Extending a rental period

kazzymac_2

Just want some advice really. We moved into the rented property in April 2010 and everything has been fine on both sides. After the 12 months we let the contract roll over as we were awaiting 6th form places and may have needed to move. The children got into the local 6th form so we wanted to settle there for the next 2 years until they finish A levels and we love living there. I approached the letting agent who has said that they agree to the 2 year contract but have now decided to up the rent by £100 each month with effect from November. Do you think that is fair in the climate at the moment? They had not mentioned a rent increase at all until today and this does make the rent on this property top end price. I would appreciate some thoughts on this please. Thanks.

DannyboyMidlands

Fair doesn't really come into it I'm afraid. They can propose a rent increase and you can take it or leave it. If an extra £100 now makes it a top end price I'd be tempted to leave (or at least let the LL think that) or negotiate.

kazzymac_2

Thanks Danny for your reply. It's food for thought as when we started renting the property back in April 2010 it was up for the amount that they are now proposing and they couldn't rent it out for that. So negotiations are the way forward I guess.

DannyboyMidlands

Also I don't think that they can up your rent with effect from November anyway. Until a new contract is in force you are still bound by the terms of the old one.

Personally I'd try to deal with the LL direct. Sell your offer as £25 extra per month, no chance of void periods for 2 years and a tenant they know is trustworthy.

kazzymac_2

I might try that actually as they seemed quite amicable. I'm not sure that the letting agent are just trying it on a bit. Thanks.

DannyboyMidlands

You're dead right. Letting agents will try to churn stuff over in order to generate another load of fees. Often the actual LL is annoyed that they're risking good, solid tenants in order to do this. Deal with the LL if you can.

klolav

DannyboyMidlands wrote: »

Also I don't think that they can up your rent with effect from November anyway. Until a new contract is in force you are still bound by the terms of the old one.

Personally I'd try to deal with the LL direct. Sell your offer as £25 extra per month, no chance of void periods for 2 years and a tenant they know is trustworthy.

I think thats great advice. I let a property out and are happy taking less than I could achieve to know that the tenents are lovely people, look after the property and pay on time each month. Most LL would take knowing that you are decent tenents that guarantee the payment each month over the extra payments. I too would offer £25 each month, and say that is up to the top of your budget. A bit of fear factor never goes amiss. The worst they can do is say pay it or leave, so you are in no worse a position!
Good luck

jjlandlord

DannyboyMidlands wrote: »

Also I don't think that they can up your rent with effect from November anyway. Until a new contract is in force you are still bound by the terms of the old one.

No. OP said that tenancy is now periodic, so LL can increase the rent by serving a section 13 notice (I'am assuming AST in England or Wales).
As long as new rent is in line with the local market there is nothing T can do apart from ending the tenancy and moving.

kazzymac_2

klolav wrote: »

I think thats great advice. I let a property out and are happy taking less than I could achieve to know that the tenents are lovely people, look after the property and pay on time each month. Most LL would take knowing that you are decent tenents that guarantee the payment each month over the extra payments. I too would offer £25 each month, and say that is up to the top of your budget. A bit of fear factor never goes amiss. The worst they can do is say pay it or leave, so you are in no worse a position!
Good luck

It does sound like good advice! Like I said there has been no problems on either side so we should be able to come to an agreement. Fingers crossed they will be ok and not ask us to leave!:rotfl:

kazzymac_2

jjlandlord wrote: »

No. OP said that tenancy is now periodic, so LL can increase the rent by serving a section 13 notice (I'am assuming AST in England or Wales).
As long as new rent is in line with the local market there is nothing T can do apart from ending the tenancy and moving.

Yes it is a AST in England. No section 13 notice has been served, a letter has come out in the post informing me of the proposed increase. If we do sign a new contract does this overide the need for a section 13 notice?

DannyboyMidlands

jjlandlord wrote: »

No. OP said that tenancy is now periodic, so LL can increase the rent by serving a section 13 notice (I'am assuming AST in England or Wales).
As long as new rent is in line with the local market there is nothing T can do apart from ending the tenancy and moving.

It didn't sound like that had been done. More like the agent said "oh, right, another 2 years, that'll be another £100pcm please".