Soon to be landlord.

zzzLazyDaisy

I was once a tenant of someone who rented out their 'precious house' when they moved away for work.

AARRRRGGGHHHHHH! Never again! They just didn't 'get' that it was MY home, not theirs!

Among the many things they did were to inform me that I couldn't leave a key with my neighbour to feed my cat when I was away; that when I left the house unoccupied while I was in hospital this was unacceptable, and that the next time I was going to be away I must notify them so the sister-in-law could call round and check the house in my absence... she had a key and one day I came home to find her sitting in the house waiting for me, having a cup of tea :eek:

The crunch came when I came in from work one day to find a note on the kitchen side after three months saying they didn't think I was looking after the garden well enough and telling me to leave at the end of the month.

Yes I know I could have dug my heels in and stuck it out for 6 months, but honestly, I was glad to go.

OP, once you rent this house out, it the the TENANTS' home, not yours. If they don't use the extractor fan, or spill something on the carpet, or the child scribbles marker pen on your bespoke furniture, and the lawn looks like a jungle, it is just tough. The only thing your are entitled to expect is that they will leave the house as they found it, and that the deposit will cover any damage caused by them being there (but not normal wear and tear). Are you ready for that?

tbs624

bee78 wrote: »

Well it does have 4 bedrooms, the description does say we are using the 4 th bedroom as a study. But I didn't anticipate that someone would actually want to use the 4 th room as a bedroom. I thought the study was the selling point as far as letting goes.....I guess I am wrong here. and I haven't a got clue on what to do.

Forget what you are currently using the rooms for - if you want to let unfurnished and to appeal to a maximum number of potential Ts then the rooms have to have some flexibility in their potential use.

Some families really aren't fussed about having a dedicated study and would probably simply go for a cheaper 3 bedded rental if they didn't need a fourth bedroom.

Try to focus your "home thoughts" on your new abode and keep in mind the benefits of letting the current one out.

Werdnal

You are marketing the place as a 4 bed, but even though your ad states you are currently using 4th room as a study, that does not indicate that it is a fully fitted, dedicated study with bespoke and difficult to remove fittings.

As you are advertising the let unfurnished, if I was looking for a 4th bedroom, I would just assume your study furniture would be going with you when you move out. I would echo the other responses, to get the furniture carefully removed (don't leave it to the tenant to pull out and store it as they may not value it as much as you do), and then you can genuinely say its a 4 bed.

TBH, only people looking for a 4 bed house are likely to look at your property and be prepared to pay the additional rent to get the extra bedroom, so making it practically unusable as a bedroom is only going to hamper you finding tenants.

motherofstudents

Well, we had quite a few viewings to start with, the man from Liverpool, he decided against it in the end. A woman who was going to look at another one and never got back to us. Then a man from Paris who was coming to work over here. A couple who had sold their house and were renovating another....and maybe another one or two I can't remember.

Then we had a few weeks with no viewings at all. Then we had a sudden rush of viewing and two applications. One only wanted it for 6 months and not longer so we went with the other who wants it long term and has signed up for 12 months.

I would say take the study furniture out and let it as 4 bedrooms, otherwise I don't think you will get the rent you want. Just remember it is basically a box. You really would have to have the tenant from hell to do so much damage that there would be nothing left of the house when you want it back ! Yes, there will be some damage but you can put it right. You have a deposit, just make sure you have a thorough inventory and then stop worrying. It will be fine.

GDB2222

bee78 wrote: »

I did think initially that rent was a bit high, but when I looked at price comparison report by the agent, i think it is just below market value. I guess if this couple comes back, I could maybe reduce some££, off the rent in exchange of the study being where it is....oh I don't know, I suppose I can't have it all...lower rent or move study.....I know which one my hubby would choose though...:cool:


I am worried now about not finding a good tenant at all.....on top of all my other fears of being a landlord....:(


I will update soon, if there is any news......

Take my advice as a LL, a decent tenant is worth a great deal more than £50 a month or so.

Oh, and the other advice is that families with lots of children tend to be hard on a house. OTOH, if you want the rent for a 4 bedder, you're probably going to be looking at renting to quite a large family.

franklee

If you are letting an unfurnished family house, which this four bedroom detached clearly is, then you will likely get tenants who are a family and who have their own furniture. It isn't a starter home. If the tenants have their own furniture they will want that stored in the property in preference to your office furniture. So even if they only need three beds they could well want the fourth bedroom for their own storage. A built in office might be nice to have but it's not something I see many tenants wanting to pay for.

Also the garden seemed to be split in half with a path and hedging, whereas a family home would want to use the lawn for playing football and the like.

However losing otherwise good tenants for these issues may cost more than removing or restoring the items as 900pcm of missed rent adds up quite fast. Plus you really want a pick of tenants so you can make sure they're good ones so any you alienate reduces your choice.

Apart from that the house looks clean, neutral and well presented so if that type of property is in demand at that price (no idea of your areas so can't comment on if that's competitive) then it should go fast. You may not attract long term tenants unless you can give reassurances you've consent to let and it'll be available long term as the furnishings have accidental landlord stamped all over them.

silvercar

Also the garden seemed to be split in half with a path and hedging, whereas a family home would want to use the lawn for playing football and the like.

I noticed this and it confused me. I thought maybe the far side belonged to the other house.

You may find you have to make a choice, accept a lower rent and keep the office furniture but have the "benefit" of a smaller family renting it, or remove the furniture and rent to a larger family for a slightly higher income - but accept that more kids in a home is greater wear and tear.

Dave101t

im just about to let my house, via a lettings agent on full management. fully furnished tho if they want to bring their own, id say to store mine in an unused room. unreasonable?
im not panicking yet but i am moving abroad so wont be around to check on it myself. good luck to you.

bee78

Hello, just an update.

Yes the couple who viewed loved the house, and apparently they liked me alot!!!!!!:rotfl:

Well anyway, the fourth bedroom is an issue. But it looks there might be a solution. I have asked my agent to let them know they could have it for£ 900 PCM, and they could for the time being use the downstairs room as a bedroom,which is at the moment being used as a toy room, as a bedroom. And after 18 months, once we know that they are good tenants, and they want it for longer term, we could move the study downstairs for them. Fingers crossed they might just agree...they are a nice couple, who knows what they are looking for.

And regarding wear and tear, pls go easy on me....I am trying to get my head around it. I will not disturb my tenants..... And interrupt their lives......we are trying our best to see this as a business proposition, it takes time and effort....with all the advice from you guys....I am changing my outlook on this...so pls go easy on me. I might rant....and ramble..but I am sane... And I have got people skills
.....:cool:


Well anyway, thanks for listening, will update if anything else happen

GDB2222

Can I make a suggestion - get a quote for moving the study downstairs and making good. It may not be that much, and it's a much better solution.