Negotiating New Rent Price

EagerLearner

I managed to reduce rent by showing our LL the local prices on Rightmove and how they had come down considerably. I provided around 6 links to similar properties, so she could see we were not just making it up. Plus we were definately prepared to move if she did not want to reduce the price, as some of the properties were less and nicer.
However, it was all a gentle negotiation via e-mail and she agreed within just a few hours as I think she'd rather have reliable tenants for slightly less, than unreliable/unknown ones for possibly alot less.
Good luck!

GoldenGirl25

Im a bit thrifty and enjoy a good haggle! I viewed a property that was priced at £800 when I knew similar properties were £750-£775 within the same building. I printed of the right move details and I was ready to negotiate with him.

He turned around and send to me that he was totally not willing to negotiate as loads of people would want to live in the flat and would pay the £800, Anyhow 2 days later his put the price down to £750.

We originally wanted to negotiate rent of £770 so in the end he lost two willing tennants because his was too greedy.

We rent in Manchester City Centre and letting agents have been throwing themselves at you in regards to flatscreen tvs, no fees, free cleaning etc to get you to rent with them. Its definatly a tennants market so you can ask for me and be more demanding

Geenie

You have to view rental price with what is around. If I was in a city centre with loads of options I would haggle for a reduction or staying the same at least. Weigh up the cost of moving to you, the chances of getting a better place and what you could gain. On the other hand, negotiate extending you tenancy, and get repairs done before signing, as the LL may not want the hassle of finding another tenant.

Piggles12345

theartfullodger wrote: »

In response to your “In response to your responses; “


I was just wondering, why would the landlord take court action is we were to commence this sort of conversation? - Well, if eventually he decides to end the tenancy agreement & you don't leave when asked politely then it is highly probably court action will follow. I'm sure that won't happen in this case but, “be prepared” as those Scouts say.. You assume that I would not leave when asked- what makes you believe this?


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'm trying to be gentle here: No offence but NOBODY is in the happy position of there being no chance of being unemployed for 3.5years. Your employer could go bust/be taken over by someone who decides you don't fit (if government department, if the economy keeps getting worse they could decide they have to save money & fire people). Even if 3.5 years from retirement things can sadly still go wrong. Sorry, in the real world we live in we are all at risk. NOBODY would want to pay 3.5 years upfront. I can assure you that I am living very much in the 'real world'. The people who pay me will not go bust, be taken over or decide that my face doesn't fit.


- 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?
- What I guess I'm really saying is I, as a Landlord, wouldn't want to tie myself down for that long: Even if I did give a long contract I'd need a clause where I could give notice after a minimum of 12 months. What I say to my tenants is (at the start..) “6 months it is, if you are happy & I am happy you can stay as long as you like” - which is true, but if I need to say sell (eg economy gets really really bad, I end up in a care home & need the money) I want a way of getting my asset back.. That's how I see it – others may have a different view. Thanks, I understand what you mean now!

• 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!!
  - but you/we don't know... If you are right he ain't very smart – can't be more than about £200. Mind you it could be the machine is fine but the drains are a problem (arrgghhhh..) This is true! I am erring on the side of him not being very smart
  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!! - & you'd better assume the LL/Agent is reading this thread so they'll know a straight “no reduction” is a safe option for them. There won't be that many tenants with your history of mud/soil-smelling washing machines.. Sorry! Ha ha!!

& you'll presumably want a reasonable reference for your next tenancy (nope, life ain't fair, sorry). Who provides the reference for my next tenancy? The landlord or the agent? On what ground would/could they refuse?


PS What's the reference to Constantine-Simms for: Are you a fan of his or not.. It's not that I'm a huge fan of his work per se, although I do find his proferrings very interesting- it's just that this quote sums up, in a nice neat little sentence, exactly how I feel about my own 'Britishness'.


