fallen a month behind with their rent.  The other more likely scenario is that the tenant just stops paying altogether.  What should the landlord do?



If the tenant has genuine financial difficulties, then it is undoubtedly best for the landlord to try and work with the tenant to bring rental payments up to date. The landlord should either speak to the tenant or go round to their residential investment property and discuss the problem.  The landlord should ascertain the tenants’ situation and the reasons for non payment and if the tenant can make a payment to bring their account up to date.  By visiting the residential investment property it also gives the landlord the opportunity to give the investment property a quick inspection and ensure that their residential investment is still in good repair and nothing untoward is going on.  What are their reasons for non-payment?  Do they seem genuine? Has there been a change in the tenant’s personal circumstances such as change of job, or unemployment?  The landlord should try and find out as much as possible. 

Then it is a case of agreeing with the tenant a course of action.  This could be bringing the tenant’s rental account up to date by a series of small additional rental payments; or arranging for the tenant to make a single payment to pay off the tenants entire rental arrears.  Try and get all this in writing & get the tenant to sign it.  This written evidence will be useful as part of any audit trail should the case go to court.  You never know, the landlord may be lucky and their sheer presence is enough to encourage the tenant to pay up the full balance there and then. 

PROPERTY HAWK WARNING

Landlords should ensure that if they do go round to the tenanted residential investment property that the landlord has given reasonable notice or as required by the tenancy agreement.  A reasonable notice as is the case in the FREE assured shorthold tenancy agreement available in Property Hawk’s PROPERTY MANAGER would be at least a period of 24 hours but ideally 48 hours.  If this is not done then the tenant is within their rights to refuse access to the property on the grounds that it breaches the terms of the tenancy.

Helping tenants manage their rental debt 

I've worked in debt management and I’m always dubious of a debtor who offers to pay off their arrears sometime in the future; for instance with funds from an inheritance or a tax refund.  Serial debtors suffer from what’s called the ‘Manyana Syndrome’.   I’m more comfortable with a tenant that intends to make small but regular payments.  Even if the tenant promises to pay off all their rental arrears in a months time; try and insist that the tenant makes a small interim payment straight away or shortly afterwards.  The amount can be small.  However, if a tenant makes these payments it’s an obvious sign of their commitment to dealing with the problem.  If the tenant doesn’t, this implies that the tenant is probably not going to address the issue.  In either case, a landlord can then refine their strategy to deal with the anticipated situation.

In the case of the tenant who makes the rental payment, then it is worth giving them the benefit of the doubt and working with the tenant to pay off their rental arrears.  In the case of those tenants that don’t, anticipate trouble!

Maintain a good relationship with a tenant

The landlord should always try and maintain a courteous relationship with the tenant during this difficult time.  Advise the tenant to obtain assistance if appropriate. The local authority Social Services Department will give advice on Housing Benefit payments, there are also the Shelter Advice Centres, and the Citizens' Advice Bureaux (CAB).

Landlords should be aware that ironically it could well be a local authority or Citizens' Advice Bureaux (CAB). advisor who has caused the problem in the first place.  There have been a number of cases where tenants have been advised or it has been “suggested to them” that the only way to be eligible for a council property is to be to be made homeless.  If the tenant is living in private rental accommodation this means being evicted by the landlord as opposed to leaving voluntarily.  In order to prompt this case of action, non payment of rent is an obvious precursor to the start of the eviction process.
 
In dealing with all of this the landlords approach needs to be slightly Macavelian.  A landlord needs to keep their allies close but they also need to keep their enemy closer.  This approach will pay off if trouble ever strikes.  This is because having basic information about the tenant will be a significant advantage to the landlord should legal proceedings be required.

The landlord can look to minimise their exposure to the risk of a non paying tenant by serving them with a Section 21 Notice seeking possession. Propertyhawk users can get copies of a free Section 21 Notice .

A landlord shouldn’t spend lots of time negotiating with the tenant. This will only give the tenant more time to rack up large debts. The landlord needs to act incisively, unless they are strongly convinced otherwise.  If the tenant is 2 months or more behind with their rent, then possession proceedings are more straightforward as Ground 8 of the Housing Act 1988 provides this as a Mandatory Ground for possession

The act of serving the notices correctly by the landlord will often cause a tenant to disappear.

