Negotiating New Rent Price

Piggles12345

Hi,

I want some opinions (from landlords and tenants) on my chances of having my rent reduced upon negotiation at the end of my tenancy.....

My 6 month tenancy is due to come to an end in May, so I am expecting a letter asking me if I want to quit or stay quite soon.

I want to see if I can get the landlord to reduce the rent (FYI I pay £650 pcm at the moment);

- I have paid on time each month
- I have a perfect credit record
- There is no chance of me being made unemployed for the next 3.5 years
- I have kept the property spotless
- I haven't caused any problems with neighbours/ noise etc.
- I would be willing to sign a 24 (or possibly 36) month contract
- The landlord tried (without success) to sell the property about 10 months before I moved in
- The landlord has had to fix the boiler (about £150)
- My washing machine is a bit knackered and I pestered the letting agent to get it fixed, but to no avail as the landlord just started ignoring their calls

I have put down all of the things that the landlord might want to consider when I put it to him that I want the rent reduced! So, based on all of these facts, what do you think my chances of having my rent reduced are?

Thanks

theartfullodger

Dear Piggles... (I'm a Landlord..)

It depends on the area, property type, and the local market & how fussed the LL/Agent would be about finding another tenant... Suggest you research waht similar properties are going for AND GO LOOK AT A FEW as starting these sort of conversations can end in you leaving.. (quite legally) when the LL takes court action, if necessary..

However, in answer to your points....
My 6 month tenancy is due to come to an end in May, so I am expecting a letter asking me if I want to quit or stay quite soon.



- I have paid on time each month - Great, bit not worth much I think
- I have a perfect credit record - Great, but no worth much I think...
- There is no chance of me being made unemployed for the next 3.5 years - Sorry, cannot be true... however if you are saying you'll pay 3.5 years upfront.. (I wouldn't do that nor would I recommend that..)
- I have kept the property spotless - Great, always good: Does the LL/Agent know or care>>??
- I haven't caused any problems with neighbours/ noise etc. - Great, not worth much I think..
- I would be willing to sign a 24 (or possibly 36) month contract - Doubt the LL/Agent would though - 12months is the longest I would want to offer.. Would you accept rent revesion clauses in a longer contract (eg goes up/down in line with RPI..)
- The landlord tried (without success) to sell the property about 10 months before I moved in - OK... so he now knows he can get a tidy for not much effort... And will think "Getting 1st Tenant was easy, getting another will be even easier now I know what I'm doing...)
- The landlord has had to fix the boiler (about £150). So he takes that off as expenses and his tax bill goes down.. (by 22% or 40% depending on how much he [STRIKE]earns[/STRIKE] er declares...)
- My washing machine is a bit knackered and I pestered the letting agent to get it fixed, but to no avail as the landlord just started ignoring their calls- Is that the Agent saying LL ignores calls or have you contacted him? It may just be the Agent fobbing you off. Write a letter stating you've contacted Agent on xx, yy, zz dates, what needs doing, referencing the bit in the tenancy agreement which says he must fix it when you point out the problem... Post, with proof-of-postage or recorded signed-for to Agent, keeoing a copy. When no response after 2 weeks send copy, same way, to LL. It may be news to him. However if true then it sounds like he's not the most caring of Landlords..

I have put down all of the things that the landlord might want to consider when I put it to him that I want the rent reduced! So, based on all of these facts, what do you think my chances of having my rent reduced are?


Dunno is the answer to your question... In some areas of UK Rents are going up, other areas down (down according to my eldest son told me yesterday lunchtine as he's looking in West London - he may be wrrong of course..)

How much is it worth (£££) to stay where it sounds like you are happy, apart from minor Washing machine problem?? How many properties are advertised by the Agent, how long do they stay before being rented?? Certainly ask, but expect a rather direct reply...

Good luck!!

Artful

sooz

Piggles12345 wrote: »

Hi,

I want some opinions (from landlords and tenants) on my chances of having my rent reduced upon negotiation at the end of my tenancy.....

My 6 month tenancy is due to come to an end in May, so I am expecting a letter asking me if I want to quit or stay quite soon.

