rent advice

princesslizzie

They have offered us 682 or to find somewhere else. And want us to make a decision this week. Help!

princesslizzie

BitterAndTwisted wrote: »

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.

Hi there,

Yes Fins Park or Highbury would be perfect as would Archway but the other areas are too far out, I work in events so need to be often at work before 8 and we spend a lot of time out at the weekends so at the moment we save money by getting the night bus & not getting cabs. Looking at Hackney too but Islington borough has cheaper council tax compared to Islington. Plus I have a Zone 2 annual season ticket.

BitterAndTwisted

Do not be bullied by these a-holes into giving them your decision! You don't have to. Meanwhile garner all the evidence you can get hold of to prove that their demand for this increased rent is unreasonable.

If you can delay things until February, do so.

You have a lot more power than you think you do.

Night buses run all over the place. The N73 runs through Islington up to Walthamstow via Seven Sisters, Tottenham Hale and Blackhorse Road. The reduced cost of rent up there would pay for an extension to Zone 3 on your oyster. Where I live you could rent a three bedroomed house for £1200 a month.

BitterAndTwisted

Have you popped your current post-code into Rightmove and checked what the cheapest properties are currently being rented for?

I've just found a two-bedroomed flat within a couple of minutes walk from Archway tube for £250 a week on there available from early February

frankie1star

my daughter forgot to mention, that the ll/agent has threatened to withold their deposits if they dont agree, but I understand this is held in the 'deposit' scheme, so I dont think they can do that, can they?

BitterAndTwisted

If course they can't! If they had a mind to, they could be as obstructive and as dilatory as they felt like. They should check with the deposit-protection scheme to ensure that it really has been protected. Have they actually put this nasty threat in writing?

They absolutely should expend all of their efforts into garnering all the evidence they need to prove that this proposed rent-increase is unreasonable. Or find somewhere else. Worrying and being deflected by their threats isn't going to solve the problem.

I suspect that the agent is capitalising on their youth and inexperience in order to bully them.

frankie1star

thank you I do agree with you, and they will look to move, but its the time factor.

BitterAndTwisted wrote: »

If course they can't! If they had a mind to, they could be as obstructive and as dilatory as they felt like. They should check with the deposit-protection scheme to ensure that it really has been protected. Have they actually put this nasty threat in writing?

They absolutely should expend all of their efforts into garnering all the evidence they need to prove that this proposed rent-increase is unreasonable. Or find somewhere else. Worrying and being deflected by their threats isn't going to solve the problem.

I suspect that the agent is capitalising on their youth and inexperience in order to bully them.

BitterAndTwisted

There is no pressing time-factor. They don't have to signify their intentions to the landlord or the agent. There are plenty of properties for rent around the time their fixed-term ends and for less rent than they are paying now. Even if they declined to sign another fixed-term in February and went onto a periodic tenancy they would just have to give the LL one month's notice. In the meantime your daughter should tell the agent that they have not reached a decision yet, that there is plenty of time before the fixed-term ends and that they will notify the agent of their decision when they have made one.

What would serve the landlord right is that they tell them that they will be moving out at the end of their fixed-term a day or two before the last day of their current tenancy. Hey presto! No tenant, no rent and a guaranteed void-period.

princesslizzie

Here are the emails:

Dear Tenants

Your tenancy is due to expire on 14th February 2012.

If you wish to extend your tenancy, your rent will increase by £50 per week, bringing your monthly rental to £1408.33. This may sound a huge increase but actually we are advised that the current rent for similar properties are £340 - £345 per week.

Please note, as per your contract, there is an administration fee of £150 payable for the renewal.

Could you please advise as soon as possible, as your deposit will need to be re-registered with ‘My Deposits’, your landlords tenancy deposit scheme, as required by law.

Could you please confirm by email whether or not you wish to renew your tenancy for another year.


Kind regards
Administrator

We are very sorry that you feel the increase is extortionate. The explanation is very simple.

The Landlord allowed the tenancy to be extended previously on a very low rent, that effectively compares with one bedroom flats in the area. The comparatives that we have are clear and verifiable, with other properties let in the street and surrounding area, as well as by concrete valuations from local estate agents.

In fact, local agents have provided us with figures for rentals at higher that the increase we have proposed.

Ultimately, the rental increase you feel is so high, is only by way of the fact that you have been paying a very low rent comparative to other rentals in the area.

We cannot understand your complaint about a freezing flat. The property is centrally heated and is of the same construction ie Victorian, in a conservation area like the surrounding streets. We cannot be blamed for this, in fact, we have never had a complaint in this respect from any one tenant since we bought the property seven years ago.

We wish to emphasise that we are not trying to be difficult and we feel that we have offered a fair and reasonable market rent and, by the comparative properties in the area, certainly discounted. The comparative that you provide does not make sense as the weekly rent for the property above yours is far higher that you are paying and for three people sharing – coupled with the fact that their tenancy is nearly one year old.

In respect of your comments on maintenance requirements, you will appreciate that wear and tear are part and parcel of living in a flat. Irrespective of who lives in the flat we are bound to undertake any making good or repairs as required and as appropriate.

As a gesture of goodwill, and assuming you wish to stay on, we will accept to reduce the weekly rent to £315 per week – but no lower.

If this is unacceptable to you, we are more than happy to give you very good references to assist in your moving to a new property.

Further to your email, we can confirm as follows:

1. You will need to decide now whether you wish to stay or expire your tenancy.

If you are having immediate problems with this, we are happy to allow you to roll-over the contract until such time you are happy to provide us with no less than 2 months notice. On this basis, however, the rollover can only take place providing the increase in rent is applied until such time. This could be from one month to whatever period you feel comfortable with.

2. We can confirm, as stated previously, that you are, in fact, getting a discounted rent. All our properties are local, and therefore we would not be able to match the existing rent at any of our properties as they are all more expensive.

For you to consider paying a cheaper rent, you would have to move to an entirely different area. Unfortunately, we cannot help on this.

3. We can confirm that your deposit is registered as required by law and is absolutely safe.

Please refer to our previous email.

We have bent over backwards trying to be generous and receptive.

We cannot add anymore to what has been clearly conveyed, and we cannot be more transparent, therefore, it is probably best that you expire your tenancy and find yourselves a cheaper flat.

Kindly confirm as soon as possible.

Regards

Omega Properties
1b Murray Street
London NW1 9RE

Happy to name them at this point

property.advert

Stop emailing them. You are creating a rod for your own back by emailing them to and fro with highly emotive language and little or no knowledge.

You need to obfuscate them with silence. The minimum you will receive is a properly executed S21 which will give you two months from the date of issue. There is absolutely nothing they can do to get you out more quickly. As mentioned, you do not have to assist with viewings.

In the meanwhile, check that your deposit is registered. If it is not, then they are on a very sticky wicket. You can ask or search on here for remedies for that.

Don't give them any more ammunition and stop the email exchanges, however high the emotions. You have all the advice you need in this thread so please use it whilst looking for properties which will be available in the two months following the end of your tenancy.