Thanks, TCK, but my house has been left in such a state by the tenant and then incompetence by the housing association in rectifying it that I've effectively written off August as I've had so much unexpected sorting to do. I will be adding my contingent losses though to the HA bill!
Do I recall that you teach English? Memory not what it was.. I suggest anybody with ideas PMs me, as a thread has once again gone off the rails. Thanks again to those who have made suggestions, and I'm always up for a beer DP!