Landlords should therefore be prepared for the need to serve notices for possession and the legal action required to recover rent arrears.  Landlords should endeavour even during legal proceedings to keep in contact with the tenant and use any opportunity to glean as much up to date information on the tenants as possible.  This information will be vital should a tenant run of from the rental property and the landlord has to issue legal proceedings to recover their financial losses.  The information is particularly useful when trying to trace a tenant that has disappeared or when trying to reclaim rent arrears.

are:

  • National insurance number
  • Work details
  • Correct name
  • Residential address
  • Date of birth

Harassment of a tenant who owes rent

One situation that landlords must avoid at all costs is that of taking the matter into their own hands.  However, tempting it is for a landlord who believes that they have the moral high ground to seize their property back from a tenant who has stopped paying rent; they should never do it.  This is because the landlord could be greeted with a charge of landlord harassment by the tenant which carries with it a maximum fine of £10,000.  Landlords should remember that they may well be dealing with a serial ‘scammer’.  That is the type of tenant that makes a habit of ‘ripping off’ landlords but using the law as their weapon and using a landlords naivety and yearning to get their property back for their own financial benefit.  In some cases a tenant may have already left the landlords investment property. This may constitute a case of tenant abandonment of a rental property.

Recovering owed rent 

When tenants stop paying the rent particularly where there has been a significant change in their financial circumstances, landlords need to be realistic about their chance of recovering all of their monies.  It is unlikely that landlords will ever recover all outstanding losses.  In many rent arrears cases the best solution is often repossession of a rental property and for a landlord to re-let quickly to minimise their loss.

This is not to say that the task is impossible however, frequently landlords may feel that the law, the council, the tenant and the world is against them.  This is where careful preparation & dogged determination by the landlord to see that justice is done will often be the defining features for a successful action to recover a landlords rent and other owed monies.

 


Comments (50)

section 8
would it be possable to print a section 8 form which i need to give notice to the tenantfor none payment of rent.
#1 - doreen dixon - 03/07/2012 - 23:48
non-payment of rent
need help retrieving 6 months rent.
#2 - dorothy pulaski - 04/05/2012 - 20:32
Getting rent arrears back after court order
We have just had to get Bailiffs to remove our tenant who has not paid rent since July 2011. The court said that she had to pay back over 7,000 how do we now get this back from her. We have no forwarding address as she has gone to Shelter
#3 - Karen Oliver - 05/05/2012 - 12:35
Tenant has moved without paing rent for 4 months
Tenant has moved without paing rent and also taken stuff from the house. How do start court proceedings without having any details. Can we go after guarantor?
#4 - Mave - 06/09/2012 - 12:54
rent arrears
I have a ex tenant who owes me 700 pounds in unpaid rent,she was given 28 days notice to quit the property and left after 23 days of her own accord but has since claimed that I evicted her illegaly.since she left she has been working for at least 3 months but refuses to answer all phone calls I make to her to try to come to some arrangement to settle the debt. I have now recieved a letter from her father threatening me with legal action for harrassment.because of my phone calls which were made every two weeks or so.how can I start legal action to collect the debt and how much notice do I have to give?and can I send notice to her fathers address as I have no address for the ex tenant?
#5 - colin evans - 06/16/2012 - 20:23
non-payment of rent
my tanent is not paying me rent for the last 8 months,,, what will i do?
#6 - debopriya - 06/18/2012 - 09:48
Tennant left owing £2000
My tennant has left the property with no forwarding address and with £2000 owed to me, she is manageress at a local department store, her mother died and she has gone home to sort things out, however she has taken all her belongings and is not coming back to my property, i have tried to find a forwarding address no luck can I send in the police to get heer address i have e.mailed her and gave her the opportunity to settle this but again not luck.ROUTI
#7 - margaret - 06/19/2012 - 14:25
Property management failure to pay Landlord rent.
What do I do if the Propery Managment fails to pay the tennants rent into our account.
#8 - Kelly - 07/09/2012 - 01:30
my tennant has left and sombody else is living there and no paying
hi
my tennant, a polish lady with an infant, has left the property. dshe is probably claimimg the tax credit and housing benifit and is not in the property for lat 3 months. somebody else is living in the property and not paying the rent. the arreares are abov £2500 (around 6 month's rent). what to do?
#9 - muhammed i sharif - 07/12/2012 - 12:07
How get my money?
My tenant sign 12 months contract but now he decided stop paying rent,he takes council benefit but because council didnt give him enought money he pays extra cash every months.So Council is still paying but tenant Dont pay extra cash.What can I do?Thank you.
#10 - Ivana - 07/31/2012 - 21:34
The reality of lost rent
In particular LHA tenants are high risk for not paying rent. The system does not assist in this. Councils should be contacted and have rent paid directly to the landlord/letting agent this is applicable after 8 weeks which is usually within the period it takes a council to process LHA. Minimising rent loss is the course to take. Tenants accruing arrears never pay them off, especially in this area of the market.
#11 - Jonny - 08/09/2012 - 18:13
rent arrears
I have a Tenant in my property who has told me she is on Housing Benefit which pays part of the rent and the rest is topped up using other benefits received. I now have an email from her telling me she cannot afford to pay rent which is now overdue. I have informed her that I at least expect the amount she receives from Housing and she is ignoring my emails and texts. I have asked that she inform the Council I wish for the money to be paid direct to me in future and wish for confirmation. She is technically two months in arrears as the Council pay in arrears. I am considering serving a Notice to Quit as they still have two months left on the Tenancy Agreement. I really need some advice on this please
#12 - Jayne Haydon - 09/17/2012 - 08:50
repairs
Tennent has not payed rent for last 8 months ! Been to court ! Due back soon !! Now he is claiming washing machine is not working ! Do i have to repair it as hd has not allowed me to enter property before ?
#13 - Tony Blackwell - 11/01/2012 - 17:12
court order
I have got a court order to collect arrears of rent from a former tennant of £2000. She is claiming benefits. I don't know where she has moved to. social services have housed her but will not say where. How do I collect my money ?
#14 - sidney cooke - 11/04/2012 - 10:30
Rent arrears when to give notice
My tenant did not pay their last rent due on 1st november.
It's now two weeks over, if give them notice for failure to pay the rent when can I apply to the court? Would it be on December 2nd? After two months of non payment. Or does it have to be 2 full calendar months? Also I should add that the tenacy agreement ran out on the 16th September.
#15 - Harry - 11/16/2012 - 18:09
Non payment of rent
My property had been let for 3 months and during this time we have discovered timber and damp issues, which I am in the process of obtaining estimates to have repaired. My tenant queried the fact that they are paying for a 2 bedroom property but can only use 1 bedroom, although I have been advised by the timber and damp specialist that the room is not uninhabitable. The tenant asked for a meeting and I advised once I had the quotes and knew a timescale for the works to be carried out I.e within a few days I would be in touch. I advisdd them that they may need to move out for a week while the work was carried out but I would compensate them for that. Their rent was due today but they have not transferred the monies to my bank account! Where do I now stand?
#16 - Stewart - 11/17/2012 - 03:34
rent arrears
I have a tennant who has decied to reduce the amount they pay, by 200 pounds each month.
Can I give them notice because they have broken the contract, or do they need to be two months in arrears befoer I can that.

