Rent reduction

antwilson

Hi,

We are currently renting a house which we have being for the last 5 months, and the Tenancy agreement is coming to an end on the 14th December (gives us 3 days to give notice if we want to leave etc).

We have being waiting since the 24th October to see if the landlord will be willing to sign another 6 month agreement. We have heard nothing back from this.

We have also being waiting since Last Monday (3rd November) to see if she will agree to a reduction in the monthly rent. We have seen various properties, with extra bedrooms, garages, ensuite, detached, for the same price we are paying on the same estate and on similar estates to what we live on, so feel we are paying too much.

However, weve heard nothing back about this either. I have chased the estate agents nearly every day, and they have said several people have tried emailing her (they dont have her phone number) and they have also written to her, but have heard nothing back.

Is there anything more we can do? The landlord (estate agents have even admitted it) is quite tight - so dont hold out on the reduction in rent very much! She refused for 4 months to agree for a builder to come out and check a leaky roof on the conservatory, which we ended up getting a builder out ourselves who did it FOC.

Also, we were first time renters (just moved out) when we moved in, and after reading posts on here realise we should have had some form of inventory done. We havent, does this mean that we have to prove something wasnt in a certain condition etc, or do they? Just a bit worried considering how tight she has being regarding other problems. She has even complained about the call out charge for a gas man to check a strong smell of gas!

We will probably end up moving out (will give notice to move out in january as its too close to xmas) if she doesnt put the rent down, just the hassle of moving, and paying for the admin fees as well!

Thanks for any help!

sarahs999

It sounds like your landlord is holding out and hoping for some miracle. She's unlikely to be happy about reducing your rent; make sure she's not trying to get new tenants! I'd move if I were you. I know it's a hassle but it sounds like she's not really the greatest landlord, and if you can find somewhere better for the same, or the same for cheaper, then why not?

antwilson

sarahs999 wrote: »

It sounds like your landlord is holding out and hoping for some miracle. She's unlikely to be happy about reducing your rent; make sure she's not trying to get new tenants! I'd move if I were you. I know it's a hassle but it sounds like she's not really the greatest landlord, and if you can find somewhere better for the same, or the same for cheaper, then why not?

Thats exactlly what were thinking. If she doesnt reduce the rent we will probably be going in january anyway, and she has to let us know in the next 2 days if SHE wants us gone by then so were ok there...

The only thing putting us off is the £250 admin fees most places charge, and actually moving!!! but if it has to be done..

I think shes putting it off, as if she let us know now she would only have this months rent before xmas, instead of next months as well.

sooz

antwilson wrote: »

Thats exactlly what were thinking. If she doesnt reduce the rent we will probably be going in january anyway, and she has to let us know in the next 2 days if SHE wants us gone by then so were ok there...

No, if she wanted you to move out, she should have given your written notice 1 month (minus two days) ago.

You can give notice in the next two days if you want to, or you can move out at the end of your fixed term without notice (although it is polite to give notice, & some deposit scheme ADR's think you MUST)

antwilson

sooz wrote: »

No, if she wanted you to move out, she should have given your written notice 1 month (minus two days) ago.

You can give notice in the next two days if you want to, or you can move out at the end of your fixed term without notice (although it is polite to give notice, & some deposit scheme ADR's think you MUST)

I didnt know that, Ive being told by the letting agent that if the landlord wants us to move out for whatever reason, or increase the price, then she must give us two months notice?

Quote from letting agent:

Yes, if she did decide to increase the rent it would have to be AFTER she had issued you with two months notice, it's the same amount of time given if she would like access of the property again so it allows you time to find alternative accommodation

sooz

antwilson wrote: »

Also, we were first time renters (just moved out) when we moved in, and after reading posts on here realise we should have had some form of inventory done. We havent, does this mean that we have to prove something wasnt in a certain condition etc, or do they? Just a bit worried considering how tight she has being regarding other problems.

This works in your favour. It means they (the EA if full management, or the LL) has to prove the state of anything before you moved in, not the other way round. Is your deposit protected?

She has even complained about the call out charge for a gas man to check a strong smell of gas!

If you smell gas, you should switch off the gas supply - Big yellow handle next to your gas meter - open the windows, & call Transco if you can still smell gas after that. This is free. Don't wait for a gas man to make an appointment to come round!

sooz

antwilson wrote: »

I didnt know that, Ive being told by the letting agent that if the landlord wants us to move out for whatever reason, or increase the price, then she must give us two months notice?

Quote from letting agent:

Have you got your dates wrong then? I make 14Nov to 14th Dec only one month?

Yes - she must give you two month's notice if she wants you to move out.

She cannot increase the rent before the end of the fixed term. After that, it's with one month's notice via a section 13, only once per year, or by getting you to sign a new AST

nobblyned

You don't have to give notice at all, you are free to leave at the end of the contract. (Though of course it is nice to)

Were you given an S21 when you signed the contract (this is often done)? The landlord may have already given you notice and you could be required to move out at the end of the contract with no further notice if she wishes.

Without an inventory she cannot prove that you have caused any damage, hence no deductions can be made, unless she can prove via another means.

hermoine_2

Having rented for a while now and know others who have. It is not usual for a new tenancy agreement to be done at the end of the initial 6 month period, it goes on to a rolling monthly agreement and your agreement will let you know what notice period you are tied to.

I cannot imagine that the landlord will reduce your rent. They almost never do, if you won't pay it someone else will. The fair rent office won't be interested unless you are getting housing benefit.

Good luck.

H

antwilson

sooz wrote: »

If you smell gas, you should switch off the gas supply - Big yellow handle next to your gas meter - open the windows, & call Transco if you can still smell gas after that. This is free. Don't wait for a gas man to make an appointment to come round!

Well we asked what to do and they said they would get someone out straightaway anyway, but its done with now!

Is your deposit protected?

As far as i know yes, it says it will be registered with the TDS in the back of the tenancy agreement but thats all weve had? Is that right?

Without an inventory she cannot prove that you have caused any damage, hence no deductions can be made, unless she can prove via another means.

Ive took basic pictures of each room when we moved in, but dont know how reliable they can be used as. Tried to take pictures of marks on wall etc as there were a few marks which I didnt want charging for.

Have you got your dates wrong then? I make 14Nov to 14th Dec only one month?

Sorry my mistake, I read your post wrong, i read it as she should have given us notice in the next two days - silly me. we would be moving in January probably if we were moving, so she has 2 days to MAKE us move in January.

Were you given an S21 when you signed the contract (this is often done)? The landlord may have already given you notice and you could be required to move out at the end of the contract with no further notice if she wishes.

I dont think we were, I will double check - although i did make sure i read EVERYTHING on the agreement lol just in case.