New tenant issues-What the landlord/syndic can do?

Looked at the concilliation again and it simply says

what is cited by me already below from me at "Date : 12/04/2012 à 11h02" is teh only contest filed by teh tenant with Juge de Paix.

Nothing mentioned about indemnity for leaving the apartment.
I believe it has to do with asking for indemnity yesterday for not being without hotwater since April 6th.

But the fact is:

The problem is fixed yesterday. This is teh status of the issue as of now:

I am sure the kids love our apartment. They just want indemnity for not having hot water since April 6th two have two baths every day until yesterday. They also want to make it serious by pointing gas smell but the technician who came in yesterday didn't find any gas smell.

# They just took a ride for a "technical problem they are supposed to fix" by
riding on me two times that I pay maintenance so far since I don't have a "entretien complete" for the mainteanance done within tyhree months of occupation.

So, I am still serious to snd termination notice as I belive the indeminuty they might ask for is for heing without hotwater. They don't have intentions to leave until 2020.

# There are some eamils talking about gas leak but nothing in written from technican who visted on 14th October. I don't know if you remeber and say that to court too.

What do I do now?

-Exercise my right sending termination and face consilation prove my facts?
And try negotiating indemnity as low as possible?

If you don't attend the audience in front of the Judge, you may loose the case by default...

I just picked up a letter from postbox from "Judge de Paix WSP" inviting me fora "conciliation", asking me to present on May 3rd.

Th e copy of conciliation says the following"

-Does it change anything. Can I still send termination notice???
-My impression, they can't do anything if I am not present for conciliation?
Also Going to SNP & Juge de Paix to clarify.

Do you have proceeded to an "ETAT DES LIEUX D'ENTREE"?
Do you have a written report made by an Expert or signed by both parties?
Has it been registered together with the rental contract?

Yes, I have registered teh contract with fiscal authorities,   within 2 months of signing contract

What I have not done are:

(a) I don't have "entretien complete" done within three months before the occupation of tenants

(b) I am yet ensure the electric circuitry in the leased apartment complies with current standards as per report from ABRAGAS at the time of purchase this apartment leased. I normally have 18 months to fullfil this compliance.
I still have time until Dec 2012 to fulfil this,a s the purchase happended in July 2011.

But, teh tenants are running around the apartment witha lectic heater rated for 3kW, which , electric circuits from apartments won't eb able to withstand.

I know tenants openly commented before that i should ensure this compliance is fulfilled before renting it-Although Electrician assures nothinbg will happen and not dangerous.

I am awaiting dates from electrician to start this work. Tenants said in one of their emails this can't be done in May, June 2012. But , I am thinking of sending a letter (envoye recommende) to tenants proposing dates for this work in May, June and await their response. Honestly, I don't know if I shouldn't rented it without fulfilling electricity compliance, although by law, I have 18 months from date of purchase to comply.

Panchito,

# OK, I can wait with submitting a "Requette en matiere de bail a loyer(Art.1344bis do code Judiciare)

# How about submitting a police complain today?

I am worried the youngsters will turn arrogant. I would put comments that if "somethings happens to me they are responsible" and "request protection for my family while I out the country the whole for work, which is the situation for last 125 weeks"

# By the way, I am going to SNP also today

!!!Will await feedback from the forum before lodging my police complaint!!!!

That's the people who will attack you to protect your tenants!!

You need to rely on the Syndicat National des Propriétaires = SNP

Ok,

I am getting conflicting infrmation from every side with respect to whether to send both "préavis" & "Standard Requête".

Judge de Paix Feedback:
I checked at Judge de paix office in WSP and they said that I can file
"préavis" & follow it with a  "Standard Requête".

Notary Feedback:
Also, my notary said, not experienced with these things, felt, filing a préavis first and following it with "Standard Requête" gives confusing signals. The question he asked  is, what the peace judge can do when you "leave in six months" notice through préavis and try proving something else in  "Standard Requête".

He directed me to a lawyer specializing in lease breakage (that man is unavailable, on vacation)

Office national de locataires
I met a nice gentleman from "office nationale de locataires" who seems to be very specialized in eviction and breaking lease.

He looked at my context and documents.His impression is:

# loud noise only NOT allowed between 10PM and 8 AM. Nothing you can do about it if tenant plays PingPong or Tabel footBall between 8AM and 10PM, including weekends

# You can do nothing about Tenant sets upa Gymnastics centre in the gagarge. He rented it. He will do what he wants.

# You can do nothing about your tenant bring his guests to the garage or his apartment to play as he rented it.

#He said not to file a police complaint as nothing will change

So, the impression I got is, if I get a "heart attack" since tenant plays Ping Pong at 9.30 PM, Judge will not favor me, In a way, I felt probably I don't have a strong case to convince the "Judge de Paix"

He said he there is no need to put "Standard Requête"
and just send préavis.(Thereby, I block the tenant from approaching Judge de Paix )

So, I am confused now.

Anyway, I will put forward  préavis . Not sure if it would make any difference following this with a "Standard Requête".

(1) Any thoughts folks, should I follow préavis with a "Standard Requête"? -citing my increased hypertension (200+ else normal) specifically due to tenant nuisance, based on couple of medical certificates from my home doctor who confirmed "I never had hypertension in last 10 years but it shot in last four days due to tenant nuisance"  and Hospital who took me on emergency concluded "HTA liee probablement a un contexte de stress," & "“Suppicion de dissection aortique" for my second admission the same night?

(2) Here is the  préavis I intend to send. Please do correct me if I am wrong

(3) What does the follwing citation mean?