Many Thanks
#17 - John Massey - 01/24/2013 - 11:35
rent arrears
I am in rent arrears with my landlord.My housing benefit is sent direct to the landlord the difference I make up myself.I have a deal in place that from every jobseekers payment I pay £45.00 but if I miss a day I am charged another £5.00 I struggle to pay the initial amount so any addition pushes me further into debt. My question is this has my landlord the legal right to affix this financial punishment for missed payments?
#18 - Mr. James Lamont - 02/04/2013 - 21:53
FREE - advice on non-payment of rent
To get FREE advice on your non-payment of rent visit our FORUM. You will need to sign up and have your application approved. Then you are FREE to post your questions on non-payment of rent.
#19 - PROPERTY HAWK - 02/16/2013 - 05:15
Landlord allowed to re-let shop and still charge me for rent?
I fell into arrears on a shop I was renting. The landlord got another tenant before my contract was up. I visited the landlord to return the keys, paid £250 towards what I owe and to try to arrange repayment of arrears. The landlord is saying I must pay up to the very end of my contract even though a new contract with the new tenant will be in place before this. When I suggested only paying up to when the new person's contract starts, the landlord said no. I must either pay up to the end or she is willing to put off the new tenant until my contract ends. Do I have rights? Also, whilst I was still using the shop, the plug attached to an electric heater that was supplied by the landlord got so hot in a multi-plug extension that the plastic extension melted and the prong from the plug burnt my hand. I didn't mention this to the landlord at the time or since. Wher do I stand on either of these issues? Thanks.
#20 - Susan - 02/27/2013 - 22:33
arrears eviction
I have a tenant who was waiting for bebefit decision and due to now working fulltime his benefit has been cut drastically and with affording to pay 150.00 as a top as he is working fulltime , he originally said he works only parttime and claims high benefit so we have talked and any amount we say , our last offer off 950.00 he refuses cannot afford says he cannot afford and would like us to start eviction on him to go as far full eviction process and his wife is pregnant and best to be made homeless to get ahome. he has not paid 2 months rent either
Seen a solicitor and advise switch his benefit to direct payment to landlord and also start arrears eviction proc.
ess
i believe he has free legal support as he is now ignoring our calls completley or text messages to see if we have any other solution we can discuss.
but noe repl,s, and no payment since start of contract 8 weeks arrears benefit keeping holding on.
#21 - mira - 03/28/2013 - 09:20
Cheap rent, paid on time but landlady won't upkeep the place to the minimum standard
First of all not ALL tenants in arrears, fail to repay those arrears - but it is important to protect yourself - IF you're an honest landlord (whereas the rest deserve to be packed-off back to Usury School and take their greed with them).

