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Is this your only one? Two trips to tribunal in two years is pretty good. I find that even good tenants will have a slip from time to time. Going to the tribunal is not a problem. It's the ones that don't stick to tribual orders that are the problem.

A few years ago I had five vacant at the same time in a Regional area. Turned out that part of the problem was the PM who was filling properties for local LLs and not the abscentee LLs. It took several months to get to the bottom of the problem and switch PMs. On top of that I had some local...