We had a tenant damage an IP.....about $8K worth of damage. We took him to VCAT and won. He got off light. He is to pay us about $2K plus we got the bond. But he hasn't paid. Turns out VCAT can't force him to pay. We now have to apply to VCAT for a "Certified Order" ... even though it was issued by VCAT in the first place. Then we have to apply to the Magistrates Court. Then we have to contact the Sheriff who will " do something". This system seems to strongly favour the criminal ..... LL