What do you think of this letter to our T?

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    #1

    What do you think of this letter to our T?

    Hello, forum.

    We increased the rent by issuing s13 notice and the T called us saying that she disagrees. Not sure if she will be paying the new rent or not, and my husband didn't ask. We decided to write her a letter (below). Could you please tell me what you think?

    Also, do you think we should serve her S21 now? With the backlog in the courts, how long will it realistically take to evict her without and with bailiffs? She's been a problem from the very start. Now she took the heater off the wall which is illegal and can be dangerous (as our electrician said), to accommodate her new furniture. Now it stopped working. Before she paid only part of the rent for ages (furloughed, apparently), while posting photos in the restaurants. She also absconded council tax and water bill from her previous property.

    Dear ******,

    to follow up your phone call in which you expressed your disagreement with rent increase, we wish to confirm that the new rent of £*** per month still stands.

    If you are not happy, we encourage you to start looking for a new accommodation. Please be reminded that it is a legal requirement that you give us one calendar month's notice to leave in writing (not through Facebook) where you will specify an exact date on which you will submit the keys. Failure to do so will make you liable for rent even after you leave.

    However, for as long as you stay in this flat, you will be paying the new rent, starting from xx/xx/2021 as previously specified.

    Best regards,
    your landlord
    Tags: bailiffs, dispute, eviction, rent, section 21
    #2
    If I recall correctly, you agreed to the rent reduction?

    1. If you want to evict, file a S21
    2. If you want to keep her, don't? I'm not sure what you want from the forum.

    The letter is unnecessary, the S13 explains that the rent is as stated unless defended. If she gets into arrears, see 1 & 2

    Comment

      #3
      If she doesn't want to play the rent increase she can go to tribunal and unless the rent is unreasonable it is likely to be confirmed.

      If you send that letter then I would change 'you will be paying' - she may not! Just tell her the rent and remind her each month she is in arrears and at risk of being evicted.

      Comment

        #4
        I would still like to hear from those who went through eviction process through S21 recently, how long it took them (with and without bailiffs, if possible).

        Comment

          #5
          Originally posted by randal_bond View Post
          Dear ******,

          to follow up your phone call in which you expressed your disagreement with rent increase, we wish to confirm that the new rent of £*** per month still stands.
          "to follow up your phone call in which you expressed your disagreement with rent increase, please note that the notice contains the process that you can use to appeal against a rent increase.
          Your agreement is not necessary for the increase to be effective and the new rent will apply unless you follow the appeals process and are successful.

          If you do not pay the increased rent, you will owe it, nonetheless, and we reserve the right to take legal action to recover the debt, and, if necessary, the property itself".

          If you are not happy, we encourage you to start looking for a new accommodation. Please be reminded that it is a legal requirement that you give us one calendar month's notice to leave in writing (not through Facebook) where you will specify an exact date on which you will submit the keys. Failure to do so will make you liable for rent even after you leave.

          However, for as long as you stay in this flat, you will be paying the new rent, starting from xx/xx/2021 as previously specified.
          I'd skip that (it's not one month it's a minimum of one month ending at the end of a tenancy period).
          It doesn't tell the tenant anything helpful and isn't likely to encourage the tenant to pay.
          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).
          • 1 like

          Comment

            #6
            I like JPKs suggestion. Firm but at the same time respectful.

            I like to give a brief indication of why I think my price rise is justified, even if it is very topline. e.g. not raised it for two years and in that period local prices have increased X%.
            Assume I know nothing.

            Comment

              #7
              I'd always blame increased costs - whether it's true or not.
              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

                #8
                jpkeates, what a great wording. Thank you. DO you think it will suffice to email it or should we rather send it by post in the same manner as, S21 or S8 are posted?

                Comment

                  #9
                  Originally posted by randal_bond View Post
                  jpkeates, what a great wording. Thank you. DO you think it will suffice to email it or should we rather send it by post in the same manner as, S21 or S8 are posted?
                  I think it's an informal communication, the same as the phone call.

                  You've done the formal stuff with the s13 notice, this is just telling the tenant the situation.
                  Which you're not required to do, it's just helpful in getting what you want.
                  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).
                  • 1 like

                  Comment

                    #10
                    Whether she pays all depends on the increase. By all means do not say how much as it is confidential but a percentage increase on the original rent amount would help others here on your chances as well as what the tribunal would think if the tenant took that route.

                    Comment

                      #11
                      Thanks again. Much appreciated.

                      Comment

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