OK, my landlady has prior history of failure: she left us with 6 weeks no heating/hot water and lying that it's not legally-required under statute to provide this (and running water, taps and a toilet: minimum hygiene facilities - or not? it's an 'Unfurnished' flat).
There's damp, black mould, I've had to replace taps myself, paint the place myself, attempt to draught-exclude the rotting windows, do some tiles (badly) myself as the wall was crumbling away. The plaster interior ceiling has fallen in once in one room due to damp and the wall in the bathroom fell in (partially).
Those were fixed, but the point is, when WE mentioned BEFORE it became a disaster that they were in need of repair, the landlady didn't take us seriously (she never visits, lets her builders inform her, I assume - and to quote a previous tenant - 'she only cares about her money').

We DO get a 'social' rent, cheaper than market rates - however, we also get worse service in the form of serious issues (the black mould) being ignored for cash-flow purposes. Nowadays we have more reliable people living in the flat, rather than the alcoholic we had to kick out to save the rest of us from homelessness (we paid over £900 arrears of HIS, between us, for an example of how we help the landlady out instead of shirking our MUTUAL responsibilities). We generally pay rent on time in full. However, I question the value we're getting from the rent if the very walls of the house threaten our health? The landlady operates via some rather cowboy-like builders who tend to do VERY cheap jobs, solving the problems but making everything they touch perform worse than before (toilet flush, lights, etc). They even put in an extraction fan without fully boring the hole, which there may be a technical explanation for, but it makes a poor, cheap fan work even less effectively and exacerbates the damp issues, which would really require a bigger fan and other modifications to improve. We're sick of trying to kill all the black mould in the bathroom, stripping it down and sealing/painting it back, only for the mould to re-colonise only too quickly afterwards. We're not in good health, perhaps in part due to this mould inhalation. Also, windows are loose in their frames and let heat out something rotten (no pun intended!) which costs us more in heating bills, whilst it would cost the landlady £low triple-figures tops to replace them. Unless those cowboy builders are charging her a premium price on paper then doing a bad job on the ground. I wouldn't put it past them.

Also, last time we pushed for the basics to be properly installed, the rent was put-up at the next possible chance! The rent has also been raised with only a month's notice (sure, at the start of the year, but just ONE month's notice to find the money, is that fair?) Surely the law says that one can't put the rent up to pay for repairs to what should have been in place inherently in order to charge rent legally? Meaning minimum landlord's obligations under statutory law.

Can we win in a legal fight to have a proportion of the rent repaid to us to cover the costs, time and inconvenience in rectifiying these lapses of duty from the landlady? How can we in future force her to do her minimum (we DON'T ask for MORE, remember!)? Whilst keeping the tenancy as we utterly DESERVE, AND avoiding a rent-increase, whether immediate or 'once the legal heat is off' next year?

If she's getting ripped-off by her builders, that might be where the money's going that would otherwise pay for a higher standard of essential repairs. How do we force the issue from a position of strength rather than making enemies in the builders who if they're doing shoddy work, match the profile of those who would be dishonest in other ways. They do have convincing smiles, though - they must have worked on those!