PPS Possibly the most important post: I note from your saga of the washing machine that the Landlord is in Japan: What address were you given for THE LANDLORD (not for the AGENT) to “serve notices”. .. given LL is Japan

My understanding is that
a) If you weren't given an address in E&W to serve notices you can't be forced to pay rent (!)
b) Address must be in England & Wales.. (I am aware of the issue as I live in Scotland - not England & Wales - but rent a house in England. Each year my Letting Agent puts my Scottish Address on the new tenancy for the one house I have in Englerland: I then point out it is probably in Agent's interest & mine if we use the Agents' office address. Of course I tell the tenants were I live, email IS & 'phone (in case they are unhappy with the Agent..._ but “serving notices” is a different matter.

I believe this is all to do with " [FONT=Arial, Helvetica]section 48 of the Landlord and Tenant Act 1987; namely, not giving an address in England and Wales for the service of documents on the Landlord[/FONT] "

See also
http://www.lettings-landlords.co.uk/info/sec_47_48.html

Hope that helps...

Artful

I'm not sure what address I have been provided to serve notices to. His address does appear on the front page of my tenancy agreement, but I would need to take a closer look to see whether there has been an address in England and Wales supplied to which to serve notices.


From reading the responses on this thread it seems as though my best option would be to compared my rental price to those for similar properties in the area. As I understand it, I am paying a pretty average price for my property, so I think the chances of me having my rent reduced might be a little low. However, as I have said, I was only enquiring and I don't NEED to have the rent reduced- I was just wondering as to my chances!!

Thanks again for all of your help.

Piggles12345

mlz1413 wrote: »

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.

Hi there,

I have thought about that, but I am doubtful as to whether I have a large enough deposit for a mortgage as I haven't actually been saving for that express purpose!!

Moreover, I am hoping to be leaving the UK in 3.5 years and I don't really want to be tied down with property here or have the hassle of selling it before I leave.

Thanks!

Piggles12345

theartfullodger wrote: »

PPS Possibly the most important post: I note from your saga of the washing machine that the Landlord is in Japan: What address were you given for THE LANDLORD (not for the AGENT) to “serve notices”. .. given LL is Japan

My understanding is that
a) If you weren't given an address in E&W to serve notices you can't be forced to pay rent (!)
b) Address must be in England & Wales.. (I am aware of the issue as I live in Scotland - not England & Wales - but rent a house in England. Each year my Letting Agent puts my Scottish Address on the new tenancy for the one house I have in Englerland: I then point out it is probably in Agent's interest & mine if we use the Agents' office address. Of course I tell the tenants were I live, email IS & 'phone (in case they are unhappy with the Agent..._ but “serving notices” is a different matter.

I believe this is all to do with " [FONT=Arial, Helvetica]section 48 of the Landlord and Tenant Act 1987; namely, not giving an address in England and Wales for the service of documents on the Landlord[/FONT] "

See also
http://www.lettings-landlords.co.uk/info/sec_47_48.html

Hope that helps...

Artful

Hi,

Sorry to post again on this rather old thread! I have been looking at my tenancy agreement this morning (because of a completely different issue) and I just wanted to let you know that it states that all notices should be served to the landlord care of the letting agent at their local office.

:cool: :cool: :cool: :cool: :cool: :cool: :cool: :cool:

Mr_Matey

Hi Piggles,

If I were you I would:
1) See what's happened in your local market and what similar places are now worth. Let's say for argument's sake similar places go for £600 now.
2) Tell the agent you want a reduction of £50 accordingly
3) Show your job is secure and tell them you are willing to sign a 24-36 month contract for a reduction of £100 per month

Oh and demand the washing machine gets fixed.

Good luck!

btw I just negotiated a rent reduction too!

Piggles12345

Thanks Mr Matey!

-I will take a look at the local market and hope that there has been a general reduction in the rent prices around here!!
-If there has, I will put this to the letting agents.
-I have already given them proof that my job is secure, but I will give them more and tell them I am willing to sign a long contract, if the landlord will agree to this.

I might well wait and see what they say about a rent reduction before I start throwing my weight around vis-a-vis the washing machine!

And congratulations on your successful negotiation!!