Michele, start taking whatever you need to chill, you might be in for the long haul.

 I am at the end of an eviction process for our tenants to whom we let the flat out of sympathy/ kindness and because it had been empty for a couple of months; Eviction process started long after it was probably due, down to non payment of rent (after 2 years succesful). If your tenant says she will move and she does, be thankful. You can check her credit rating and position with the gas/electric suppliers, or maybe that's metered. to check her integrity. You are not responsible for unpaid gas/ electric. She is entitled to change the locks, but must give you reasonable access  24 or 72 hour notice, after which time you are entitled to legally enter, with or without her present (though I guess you need new keys!) Check your contract. Don't have nightmares about this, we had been succesfuly letting for 10 years and then........from 2004 .My tenants rent had had been irregular for 3 years but then dried up with all sorts of hardship pleas. We issued a section 8 and 21 notice in October 07 for tenants to quit by 17 Dec or go to court. they didn't, we went to court, 7th Jan. they didn't, they were given a CCJ and got a 14 day notice to quit and repay over £2000 back rent and costs. Still nothing but excuses. Bailiff instructed (due any day now but it couldbe 2-3 weeks) that's when the fire happened (but they didn't tell us). Firemen rescued some animals and a cat died. So the place is uninhabitable and I think they have taken whatever stuff they want, including light fittings and fire surrounds and it looks abandoned with an untaxed car on the plot. Still no keys handed back, but we have access. So I contacted the gas/electric supplier to discover that they too are owed hundreds of pounds. We have no recourse unless we want to issue further proceedings at our cost, also unrecoverable.  We don't actually have legal right of access unless the tenants surrender their keys until the Bailiff officially takes over. Aagh!  Then we can start all over. The "accidental" fire might have been a blessing in disguise as at least we have insurance and the place wants gutting.........so if your tenant goes and you lose a couple of months rent finding good tenants, be happy. The contracts set to protect us are actually worthless against a bad tenant. The experience tells us to: get a big deposit, really take time to know your prospective tenant and understand that your contract is worthless against a bad tenant! (and probably unnecessary for a good one) I just wish you good luck with it. ..and does anyone have any ideas how to create a tenant black list which protects future unsuspecting landlords?
I think we should all fit electronic key entry systems which only work if bills are paid and landlord has the master key!.............fromChris (becoming wiser), with distraught wife learning to cope with it