I want to see if I can get the landlord to reduce the rent (FYI I pay £650 pcm at the moment);

- I have paid on time each month
- I have a perfect credit record
- There is no chance of me being made unemployed for the next 3.5 years
- I have kept the property spotless
- I haven't caused any problems with neighbours/ noise etc.
- I would be willing to sign a 24 (or possibly 36) month contract
- The landlord tried (without success) to sell the property about 10 months before I moved in
- The landlord has had to fix the boiler (about £150)
- My washing machine is a bit knackered and I pestered the letting agent to get it fixed, but to no avail as the landlord just started ignoring their calls

I have put down all of the things that the landlord might want to consider when I put it to him that I want the rent reduced! So, based on all of these facts, what do you think my chances of having my rent reduced are?

Thanks

I'm a LL too.
Most of the points you've made above indicate that you have kept to your side of the legal contract you made with your LL. This is good, but not a reason to reduce the rent. I wouldn't, however, raise it either.

How can a washing machine be 'a little knackered' - is it or isn't it? If it is, it can either be repaired or replaced - put it in writing to the agency & copy in the LL if they don't seem to be passing on the message.

Your best reason for a reduction would be to offer local comparables.

Piggles12345

theartfullodger wrote: »

Dear Piggles... (I'm a Landlord..)

It depends on the area, property type, and the local market & how fussed the LL/Agent would be about finding another tenant... Suggest you research waht similar properties are going for AND GO LOOK AT A FEW as starting these sort of conversations can end in you leaving.. (quite legally) when the LL takes court action, if necessary..

However, in answer to your points....
My 6 month tenancy is due to come to an end in May, so I am expecting a letter asking me if I want to quit or stay quite soon.



- I have paid on time each month - Great, bit not worth much I think
- I have a perfect credit record - Great, but no worth much I think...
- There is no chance of me being made unemployed for the next 3.5 years - Sorry, cannot be true... however if you are saying you'll pay 3.5 years upfront.. (I wouldn't do that nor would I recommend that..)
- I have kept the property spotless - Great, always good: Does the LL/Agent know or care>>??
- I haven't caused any problems with neighbours/ noise etc. - Great, not worth much I think..
- I would be willing to sign a 24 (or possibly 36) month contract - Doubt the LL/Agent would though - 12months is the longest I would want to offer.. Would you accept rent revesion clauses in a longer contract (eg goes up/down in line with RPI..)
- The landlord tried (without success) to sell the property about 10 months before I moved in - OK... so he now knows he can get a tidy for not much effort... And will think "Getting 1st Tenant was easy, getting another will be even easier now I know what I'm doing...)
- The landlord has had to fix the boiler (about £150). So he takes that off as expenses and his tax bill goes down.. (by 22% or 40% depending on how much he [strike]earns[/strike] er declares...)
- My washing machine is a bit knackered and I pestered the letting agent to get it fixed, but to no avail as the landlord just started ignoring their calls- Is that the Agent saying LL ignores calls or have you contacted him? It may just be the Agent fobbing you off. Write a letter stating you've contacted Agent on xx, yy, zz dates, what needs doing, referencing the bit in the tenancy agreement which says he must fix it when you point out the problem... Post, with proof-of-postage or recorded signed-for to Agent, keeoing a copy. When no response after 2 weeks send copy, same way, to LL. It may be news to him. However if true then it sounds like he's not the most caring of Landlords..

I have put down all of the things that the landlord might want to consider when I put it to him that I want the rent reduced! So, based on all of these facts, what do you think my chances of having my rent reduced are?


Dunno is the answer to your question... In some areas of UK Rents are going up, other areas down (down according to my eldest son told me yesterday lunchtine as he's looking in West London - he may be wrrong of course..)

How much is it worth (£££) to stay where it sounds like you are happy, apart from minor Washing machine problem?? How many properties are advertised by the Agent, how long do they stay before being rented?? Certainly ask, but expect a rather direct reply...

Good luck!!

Artful

Hi Artful,

Thanks for your comments. I was just wondering, why would the landlord take court action is we were to commence this sort of conversation?

In response to your responses;