If she's going to do this rent-increase thing, the implication is that since we'd pay the extra rent % forever onwards, it would be cheaper to simply say nothing and save-up to pay for these ESSENTIAL works on the house ourselves. The thing is some of us are unemployed, no-one's on a huge income, and basically we're scared to speak-out. All those laws on what landlords can and can't do, especially whilst profiting from a Social Landlord status (I assume there's benefits from this for them) are NOT protecting us at the moment. What can we do?
#22 - Cynical Sid - 04/10/2013 - 01:50
rent in arrears and tenant abandonment
richard moors has a contract with me (which i am in possession of) to pay rent until 5th june 2013. he has 'done a flit' and owes me £3o2 in arrears. he is on dss. what progress should i take?
#23 - NAOMI FOSTER - SMITH - 04/19/2013 - 13:41
non payment of rent
My tenant is leaving on the 31st of july she owes me 2 months rent which we be more when she goes how do i get my money
#24 - fatboypoppet - 06/04/2013 - 16:30
rent / damage to house
My tenant was given 2months notice because of non payment of rent,they have just moved out, but the house has been badly damaged, how do i stand????PAT.........
#25 - PAT CHRISTASAN - 06/11/2013 - 19:56
Rent
I have a house with a housing association but two weeks ago I have recently got my self a private let I am currently on housing benefits but my landlord from the housing association has asked for 28 days notice but I have only handed my notice in 2 weeks after I took the private property will my landlord receive the rent for the private property from housing benefits or will I be in. arrears of 28 days
#26 - Kendo - 08/02/2013 - 10:45
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#27 - vtmgbasufj - 08/10/2013 - 00:30
tenants not paying rent
hi. my tenants claiming housing benefits but they are not paying me rent because the saying they dont money to pay me rent. every month when i ask for rent the say they dont have money to pay me. i served them section 21 notice last month. is there any way i can claim guranteed my rent back or i can ask coucil to stop paying thm because they living for free and still claiming money for council. pls help me
thanking in anticipation
fouad
#28 - fouad baig - 10/02/2013 - 15:41
Cynical Sid - Uninhabitable house
If you are still in this situation, I advise you strongly to talk to your local environmental health office and get them to come out to do an inspection on your property. If they confirm that your house is unfit for habitation (and I believe it is) then action can be taken against the landlady. I had to do this myself many years ago and ended up being placed in social housing as a result. The landlord was forced to bring the house up to a decent standard and I believe his other properties were inspected as well. The law is on your side when it comes to your health and well being:)
#29 - Poppy - 10/04/2013 - 07:00
housing benefit
we have only previously let out to working tenants, however our letting agent has asked us if we would consider those in reciept of housing benefit. what are the pros an cons of this, would you recommend it?
and does the new welfare reform in regards to housing benefit being paid directly to the tenant not the letting agent? apply in this case thanks
#30 - alison - 10/23/2013 - 16:17
Non payment of rent and refusal to give access to the property
I took a tenant in without vetting her properly and now I am paying for it, She is keeping the housing benefit she is paid and wont give me access or communicate with me. She is subletting and has damaged property, Over 8 weeks arrears. What should I do?
#31 - Gulizar - 02/08/2014 - 13:42
section21
I have been served a section 21 by landlord as they havent been paying there mortgage ao repossed I know havw to find a new home with my child so have no option but to withhold my rent so I can move as repairs have not been carried out making us ill have medical record's and environmental health involved
#32 - kelly - 03/12/2014 - 17:41
late rent
I am a renter with three kids. Out landlord has it in our lease where she can give us 10 eviction notice without the court. I knew we were behind in December she gave us a paper that said we owed $2400 which was correct but from December to April we paid $2700. And she is evicting us now stating that we are $3300 behind in rent. I don't have receipts to prove it because she NEVER gives them. And there is no way of trying to rent a place because she evicted us I was just wondering if she is even allowed to let us get that far behind supposedly. We are going to court over it and I just want to know if that's going to stand in court because neither of us have receipts and evryhing is in cash and our lease states that if one month touches the next we will be evicted but she let us get 15 months behind in rent before saying anything
#33 - olivia - 04/21/2014 - 06:30
CAB - Option....or Fact???
I have come across this website while carring out some research. As a employee of the CAB I can assure you, the statement you read below, that is also avaliable on the website is utter rubish. It is option not fact. Futhermore I will be requesting that this statment is removed from your website.


"Maintain a good relationship with a tenant

The landlord should always try and maintain a courteous relationship with the tenant during this difficult time. Advise the tenant to obtain assistance if appropriate. The local authority Social Services Department will give advice on Housing Benefit payments, there are also the Shelter Advice Centres, and the Citizens' Advice Bureaux (CAB).

Landlords should be aware that ironically it could well be a local authority or Citizens' Advice Bureaux (CAB). advisor who has caused the problem in the first place. There have been a number of cases where tenants have been advised or it has been “suggested to them” that the only way to be eligible for a council property is to be to be made homeless. If the tenant is living in private rental accommodation this means being evicted by the landlord as opposed to leaving voluntarily. In order to prompt this case of action, non payment of rent is an obvious precursor to the start of the eviction process."
#34 - Jane Taylor - 05/12/2014 - 16:25
LANDLORD
THE COUNCIL PAY ME BUT WITHHOLD 90% OF THE MONEY CAN I SUE THEM THEY AGREED A RENT NOW CHANGED IT. THEY SAY TENENT OWES THEM SO I MUST PAY??
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#36 - SELENA - 07/27/2014 - 23:32

It really is teeming with scammers on the internet, really not normal. In one week I lost 500usd for payments. I had inquiries made ??at Dandy Cash.com
came just disappointed. I would recommend anyone to advertise on the site.I've only tried it a different website, and when I had finally found someone
who was still honest (scott_utah309@hotmail.com) Because he asked me in advance, but doubted he could give evidence and so I took the risk anyway
and I was able to borrow from him. 30000usd,please dont email anybody said to be a loan lender in this website because they are all scams,they
disappoint me and run away with my 500usd,Mr scott utah is the only one i trust because he gave me the loan i needed,,please do not email anyone in
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#37 - Mr Scott Utah - 08/24/2014 - 09:54
THANKS TO DR OGALA CALL HIM +2348039456308


