Residential Letting Rent Increase and Lease Renewal

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    Residential Letting Rent Increase and Lease Renewal

    Hi All,

    My first post, so hello!

    I've been renting my house for the past five years. Overall in that time we've had no real issues, have completely redecorated, landscaped the place and installed a new deck, pretty much been 'textbook' tenants, no rent arrears, etc. I had a tenancy agreement for the first 12 months and then let it go onto a periodic tenancy and have been happy with that (and so were the Landlords). The initially rent was £1250pm, which was reduced to £1100 about three years ago as the initial rent was overpriced, so with the agreement of the landlord this was reduced to £1100 pcm and that is what I've been paying since.

    I recently wrote to my Landlord (via the letting agents) to say that my 20 year relationship had amicably come to an end and would they be amenable to me taking in a lodger. At this point it was just a query (nothing has been set in stone with my partner) and as we are fairly amicable it maybe that we stay under the same roof for a period of time. I received a phone call from the letting agent yesterday to say that they would not be amendable to a lodger, but I could share my tenancy with a friend, subject to the usual reference checks and fees. This is obviously not going to work because who would want to share a tenancy with a stranger for £600pcm + bills! It was during the same conversation that the agent stated that in addition to that, they are planning on increasing the rent to £1150 pcm AND wanted me to sign a new tenancy agreement for either 6 or 12 months. Aside from the fact I think this is a really harsh response, as I understand it there are fairly strict rules that should be followed with regards to both increases in rent and committing to term.

    Looking online there is a 3 bed property on the same Estate which has rented for £850pcm and the exact same house rented for £1100 (my current rent). I've had an informal email from the agent outlining the above but nothing formal. Should I just ignore the email until they follow the set procedure for increases or should I respond stating that I think the rent is higher than local averages and prove it? Any help gratefully received. I know it's only £50pcm but as I face a life as a single parent it feels like a real kick in the teeth.


    #2
    Originally posted by NickyLD View Post
    Hi All,

    My first post, so hello!

    I've been renting my house for the past five years. Overall in that time we've had no real issues, have completely redecorated, landscaped the place and installed a new deck, pretty much been 'textbook' tenants, .....
    Ummmmnnn?? Did you have permission in writing to make all those changes? Almost always a tenancy will not permit all of the highlighted items.....

    You will obviously be aware the landlord can now evict you for no reason at all (Thatcher's s21 notice) so sadly some careful negotiation is needed..

    Hope you end up with a happy relationship sometime....


    I am legally unqualified: If you need to rely on advice check it with a suitable authority - eg a solicitor specialising in landlord/tenant law...

    Comment


      #3
      Yes, all property improvements were carried out with the landlords permission, that didn't form part of the question, merely implied we've had generally a happy experience.

      Comment


        #4
        Can I ask why you would think that the landlord would feel the need to evict a good tenant via a S21 notice?

        Comment


          #5
          I've no idea if he does or doesn't want to, being a rational and sensible person is not a requirement for being a landlord: (Sadly).

          Merely trying to ensure you were aware they can evict you for no reason at all. He does not need a reason nor grounds.

          Artful: (Landlord....)
          I am legally unqualified: If you need to rely on advice check it with a suitable authority - eg a solicitor specialising in landlord/tenant law...

          Comment


            #6
            I think the commission hungry letting agent have 'stuck their oar in' here. Write to the landlord direct.
            To save them chiming in, JPKeates, Theartfullodger, Boletus, Mindthegap, Macromia, Holy Cow & Ted.E.Bear think the opposite of me on almost every subject.

            Comment


              #7
              I agree JKO! Ideally I want to stay on the same terms that I've been on for three years (i.e. a market rent property on a rolling contract). If the rent had fallen behind with local rents I'd gladly pay the increase, but it's not. It's £50 above at least and there is absolutely no benefit to me signing a new term.

              Comment


                #8
                Does your tenancy agreement say you are not allowed to have a lodger? Personally I would prefer a lodger in your position than to have a joint tenancy with someone.

                You don't have to sign up for a new fixed term though that may be better if you want the security, or not if you want the flexibility to move if you can't afford to stay.

                Try to negotiate and keep the communication lines open rather than as you mention ignoring their email and waiting for the section 13 rent increase notice.

                Comment


                  #9
                  Forgot to ask if the original TA was in joint names with your partner or your sole name? I think that complicates things if a joint tenant leaves. One of the wise elders will hopefully advise.

                  Comment


                    #10
                    Has letting agent even met your old partner? How would anyone know if you did take a lodger?
                    To save them chiming in, JPKeates, Theartfullodger, Boletus, Mindthegap, Macromia, Holy Cow & Ted.E.Bear think the opposite of me on almost every subject.

                    Comment


                      #11
                      It may be that the landlord's mortgage or insurance doesn't allow residents who are not on a tenancy (or they are concerned that it might.)

                      It may be a condition of the tenancy agreement. If it isn't, I don't think they can stop you.

                      If you and your partner were on the original joint tenancy, your partner is still a tenant until you have a tenancy of your own with the landlord or you end the tenancy.

                      When I post, I am expressing an opinion - feel free to disagree, I have been wrong before.
                      Please don't act on my suggestions without checking with a grown-up (ideally some kind of expert).

                      Comment

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