rent advice

tbs624

She should try talking direct to the LL. ( 4 quid to obtain details from Land Registry)

Many LLs are unaware of exactly how their LA behaves towards their Ts. If you've been reliable Ts then a LL is not going to want to lose you and start over with a new set of Ts who are an unknown quantity, unless the LAs already have potential Ts lined up who would be prepared to pay that new rent. Many LAs push LLs to "up" the rent because obviously their percentage commission rises accordingly Note that the LL will usually also get whacked for that same level of admin fee for renewal.

They should gather rent info on similar empty properties to back up their argument that the increase is too great and perhaps talk to the LL about continuing under a stat periodic ( no admin fees) Alternatively they could negotiate on th eincrease in return for signing up to that Fxed Term.

Note that if the agreement runs on to a stat periodic and a S13 Notice is served then the Ts can apply to the local Rent Assessment Committee for the increase to be examined

princesslizzie

The tenant is me; just a quick one. The landlord owns the agency so can't go through them

I looked for a place to live for 6 weeks so am really panicking.

BitterAndTwisted

Which areas of London had you been looking in?

Whatever happens, you don't have to re-sign this agreement at the higher rent and you won't have to leave until the landlord issues you with a Section 21 Notice and applies to the court for possession.

Meanwhile you and your flatmate have to decide whether you are going to try and negotiate or find somewhere else. If you're both under 35 why don't you consider finding an existing houseshare together to join? That could bring the monthly rent down a fair bit for each of you depending on where it is.

G_M

My advice would be NOT to respond and get into dialogue yet. Stall.

If there is mounting pressure from the LL/agent, then find ways to stall further:
" I'm reviewing rents locally and will respond shortly" Then do nothing.
"I'm expecting a promotion - when I get this confirmed I'll have a better idea of my finance and will respond then". Then wait.
"I've lost the tenancy agreement you sent"

Wait till Feb 14th. You then have your periodic tenancy at the old rent and with no Admin Fee.

The LL/agent then has to decide how far to go and whether to risk an expensive few months with NO rent by evicting you or not. If he does issue a S21, you do not need to allow prospective tenants in to look round.

But meanwhile, start researching for alternative properties so you have choices lined up next year.

An alternative approach IS to negotiate, by
a) showing what local rents are (send links to similar properties) and offering, say £30 per month instead of £50 per week extra
b) offering £10 for the Admin fee - or saying you'd prefer to move to Periodic and thereby save the Admin Fee which would give you the resources to accept a rent increase after that

property.advert

I'd stall until you are in a periodic tenancy which automatically throws the ball back in their court.

If you are unsure whether they may try to market the property and invite people in when you are out then take advice on whether you can change the locks. I would in any case, and change back when I moved out.

As stated, a void equals many months of increased rent.

If you do wish to negotiate later, and they have implicitly said they will serve a S21 notice, then you could ask for heating, repairs etc. to be carried out to your satisfaction before paying a higher rent.

Personally I'd move out but would have stalled and stalled. However, playing this game you run the risk of needing another deposit for the new place and advance rental before you get back your deposit from the old place. You may well find yourself caught with an overlap as well and you need to know what the actual costs of managing that really is and compare it to a negotiated higher rent.

clutton_2

the agent needs to send you a Section 13 notice of his intention to increase the rent.. ignore it and do nothing

frankie1star

thank you all so much for your helpful advice, what is imperative in this instance if the girls move they might not find something suitable by the time the tenancy ends, so do they have a right to stay until they find somewhere?

princesslizzie

Does anyone think if we don't resign the tenancy they will just change the locks anyway?

Thanks for all the advice.

We are happy to move and find somewhere cheaper - in fact down the road, a friend is paying £100 less than us at the moment. But its the timescale, with Christmas and my flatmate heads off home to Switzerland for 2 weeks.

There is one thing we COULD do, is re-sign the tenancy & get it in the writing that we can get replacements for the flat if we wanted to.

The areas we are looking are zone 2 (I have to be near enough to my job) around North & East London; Finsbury Park, Holloway, Camden, Tufnell Park, Arsenal etc. With a budget each of £600 plus bills a month, and yes we potentially have a 3rd housemate to go in with us too.

G_M

princesslizzie wrote: »

Does anyone think if we don't resign the tenancy they will just change the locks anyway?
If they did this you go to the police. Illegal eviction is a criminal offence. Only a court order can force you to leave.
Thanks for all the advice.

We are happy to move and find somewhere cheaper - in fact down the road, a friend is paying £100 less than us at the moment. But its the timescale, with Christmas and my flatmate heads off home to Switzerland for 2 weeks.
This could be a bargaining tool if you choose to negotiate - show your LL/agent a copy of their tenancy agreement

There is one thing we COULD do, is re-sign the tenancy & get it in the writing that we can get replacements for the flat if we wanted to.
No. Messy. Whoever you find still has to be acceptable to the LL/pass their vetting etc, and then a Deed is required to change the names on the tenancy otherwise you remain responsible even after you leave. Do NOT do this.

The areas we are looking are zone 2 (I have to be near enough to my job) around North & East London; Finsbury Park, Holloway, Camden, Tufnell Park, Arsenal etc. With a budget each of £600 plus bills a month, and yes we potentially have a 3rd housemate to go in with us too.

Protection from Eviction Act 1977

£400 fine or 6 months inside!

BitterAndTwisted

princesslizzie wrote: »

The areas we are looking are zone 2 (I have to be near enough to my job) around North & East London; Finsbury Park, Holloway, Camden, Tufnell Park, Arsenal etc. With a budget each of £600 plus bills a month, and yes we potentially have a 3rd housemate to go in with us too.

Have look at places very slightly further out. Like maybe Southgate (Piccadilly Line 10 minutes to Fins Pk), Highbury (Highbury & Islington tube on Victoria Line), Archway or even Walthamstow which will get you to Oxford Circus in 25 minutes.

A budget of £600 a month each should get you somewhere decent.