My name is Becky Ross , I really want to testify to the good work of the Dr. Ogala (Holyspellcast@gmail.com or Holyspellcast@yahoo.com}. A couple of years ago, my husband left home after we had little misunderstanding, he never returned, no phone calls, no letters, no emails and no sign of him anywhere. My daughter got sick so ill, things were so tough for me. I had lost hope, 2 years ago, i met a psychic, he said he would help me, i paid over $1000 and still nothing happened, i lost hope completely, my daughter's situation got worse each day. Last month, i saw a posting concerning the good works of the Spiritual professional(Dr. Ogala), i gave them a try... He asked me to provide the spiriual materials needed to cast the spells and i paid just $200 for all three spells (Bring Lover back, Healing spell and Career spells). In a matter of weeks, my husband called me and told me he was sorry and that he wants to come back to me and that he would explain everything when he comes back, three days later, i got a new job with an Real Estate company, right now, my daughter's is finally healed. I want to thanks DR. Ogala, you can contact him via email: (Holyspellcast@gmail.com or Holyspellcast@yahoo.com}
#38 - becky ross - 09/21/2014 - 01:48
THANKS TO DR OGALA CALL HIM +2348039456308


My name is Becky Ross , I really want to testify to the good work of the Dr. Ogala (Holyspellcast@gmail.com or Holyspellcast@yahoo.com}. A couple of years ago, my husband left home after we had little misunderstanding, he never returned, no phone calls, no letters, no emails and no sign of him anywhere. My daughter got sick so ill, things were so tough for me. I had lost hope, 2 years ago, i met a psychic, he said he would help me, i paid over $1000 and still nothing happened, i lost hope completely, my daughter's situation got worse each day. Last month, i saw a posting concerning the good works of the Spiritual professional(Dr. Ogala), i gave them a try... He asked me to provide the spiriual materials needed to cast the spells and i paid just $200 for all three spells (Bring Lover back, Healing spell and Career spells). In a matter of weeks, my husband called me and told me he was sorry and that he wants to come back to me and that he would explain everything when he comes back, three days later, i got a new job with an Real Estate company, right now, my daughter's is finally healed. I want to thanks DR. Ogala, you can contact him via email: (Holyspellcast@gmail.com or Holyspellcast@yahoo.com}
#39 - becky ross - 09/21/2014 - 01:48
THANKS TO DR OGALA CALL HIM +2348039456308


My name is Becky Ross , I really want to testify to the good work of the Dr. Ogala (Holyspellcast@gmail.com or Holyspellcast@yahoo.com}. A couple of years ago, my husband left home after we had little misunderstanding, he never returned, no phone calls, no letters, no emails and no sign of him anywhere. My daughter got sick so ill, things were so tough for me. I had lost hope, 2 years ago, i met a psychic, he said he would help me, i paid over $1000 and still nothing happened, i lost hope completely, my daughter's situation got worse each day. Last month, i saw a posting concerning the good works of the Spiritual professional(Dr. Ogala), i gave them a try... He asked me to provide the spiriual materials needed to cast the spells and i paid just $200 for all three spells (Bring Lover back, Healing spell and Career spells). In a matter of weeks, my husband called me and told me he was sorry and that he wants to come back to me and that he would explain everything when he comes back, three days later, i got a new job with an Real Estate company, right now, my daughter's is finally healed. I want to thanks DR. Ogala, you can contact him via email: (Holyspellcast@gmail.com or Holyspellcast@yahoo.com}
#40 - becky ross - 09/21/2014 - 01:49
THANKS TO DR FARA CALL HIM +2348071398555
Am so happy to share my experience and testimony here about my happy family which suddenly got broken. am Parker Karen from USA i had a nice family; i was married for 6 years to my husband and all of a sudden, another woman came into the picture the man that used to love me before started picking quarrels with me he was so abusive that when i try to tell him the truth about how i feel and what he is doing is not right for the family, he gets very angry and hits me with any thing he sees around him. but i still loved him with all my heart despite all he has done to me and i wanted him back at all cost. then he filled for a divorce my whole life was tearing apart and i didn't know what to do ...... he moved out of the house and abandoned me and the kids. so a very close friend of mine told me about trying a love spell means to get my husband back she also use dr.fara love spell to get back his divorce husband. And told me they are very much happy with there relationship. and she introduced me to the spell caster.at first i was surprised and scared so i decided to give it a try reluctantly.......although i didn't believe in all those things, then when he did the special prayers, i was so surprised, after two days my husband came back and was pleading for my forgiveness, he had realized his mistakes, i just couldn't believe it, anyway we are back together now and we are now one big happy family we use to be. his contact address Faraspelltemple@gmail.com his spells is for a better life again. tel:+2348071398555.
#41 - Alex sophia - 09/23/2014 - 15:47
he is a good man
My name is Lola cata, and I base in Uk...My life is back!!! After 4 years of Broken marriage, my husband left me with four kids . I felt like my life was about to end i almost committed suicide, i was emotionally down for a very long time. Thanks to a spell caster called Priest Grace, which i met online. On one faithful day, as I was browsing through the internet,I came across allot of testimonies about this particular spell caster. Some people testified that he brought their Ex lover back, some testified that he restores womb,cure cancer,and other sickness, some testified that he can cast a spell to stop divorce and so on. i also come across one particular testimony,it was about a woman called ivon,she testified about how he brought back her Ex lover in less than 3 days, and at the end of her testimony she dropped Priest Grace 's e-mail address. After reading all these,I decided to give it a try. I contacted him via email and explained my problem to him. In just three days, my husband came back to me. We solved our issues, and we are even happier than before Priest Grace, is really a gifted man and i will not stop publishing him because he is a wonderful man... If you have a problem and you are looking for a real and genuine spell caster to solve all your problems for you. Try High gracerelationshipspell@gmail.com anytime, he might be the answer to your problems. Here's his contact: gracerelationshipspell@gmail.com
#42 - lola cata - 09/26/2014 - 03:54
DR OKAYA IS THE BEST SPELL CASTER I TRUSTED +2348078291904

