...in the real world the occasional bad tenant creeps into the equation and the dwelling is left in complete disarray, utility companies and council tax officers are chasing unpaid demands and redundant possessions are scattered throughout the accommodation or dumped in an attic or cellar, writes Tony Booth.

This is when you really need the tenant's forwarding address, so the problems he has left behind can be properly dealt with. But his whereabouts are unknown, his place of work doesn't return calls and friends tell you he has moved to the other end of the country, although they don't know where. Sounds familiar?

Count your blessings if this has not yet happened to you - sooner or later, it probably will.

Some of the problems can be dealt with by undertaking a full property inspection prior to releasing the tenant's deposit (or balance thereof); but unpaid bills often only materialise much later, causing untold difficulties for the new tenant moving in.

Utility companies rarely give up chasing a debt and sometimes they turn their attention on the new occupier or the owner-landlord, even though such action is completely unwarranted. This results in additional administration, unnecessary worries over who is legally accountable, long unproductive telephone calls to the local authority or utility company and an unwelcome disruption to your normal routine.