Short let of single room- how to do it?

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  • Moderator1
    replied
    Several separate but overlapping threads have been merged into this thread.

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  • jeffrey
    replied
    ...and I thought that >4 was too many!

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  • mind the gap
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    Originally posted by Snorkerz View Post
    I agree with the rest of your points MTG, but I think a joint tenancy is a bit optimistic for a 10-bedder. Crikey, for some courses that's almost half the students in one building.
    Yes, I agree it is a bit optimistic, but 10 separate ones would be even more of a nightmare. Could they have two lots of five on two joint agreements all sharing the same accommodation? I suuspect not.

    My son and friends were about to sign up for a 13 bedroom place in Manchester...until they discovered there was no HMO licencce...

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  • Snorkerz
    replied
    Originally posted by mind the gap View Post
    Do a joint tenancy agreement.
    Originally posted by rugbyroom View Post
    I have a 10 bedroom HMO
    I agree with the rest of your points MTG, but I think a joint tenancy is a bit optimistic for a 10-bedder. Crikey, for some courses that's almost half the students in one building.

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  • mind the gap
    replied
    Rent to students via a University Accommodation Office. Insist on guarantors, a month's rent up front and a deposit of equal value.

    Do a joint tenancy agreement.

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  • rugbyroom
    replied
    Thanks for your comments. Initially there were no problems, as most of the tenants were Polish. But since the change of ruling to give tenant HB monies, I have had so many problems, currently have 8 cases going on via small claims, which takes up a lot of time.

    Spoke this morning to Head of HB at Rugby BC, as the bad tenant phoned me last night at explained he had baliff issues and all his money was taken, and he wants his HB paid direct to me. But yet again Rugby HB simply said his money gets paid direct to him, even though I explained that the guy was in tears and extremely vunerable.

    My problem is partly the new laws, the type of tenants in the area and the fact that I was forced to move away due to so much criminal damage etc to my property and threats to myself.

    I will see if the council wish to take the propery on, but last time I tried, it was not something they said they would entertain, but does seem strange as all but 1 of the 10 are on HB.

    A lick of paint, laminate flooring and free view box have made the place a lot nicer over the past few months and actually surprised that the free view box is still there.

    I life in hope, but I think its true that once 1 bad tenant hears the Landlord is a soft option, then word will spread for an easy cash in for those that want there drug habit paid for by HB monies.

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  • jeffrey
    replied
    Or why not (with Planning Permission) make - say- four flats (self-contained) and sell them off?

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  • schocca
    replied
    Why not talk to the council and see if they want to take on the HMO as a whole unit? I.e. they pay a fixed rent to you and then they put who they want into the property.

    As long as they agree to put the property back into a suitable shape at the end of the agreement (and also manage all fire safety items, etc...) - it could be a way to take the rental income issue out of the equation.

    An alternative is to find a good letting agent who specialises in these types of tenants. The one I use is VERY good at sniffing out difficult tenants and has a reputation for chasing tenants for unpaid debts. So far, we have had minimal problems and the agent is very good at protecting us.

    I do have a question for you - are you taking these difficult tenants to court? If you chase these people down, then you may get a reputation for chasing debts and this might actually reduce your rental payments issue as you are willing to enforce... (i.e. current tenants more likely to pay + problem tenants may actually shy away from renting with you in the first place).

    MTG has made a v good suggestion - why not look at a different part of the rental market altogether? It sounds like you are attracting low quality tenants - why is this? can you change this by changing how you advertise? why not "do the place up" + add toys and go for a more professional market?

    Just a few thoughts...

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  • Snorkerz
    replied
    Depending on how you are doing it, 8 weeks in advance may be a protectable deposit.

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

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  • rugbyroom
    replied
    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.

    Leave a comment:


  • jeffrey
    replied
    Originally posted by thirsty View Post
    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.

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

    Leave a comment:


  • thirsty
    replied
    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.

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  • jeffrey
    replied
    Originally posted by thirsty View Post
    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.

    Leave a comment:

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