I AM DIZZY ALEX FROM UNITED KINGDOM . All Thanks Goes to DR OKAYA i was married to my husband, and we were living fine and happy. it come to an extend that my husband that use to love and care for me, those not have my time again, until i fined at that he was having an affair with another woman, i try to stop him,all my effort was in-vain sadly he divorce me and went for the woman. he live me with three of our kids, i cry all day, i was in pains, sorrow and looking for help. i was reading a news paper, i saw how DR OKAYA help people with his love and reuniting spell. so i decided to contact him and explain my problem to him, he did a love spell that make my husband to come back to me and our kids and never think of the woman. this man is God sent to restore heart break and reunite relationship. may the lord be your strength and continue to use you to save people relationship and any problem they encounter contact him for help OKAYASPELLHELP@YAHOO.COM OR OKAYASPELLHELP@GMAIL.COM. i promise you that, he will Put a smile on your face and make you feel happy. good luck
#43 - Dizzy Alex - 10/04/2014 - 22:45
THANKS TO DR OGALA

My Names is sharon britto,AM from United states .i never believed in love spells or magic until i met this spell caster once when i went to Africa in June last year on a business summit i meet a man called Dr Ogala, is powerful he could help you cast a spells to bring back my love s gone misbehaving lover looking for some one to love you bring back lost money and magic money spell or spell for a good job i m now happy & a living testimony cos the man i had wanted to marry left me 4weeks before our wedding and my life was upside down cos our relationship has been on for 3 year i really loved him, but his mother was against me and he had no good paying job so when i met this spell caster, i told him what happened and explained the situation of things to him at first i was undecided,skeptical and doubtful, but i just gave it a try and in 6 days when i returned to taxes my boyfriend (is now my husband ) he called me by himself and came to me apologizing that everything had been settled with his mom and family and he got a new job interview so we should get married i didn't believe it cos the spell caster only asked for my name and my boyfriends name and all i wanted him to do well we are happily married now and we are expecting our little kid and my husband also got a new job and our lives became much better in case anyone needs the spell caster for some help his email address: (Holyspellcast@gmail.com or Holyspellcast@yahoo.com}.....
#44 - sharon britto - 10/05/2014 - 03:38
BEWARE OF THESE SCAMS!!!
Hello friends i want to share my testimony and how grateful, I'm since my lover came back to me because of the grate help Dr Malawi Racum whose email address is spellofsolutiontemple@yahoo.com render to me. my boyfriend broke up with me first week of july this year because he thought i was cheating on him, he told me that his friends has been telling him that i have been seeing someone else when he is not around i tried to make him understand that his friends are lieing to him but he did not give me the chance to explain to him this was how he left me. after a month of our breakup i tried to live a normal life without him but it was very hard for me to cope then i decided to contact Dr Malawi Racum via his mobile number +27620171252 and his email address spellofsolutiontemple@yahoo.com which i came across this months September 12th during my search looking for help how to get my lover back he cast a love spell for me and make my lover to come back to me within the period of 48hours. with this grate joy in my heart i want to say a big thanks to Dr Malawi Racum he is the best spell caster and he is the best solution.
#45 - jennie - 10/07/2014 - 19:17
JOIN THE ILLUMINATI AND BE COME RICH AND POSSES POWER
JOIN THE ILLUMINATI CALL +27743185702 OR order100.100@aim.com JOIN THE ILLUMINATI FROM SOUTH AFRICA, USA, OR ANYWHERE IN THE WORLD TODAY BE RICH, FAME, AND POSSES POWER.email us on order100.100@aim.com OR call us on +27743185702 for immediate initiation New members registration is now open online now !!!!! BENEFITS GIVEN TO NEW MEMBERS WHO JOIN ILLUMINATI. A Cash Reward of USD $300,000 USD A New Sleek Dream CAR valued at USD $120,000 USD A Dream House bought in the country of your own choice One Month holiday (fully paid) to your dream tourist destination. One year Golf Membership package A V.I.P treatment in all Airports in the World A total Lifestyle change Access to Bohemian Grove Monthly payment of $1,000,000 USD into your bank account every month as a member One Month booked Appointment with Top 5 world Leaders and Top 5 Celebrities in the World. If you are interested call the agent now +27743185702 or send your e-mail to order100.100@aim.com for immediately initiation.New members registration is now open online -

