I'd like to add my voice to NCP's opinion about the legislation governing factors. It's completely one sided in favour of the factor. This is mainly down to the fact that the government was either ill-equipped to frame effective legislation or favoured the factor. Either way, the biggest and worst factors designed much of the rule book (which is next to useless) and the punishments (which are no deterrent). They also ensured that complaints against them were dealt with outside the court system and through a tribunal which has a revolving door for the worst offenders. A homeowner has to become an amateur lawyer to present a complaint against a factor, and the process is stressful and exhausting. If you complain to the government about a factor, they either ignore you or take the factor's side, no matter how bad the factor is. The arrangement is murky and requires serious investigation.