Rent rise .. and maintainance .. Any LL there please . Really need some advice

mandi

Hi

My LL wants to increase my rent again this year to reflect current market levels .

I have been in the property for 10 years , and over time appliances in the kitchen have had to be replaced, to cut a long story short ,I now have a Brown ( broken ) extractor fan , white hob , & silver oven .

The boiler was replaced 2 years ago , and I have problems with error messages, because the pipes where not replaced at the time the boiler was fitted .
The back door is rotten , as are the fences in the rear garden. there are also some minor things which I have advised them of numerus times & they have choosen to ignore .

The question I would like to ask please is , If I moved out of the property, they would be unable to let it to a new tennant as it stands , but they have repetedly advised me they will not do any cosmetic work ie match the kitchen appliances , paint the exterior of the property inc the fences ( my tenancy agreement says the are responsible for external maintainance ) If the boiler doesnt work I wait days before its fixed, but the cause of the problem still remains .So I really dont think they can ask for the current market value in rent , or am I wrong ?

What would you advice be please . I like the area, and dont want to move.


Thanks for reading .

Fire_Fox

Have you reported any of the issues to the landlord in writing? Don't report non-matching appliances, that's your choice to do when you own your own home.

Julie_C

Rents are falling, have you looked to see what other houses are available in your area? I would tell you landlord that you will move if the rent goes up. It's a hassle but that's what we did and the landlord was left with an empty property for a few months.

mandi

Thanks for the replies,

Fire Fox , the LL replaced the appliances , The origional kitchen was brown , the gas hob failed ,and was replaced with an electric white one , and when the oven broke , the only replacement the electrician could get was a silver one , They have repetedly been told ,the last time was Wednesday last week . Might be worth a letter though .

Julie im seriously considering telling them I wont pay the increase unless the update kitchen and sort out the various problems . Ive told them dozens of times & im always fobbed off , maybe now that the rent is an issue , they may do something . I just dont see how they can justify an increase

PROFESSIONAL_LANDLORD

If you were my tenant of 10 years I would be at your door tomorrow morning with a new oven, hob, etc, your appliances probably work ok but, YOUR the one that's got to look at that nonsense.

All you can do is to write and list EVERYTHING, maybe when the LL digests it, they'll wise up and consider the huge cost implications if you walk.

Ask the LL if they have any other properties in the same area as the state of the property is making you depressed.

mandi

PROFESSIONAL_LANDLORD wrote: »

If you were my tenant of 10 years I would be at your door tomorrow morning with a new oven, hob, etc, your appliances probably work ok but, YOUR the one that's got to look at that nonsense.

All you can do is to write and list EVERYTHING, maybe when the LL digests it, they'll wise up and consider the huge cost implications if you walk.

Ask the LL if they have any other properties in the same area as the state of the property is making you depressed.

Thank you Professional

I wish you where my LL . They just wont spend any money unless they really have to , and your right it is getting me down , because I have just redecorated the kitchen .

The area I live in is quite affluent , and the exterior, makes me look like the poor relative .

I will take you advice & draft a letter tommorrow , what should I do about the increase ?? The letter said it starts rommorrow .
I did call them telling them about the issues when it arrived a month ago , saying I wouldnt consider paying it unless the issues where addressed . It took them till last Wednesday to return the call , the matter is still unresolved .

silvercar

Rent can only be increased once annually be serving the correct notice (section 13) or by issueing a new contract. If you don't agree with the rent increase via a section 13 it contains instructions on how to appeal it. If you don't want to sign an increased rent with a new AST you tell the landlord and he decides whether to accept the lower rent or to serve you notice to end the tenancy.

You really need to decide whether you want to stay in the property or to find somewhere with a more reliable landlord.

BitterAndTwisted

Matching kitchen appliances are an irrelevance as long as they are working. Just stick to the essentials like the market rents in your area, the state of the rotten door and the boiler. If the landlord is responsible for the exterior of the building you're just wasting your time even mentioning the exterior paintwork and fencing: it's their call whether they address these or not.

PROFESSIONAL_LANDLORD

It would be wrong for me to advise you not to pay the increase without knowing the market rent for your property, and the availability of other properties in you area. Although no matter what the level of rent is the LL still has a duty to carry out your repairs timeously.

Have you looked for another property in the same area? how does this new rent compare with similar properties, in your area?

bitsandpieces

LL isn't obliged to keep the place in good cosmetic condition, and if it's in a desirable area it's likely they could find new tenants even if cosmetic condition is poor - but they wouldn't generally get top dollar for it, unless very lucky. See what other places in the area are renting for, and then - if you want to go ahead - argue that LL should make these repairs or reduce the rent: if LL is charging as much as places in better condition in as good a location, they're charging over the odds and you could get a better deal elsewhere. Also, by having you as a long-term tenant LL keeps stability and avoids marketing fees.

Be aware that LLL may just serve you notice to leave. Be prepared to move, if you have to.

PROFESSIONAL_LANDLORD

"Matching kitchen appliances are an irrelevance as long as they are working."


They where matching when the tenant took on the property, would mandi have taken the property if the appliances where a mixture of 'liquorice allsorts' ? she's clearly unhappy with her kitchen thanks to her DUMB LL don't forget this is a paying tenant who has lived there for ten years.