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#46 - Agent Kim - 10/15/2014 - 00:11
Loan

It really is teeming with scammers on the internet, really not normal. In one week I lost 500usd for payments. I had inquiries made ??at Dandy Cash.com
came just disappointed. I would recommend anyone to advertise on the site.I've only tried it a different website, and when I had finally found someone
who was still honest (scott_utah308@hotmail.com) Because he asked me in advance, but doubted he could give evidence and so I took the risk anyway
and I was able to borrow from him. 30000usd,please dont email anybody said to be a loan lender in this website because they are all scams,they
disappoint me and run away with my 500usd,Mr scott utah is the only one i trust because he gave me the loan i needed,,please do not email anyone in
this website because they are scams they pretend to be loan lenders they rip people of their hard earned money the USA Attorney General Of Police are
searching for this guys in the internet right now so dont email this guys please they will rip you off like they did to me..
#47 - Mr Scott Utah - 10/16/2014 - 10:13
Beware of fake spell casters
My name is Donna from London and I’m here to let you know that with what people say, it may seem impossible, but with what you believe, nothing is impossible. I made a promise to Dr. Okogbo and to myself that when he restored my marriage, I would testify and tell the world, I would share every single detail no matter how shameful and embarrassing it would be, in the hope and knowledge that I would someday be able to bring some kind of hope for a hurting wife or husband who would’ve been going through what I once was. I don’t want to apportion blame too much here but suffice it to say we had some in-law issues which contributed greatly to our demise before I contacted Dr Mohamed Karima from a post I read on a blog. Dr. Okogbo showed up in the mist of my situation and calmed every storm, he brought peace to everybody. We are all happy and eat together in the same table today. God bless you Dr Mohamed Karima . Please contact him immediately for help via spirituallovespell@gmail.com
#48 - Donna Greci - 10/16/2014 - 10:21
Do you need a loan to set up your own private business or to pay off your bills?
Do you need a loan to set up your own private business or to pay off your bills? apply now via Email williamqueen@blumail.org apply with

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#49 - Mr. William - 10/16/2014 - 12:27
JOIN THE ILLUMINATI illuminati.order100@yahoo.com
JOIN THE ILLUMINATI illuminati.order100@yahoo.com JOIN THE ILLUMINATI FROM SOUTH AFRICA, USA, OR ANYWHERE IN THE WORLD TODAY BE RICH, FAME, AND POSSES POWER.email us on illuminati.order100@yahoo.com for immediate initiation New members registration is now open online now !!!!! BENEFITS GIVEN TO NEW MEMBERS WHO JOIN ILLUMINATI. A Cash Reward of USD $300,000 USD A New Sleek Dream CAR valued at USD $120,000 USD A Dream House bought in the country of your own choice One Month holiday (fully paid) to your dream tourist destination. One year Golf Membership package A V.I.P treatment in all Airports in the World A total Lifestyle change Access to Bohemian Grove Monthly payment of $1,000,000 USD into your bank account every month as a member One Month booked Appointment with Top 5 world Leaders and Top 5 Celebrities in the World. If you are interested call the agent now send your e-mail to illuminati.order100@yahoo.com for immediately initiation.New members registration is now open online - Contact us via illuminati.order100@yahoo.com
#50 - Agent Kim - 10/18/2014 - 19:51
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