Short let of single room- how to do it?

[benpincus]

I gather only a few BTL mortgage companies allow single room let contracts (as opposed to ASTs).

I also gather than people often turn a blind eye to this and after the mortgage has been paid nicely on time for a bit, they may bend the rules, doing single let contracts, or disguising extra occupants as sublets or other such tricks.

In reality I was wondering how widespread this is ? Do mortgage companies every do spot checks ? Would they serve notice for breach of conditions if they did find out that an AST was not present ?

would appreciate any input.. i personally only ever do stuff totally by the book but would like to get a clearer picture of what actually goes on out there.

[Mrs Jones]

As I understand it,

If LL is not living there, no reason why tenants should not each have an AST relating to their accommodation.

If LL is living there, the room occupants would be lodgers (provided no locks on doors etc.)

[thirsty]

Short letting of one room for three months

Hi All,
I have a room to let in a shared house. The new tenant wants the room for only 3 months which I am happy with. Do I do it under licence? where do i get one from. or an ast my understanding is that it will last for 6 months which niether of us want but I need to be safe than sorry, please advise. thanks.

[jeffrey]

Do you live there too? If so, are you the owner or yourself only a tenant?

[thirsty]

Hi, no I dont live there. I had three tenants not related who came together under an ast. one T is moving out and has found someone else to move in the other 2 are happy with this. there is 5 months left on ast, new T not sure how long he wants to stay. he recons 3 months or maybe to end of ast.
I dont mind 3 or 5 months I just dont want him overstaying and me having to much trouble getting him out. I would like to stick him on a monthly contract if there is one thanks again.

[jeffrey]

If you have ever been the owner-occupier, consider:
a. serving a ground 1 Notice; then
b. letting for three months on a Standard Assured Tenancy (not an AST).

Ground 1 will give you a mandatory basis for possession more quickly than any AST's s.21 Notice would.

[thirsty]

What do I do if i have not lived there. thanks

[jeffrey]

Well, in that case, do not grant an SAT. You also know that there are risks in granting an AST for less than six months. There's no easy answer.

[thirsty]

does that mean that there is no way of doing a monthly contract. thanks

[jeffrey]

does that mean that there is no way of doing a monthly contract. thanks

No. It means that any letting shorter than six months runs the risk of T being irremovable until after six months.

[thirsty]

Ok thankyou big deposit it is then, He might even be true to his word and I have nothing to worry about. I like safe guards though. Thanks again.

[thirsty]

Hi could I give permission for my tenants to sublet the room. Then the new tenant would be there lodger. thanks

[jeffrey]

Hi could I give permission for my tenants to sublet the room. Then the new tenant would be there lodger. thanks

No, unless the existing tenancy already includes that room.

[rugbyroom]

best type of tenancy for short single room let

Dear Forum,

I have a 10 bedroom HMO that I can only ever get 8 out of 10 rooms rented to suitable tenants. I'm always having to spend so much time and effort dealing with those that don't want to pay.

My tenancy stipulates 4 weeks rent in advance, which I'm now changing to 8 weeks, but is there any kind of tenancy agreement I can draw up to enable me to evict the individuals that simply want to use HB monies to fuel their drug habits, and simply become abusive when trying to collect rent.

Its just that it seems to be an endless battle with dealing with the council and courts to remove bad tenants. Vetting the tenants with refereance etc is not helping, and unfortunately nobody that works would want to life in this type of house, even though its now far better.

But how can I prevent the 1 or 2 bad apples that are ruining the lifes of the other tenants. Dont life at the property, rent £70 pw, no chance of huge deposit, but crisis loan when organised is just further drug money for the bad apples.

Any help most welcome.

[mind the gap]

Whereabouts is the property? Is it in a city/town with a reasonable number of students?