Firstly, apologies for my delay in replying to your suggestions but once I posted my question, I then couldn't find my way back again! - Until now... (perhaps now you can understand why I've got into such a bind with my tenants!) Anyway - I must say thank you to everyone who has taken the time to respond to my questions. Whilst I think some of the suggestions are perhaps going a little too far (!) they've certainly made me smile wryly - some even laugh out loud...but I think perhaps this response from Frederick is the most useful and certainly one that I intend to follow up on. I have to say that I have also come to realise my cupability in this situation...I haven't taken enough care of them or the house and have kind of hidden my head in the sand hoping the problems would simply disappear (not a hard thing to do in the beautiful beaches of the cape it has to be said!) - but now ofcourse it has all come to a head. I will indeed let you know how the situation resolves itself and will try to deal with it as decently as I can. It is sad for me to see how many people are in similar situations...by the way, given some of the comments about French renters versus British renters - perhaps I should mention that this couple is British! Regards Fiona