Tenant would like loft conversion - dilemma

Collapse
X
 
  • Filter
  • Time
  • Show
Clear All
new posts

    Tenant would like loft conversion - dilemma

    Hi, I am looking for some advice please.

    I am discussing with my tenant the possibility of a loft conversion on our 2 bed terraced, making it into a 3 bed for his family. He is an experienced builder so has offered to do the work. I'm considering getting the work done, but my concern is the disruption this would cause for him and his family as they would likely have to move out while the work is completed which as a landlord is not something I feel entirely comfortable with. Has anyone experienced anything similar or could offer any advice on this? Also from the legal side with a tenant carrying out work on the property.

    Thank you.

    #2
    Someone asked a similar question last week. I replied that any jobs any tenant of mine has done have been bodged. I now hesitate to let a tenant paint. I certainly would not allow them to do a loft conversion.
    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


      #3
      Hmmm, if this were my property I would not enter into any arrangement which was not a fully documented commercial contract between you as owner and your tenant as an accredited builder. Anything less formal is a potential problem if you and your tenant were to be at odds over any future breaches of the tenancy agreement or if you wanted to possess your property against your tenant's preferences. CharlesT

      Comment


        #4
        I wouldn't for the reasons above.

        IF I did (probably starting with a very small job\) I'd keep the rent the same and pay him, on invoices, agreed time & materials after I'd inspected. (Then you can claim against presumably CGT..).

        Overall very dangerous... What happens if you're unhappy with work done, it doesn;t pass building regs, he decides to stop half-way through & move etc etc ... Minefield...
        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


          #5
          This is a very bad idea! It can go wrong in so many ways!

          Comment


            #6
            If this can go wrong, it will go wrong.
            I have often found that if you say NO to a tenant they will leave.
            In this matter I would decline your tenants offer.
            Presumably they are on a short lease, if you give the go-ahead the tenant could take years to finish the conversion and waht if you wanted to sell the place in the meantime.
            And who would be submitting the planning application, dealing with the building inspector, paying the bills, choosing the design. And would you get a Guarantee. Certainly I would never have anything built without the builder having a Trade Association.

            There is a shortage of rental properties. Having to deal with all the things which would arise during the conversion is not something which I would be prepared to get involved with. I rent out my properties to receive rent, not get involved.
            Its your choice, Good Luck.

            Comment


              #7
              To agree with the above comments, i would not do it. If your tenant came along with a whole load of other builders quoting for the same job then what are the chances you would pick him as being the very best bet ? Just because his is your tenant does not make him the ideal choice..... if anything it makes him the worst choice.

              Comment


                #8
                Very bad idea fir them and for you. You would have little control over the quality or workmanship and what if they become nightmare tenants and you need to evict?

                Comment


                  #9
                  Loft conversions are often executed without adhering to buikding regs,and what qualifications does your builder have.Most builders are qualified in one trade only and some are unqualified.A good builder would normally own ther house and not rely on renting.

                  Comment


                    #10
                    Originally posted by gnvqsos View Post
                    .A good builder would normally own ther house and not rely on renting.
                    A very good point...... just how good can he be ? The builder i used a few years ago has a house to rival the Duke of Sussex !!! Any builder worth their salt will be making a fortune and will not need to rent. The answer is still no, don't do it.

                    Comment


                      #11
                      We did this to a 2 bed terrace. Believe me when i say that its not an easy job. There are so many fore regs you have to meet by adding a 3rd floor. We only just managed to do it without the need for a sprinkler system. It cost 25k and we ended up needing to redecorate the whole house, change almost every door to a fire door and almost rewire the whole house. Theres no way someone could live there whilst its going on.

                      Comment


                        #12
                        Don't do it.

                        If he needs a 3rd bedroom, he should be looking at another place.

                        Comment


                          #13
                          Thanks for all the replies… decision made! I won’t go ahead with it. I know he has done good loft conversions in the past as he’s done a couple in the same road on the same style houses, however, like you all say, it’s dangerous and could go badly wrong. I’ll wait until he moves out and then consider it again. Thanks all.

                          Comment

                          Latest Activity

                          Collapse

                          • Reply to Deposit Protection upon statutory periodic tenancy arising?
                            by CStevens
                            Hi, sorry to be the bringer of bad news but that's not right. You do have a statutory periodic tenancy but this is not deemed to be a new tenancy by the TDS and they will not have required the landlord to deal with the deposit process again sorry. Also, in respect of the section 21 notice, provided...
                            27-05-2022, 06:50 AM
                          • Deposit Protection upon statutory periodic tenancy arising?
                            by eras
                            Hi everyone,

                            This is my first post on the forum and it relates to deposit protection upon a statutory periodic tenancy arising after the expirty of a fixed term AST.

                            BACKGROUND

                            I entered into an 12 month fixed term AST in 2020. The dates on which the fixed term...
                            23-05-2022, 17:04 PM
                          • Reply to Renewing a tenancy - should I also renew the inventory/condition report?
                            by CStevens
                            Yes it is possible to do that and i would suggest in this case you have to do it. Having said that, if you grant them a further 2 years the place is not going to get any better so why dont you suggest to the tenant that you are happy to grant a further 2 years on the proviso that they first do 'x,y,z'...
                            27-05-2022, 06:24 AM
                          • Renewing a tenancy - should I also renew the inventory/condition report?
                            by bagus
                            After landlording for many years, this is the first time I've been in this situation. Most of my tenants are now on SPTs, which seems to work well for both parties.

                            However, a family living in one of my houses asked initially for a 2 year contract, because they were looking to adopt a second...
                            25-05-2022, 17:18 PM
                          • Reply to Tenancy Agreement Help
                            by jpkeates
                            Hopefully, the guarantor agreement is a deed (and not part of the AST).

                            At witness can be anyone, but a connected witness is less than ideal, particularly for something being signed remotely.
                            The idea is for it to be as difficult as possible for someone to forge the “guarantor”s...
                            27-05-2022, 06:21 AM
                          • Tenancy Agreement Help
                            by Harrison38784
                            Hi all,

                            I am a new landlord and looking for some help with the AST.

                            I have created a tenancy agreement which is now ready for signing.

                            The tenancy agreement is due to start on the 1st July.

                            Can the tenancy agreement be signed before the move in...
                            26-05-2022, 18:02 PM
                          • Reply to Special clauses
                            by CStevens
                            i am not sure why you would insert a break clause on those terms as that is exactly what you will be able to do if you grant a 6 month AST anyway so why not just do that?

                            You don't have to provide a shower or maintain one but you do have to provide sanitation facilities so if there is a...
                            27-05-2022, 06:21 AM
                          • Special clauses
                            by Harrison38784
                            Hi All,

                            I want to add the following break clause into my AST, but I’m wondering if I do so, do I also need to give my tenant also a break clause?

                            ‘The Landlord may terminate this agreement by giving the Tenant not less than 2 months' written notice expiring [on or at any...
                            26-05-2022, 18:16 PM
                          • Reply to Ending contract with letting agent
                            by jpkeates
                            The deposit is the tenant’s money, and what the agent has to, or can do, with it depends on what they agreed with the tenant and / or you.
                            I don’t see how you can compel them to transfer the deposit to you unless they’ve previously agreed to do that.
                            27-05-2022, 06:16 AM
                          • Ending contract with letting agent
                            by Shorif908
                            Hi All,

                            Long story short, my agent of the last 18 months we have decided to depart ways.

                            I have most documents the only thing I don't have is documents related to the DPS.

                            I dont have the certificate so I dont know the deposit ID. The estate agent claims that...
                            27-05-2022, 05:50 AM
                          Working...
                          X