I have paid on time each month - Great, bit not worth much I think Okay!
- I have a perfect credit record - Great, but no worth much I think... Okay!
- There is no chance of me being made unemployed for the next 3.5 years - Sorry, cannot be true... however if you are saying you'll pay 3.5 years upfront.. (I wouldn't do that nor would I recommend that..) I'm not saying I will pay 3.5 years up front. I will continue to pay monthly, but there is no chance I will be made unemployed in the next 3.5 years.
- I have kept the property spotless - Great, always good: Does the LL/Agent know or care>>?? Letting agent knows (don't know if they care!)
- I haven't caused any problems with neighbours/ noise etc. - Great, not worth much I think.. Okay!
- I would be willing to sign a 24 (or possibly 36) month contract - Doubt the LL/Agent would though - 12months is the longest I would want to offer.. Would you accept rent revesion clauses in a longer contract (eg goes up/down in line with RPI..) Why would you offer 12 months at the longest?
- The landlord tried (without success) to sell the property about 10 months before I moved in - OK... so he now knows he can get a tidy for not much effort... And will think "Getting 1st Tenant was easy, getting another will be even easier now I know what I'm doing...) Landlord rented out the property prior to trying to sell it as well, so I am not his first tenant.
- The landlord has had to fix the boiler (about £150). So he takes that off as expenses and his tax bill goes down.. (by 22% or 40% depending on how much he earns er declares...) Okay!
- My washing machine is a bit knackered and I pestered the letting agent to get it fixed, but to no avail as the landlord just started ignoring their calls- Is that the Agent saying LL ignores calls or have you contacted him? It may just be the Agent fobbing you off. Write a letter stating you've contacted Agent on xx, yy, zz dates, what needs doing, referencing the bit in the tenancy agreement which says he must fix it when you point out the problem... Post, with proof-of-postage or recorded signed-for to Agent, keeoing a copy. When no response after 2 weeks send copy, same way, to LL. It may be news to him. However if true then it sounds like he's not the most caring of Landlords.. I don't believe that the letting agent is fobbing me off. I just don't think the landlord wants to shell out for a washing machine repair!!

I would definately pay the price that I pay now to stay where I am (perfect property, perfect area etc.), so I am not too bothered if the landlord says 'no' to my reduced rent request, I will still sign a new contract anyway!!

Thanks again!

poppysarah

Find the prices of similar places locally. If they're cheaper then you have the easy option of pointing out you can move and pay less rent. Be prepared to move though!

Piggles12345

sooz wrote: »

How can a washing machine be 'a little knackered' - is it or isn't it? If it is, it can either be repaired or replaced - put it in writing to the agency & copy in the LL if they don't seem to be passing on the message.

Your best reason for a reduction would be to offer local comparables.

Thanks for your comments.

The washing machine works but it stinks of soil everytime I wash! the clothes come out clean, but I have to whip them out of the machine doube quick time to stop them stinking of soil too!! Hence, it is a bit knackered!!

I have written letters, the letting agent forward them on but the landlord just ignores them!! He just doesn't want to pay for repairs or a new washing machine!

I live on a big development with lots of comparable flats, but most of them tend to be around the same price as mine!

Running_Horse

Have you tried a little bleach in each compartment and a boil wash?

Sounds like you have done exactly what a tenant should do. So what?

If you are paying over the odds for the area, move.

Gingernutmeg

Bleach isn't great for washing machines because it can rot the rubber seals. The best thing to try to clean it is to run a boil wash with a cupful of soda crystals, then run another boil wash with a cupful of white vinegar. It'll clean the machine and it should (assuming the machine is plumbed in properly) get rid of the smell too. Until we got our own machine, I always did this whenever we moved into somewhere and it does help. I also do this every few months with my own machine as a maintenance programme, as low temperature washing and modern detergents can cause stinky build-ups.

tbs624

6 page thread on the saga of Piggles' washing machine...........;)

http://forums.moneysavingexpert.com/showthread.html?t=1412397

mlz1413

piggles12345 it sounds like you have been a good tenant and for that I would not expect your rent to go up unless you are paying significantly under the market average.

As it would cost you to move out and into somewhere else this would outweigh even a small increase in rent, which means if you ask for a rent reduction and get refused and then don't have the tenancy re-newed you will have cost yourself money.

You haven't said how much you are hoping to have the rent reduced by, but maybe you could offer to replace the washing machine for a small rent reduction, say £10pm for 12 months.

But if you know you don't have to move for 3.5 yrs as your job is safe then do you want to buy the house? You might get it at a rock bottom price as the owner won't have EA fees.

barnaby-bear

Piggles12345 wrote: »

- I would be willing to sign a 24 (or possibly 36) month contract - Doubt the LL/Agent would though - 12months is the longest I would want to offer.. Would you accept rent revesion clauses in a longer contract (eg goes up/down in line with RPI..) Why would you offer 12 months at the longest?

Most mortgage lenders will only allow 12 months max. - so the asset is liquid and can be cashed in if need be. If LL has a mortgage he is probably not allowed to rent for longer. Besides most LLs want to keep the option to sell etc open in case of change of circumstance.