An increase in rent - please help me understand why

tbs624

Three issues then:

1. Rent increase. If there is an agent involved, you have to be aware that often it will be the agent that pushes for the LL to increase the rent. Have you checked what rents are for other similar properties in your area? Have you tried having a friendly chat direct with the LL? You're obviously a reliable tenant: should they lose you they'd probably have to upgrade the property, if they wanted to re-let it in the current market, and a month's void would wipe out the equivalent of that year's proposed increase in rent to you. You could say that you're happy to pay the increase but you'd like their support with the fence & improving the heating.

2. Heating - 15 degrees is wholly inadequate by today's standards, especially when you have babies/small children. When were the storage heaters last checked over and do you know how to use them properly for best effect? Do you also have open fireplaces? Is the property insulated? You can ask the local Council to assess the property under the HHSRS ( Housing Health & Safety Rating System), especially if the lack of heat is allowing damp conditions to prevail or affecting health. If you are on a low income your LL can get help with the costs of insulation & heating systems - have a look here

3. Fencing/safety issues - if you are intending to stay there for a further year or two why not ask the LL for written permission to put your own fence across, and ask them to confirm that if they gave you notice at any point within say the next two/three years that they'd reimburse you for an agreed percentage of the cost (as it should be seen as an improvement/benefit). Many LLs would just get it done under part of a general duty of care to the occupants of their property, as GG indicates above, especially if there is a young family involved. However, you paying for the actual fence may cost you less than the various fees & removal costs involved should you consider finding a new property to rent.

Have you signed a new tenancy agreement each year or have you remained on a Periodic contract (month to month) since expiry of the original Fixed Term? If you are on a Periodic you do have to bear in mind that unfortunately they can just serve you with 2 month's notice without giving any reason, part of the retaliatory eviction scenario that Shelter & the CAB are highlighting, when Tenants ask for repairs or improvements or for the lawful registering of their deposit. However, hopefully, a bit of friendly negotiation *can* produce a way forward for you.

lilykim

If you think the heating in your house is inadequate you can contact your local enviromental health office and get them to come out and see you. They can then judge whether your system is "fit for purpose" i.e. doing a proper job heating your property. You could always then get them to look at fencing and any other issues you are worried about.

Gorgeous_George

If RPI was used to determine the rent, I make it £353.64 (£275 in April 2001 + RPI).

Of course, the rental market only may rise or fall at a rate higher or lower than RPI. If you could find somewhere else that is better value, negotiate. If you can't (find somewhere else), negotiate anyway.

Perhaps quote RPI since 2001 and suggest an RPI-beating £400.

Since 2001 your rent will have increased by 53%. FWIW, my BTL has only been increased by 38% over the same period (maybe I started off too high )

GG