Renting Tips - new guide feedback

G_M

Note the important distinction between your two posts....

posted by Smith 007
I think you will find it is no business of a landlord who a tenant chooses to stay in their HOME. Including the tenants sexual partners.

A friend or partner a tenant invites to stay, even for an extended time, is nothing to do with sub-letting (or lodging, providing the tenant does not accept rent payments from them).

If you clearly do not understand rental law and wish to have a say in your tenants private life, then can I suggest being a landlord is not for you?

It is truly bizarre how some landlords think they own their tenants.

loveandlight wrote: »

I think you will find you are in the wrong here Smith 007. It states in most tenancy contracts who has permission to live there. One of the reasons is to stop the property from being multilet/sublet without the landlord knowing. If you want the landlord to abide by the rules then its only fair the tenant does as well. Another reason why a landlord has to know who is living in their property is for insurance reasons and mortgage companies are strict as well.

franklee

06 When cleaning the property it needs to be done to the same standard as at the start of the tenancy and this should have been recorded on the check in inventory. For replacement of broken items apportionment should be taken into account, that is the LL can only charge pro-rata depending on the expected lifespan of the item.

15 Going onto a periodic tenancy removes the opportunity for the letting agent to charge a tenant renewal fees every 6-12 months.

19 If the property is vacant then fine but a a viewer shouldn't do that sort of intrusive inspection (looking in cupboards, flushing loos, running white goods and the heating etc) if there is a tenant in occupation without getting their permission first. Anyone trying that lot with me would bet booted out pronto however I'd be happy to answer questions or demonstrate.

22 A boiler can still fail in between the yearly gas checks so get a carbon monoxide detector.

25 Look out for a section 21 notice served early in the tenancy and make sure you fully understand what it means. Don't get fobbed of with it's just a precaution as it's still the only notice a LL needs to give the tenant and who knows if or when the LL may action it (if he wants to sell or move back in for example).

26 Read the water meter too.

27 Also ask how long will the property be available for. Moving is expensive so a tenant doesn't want to move into a home the LL really wants to sell. It's worth looking up the property on rightmove and Zoopla, is it listed for sale? Zoopla also has property history so worth checking if it's been for sale recently indicating an accidental landlord who may well try to sell again soon.

27 Also check the landlord has consent to let from his mortgage lender (either by getting consent on a residential mortgage or by having a BTL mortgage). If there is no consent the tenancy is not binding on the landlord's lender but is binding on the tenant.

32 When checking the move in inventory for errors the state of cleanliness should be also be recorded and the tenant should return the property in the same state. So no need to professionally clean somewhere that was grubby at the outset. The inventory should also cover the state of the garden which is often forgotten. So for example if it's knee deep in weeds the tenant should note that down too to save being changed for getting a pristine garden at the end.

43 Take snaps when viewing ... err not if there is still a tenant in residence. Anyone snapping my home will get shown the door. Remember as a viewer you are a guest in the incumbent tenant's home.

46 You can also get advice and practical help with enforcement from the tenancy relations officer (TRO) at your local council.

Smith_007

loveandlight wrote: »

I think you will find you are in the wrong here Smith 007. It states in most tenancy contracts who has permission to live there. One of the reasons is to stop the property from being multilet/sublet without the landlord knowing.

Repeat after me.

• A tenant inviting a friend/partner to stay, even for an extended period of time, is nothing to do with subletting. Simply put, no rent is paid to the tenant.

• A tenant inviting a friend/partner to stay, even for an extended period of time, does not mean somebody else is living there. Your own friends do not legally live at your home if you invite them over for a few months do they?

• A tenants friend/partner staying does not acquire some form of mythical 'squatters rights' anymore than your friends do in your own home.

• A tenant giving a friend/partner a key to enter their HOME is no business of the landlord.

Once again I am truly baffled why some landlords think that can have a say in a tenants private/sexual life, and clearly do not understand the implications of the tenants right of 'quiet enjoyment'. Do you think you own your tenants?

Farkle

Even if your tenancy agreement states you must deep clean or "professionally" clean the property at the end of the tenancy this is likely to be considered an unfair term.

All that is required of you as tenant is to return the property in a similar condition as when you took up occupation, less "wear & tear". The landlord can't stipulate how you must clean the property, that's up to you. All the landlord can insist upon is that it is cleaned to a certain standard.

flatlady

As a private landlord I wont use letting agencies as I consider their fees (especially 'tenant finding') somewhat over the top and that they act as a barrier to potential good tenants by the excessive charges they make to tenants for 'vetting'.
So I advertise directly and soon found that as a private landlord the likes of rightmove and zoopla wont accept adverts from private landlords!
So my message to potential tenants is don't just look on the big websites - I have used ads in shop windows. local papers, and most successfully 'gumtree' and 'pre loved' the two secondhand sites on the web.
Potential tenants have contacted me and told of charges of £300+ just to get on a letting agents books - personally I do vetting at my own cost and so far always had good tenants and never had to retain any deposit monies on departure. It's about building a good relationship of mutual trust between landlord and tenant.

whalster

You mention about asking for the cost of all letting agent fees throughout the tenancy however you need to mention other ways of finding a property ,I help run private landlord directory launched to help tenants and landlords connect totally free however we never hesitate to tell anyone wishing to save on letting agent fees that over half of the rental property in this country is let privately not through a letting agent and give them pointers toward Gumtree local shop advertising not to mention the many many local Facebook groups for tenants and landlords ,just type in landlord or landlord groups into Facebook and you will find these and saving the best while last word of mouth ask people you know who rent privately.
It is a good guide you have so far however I fist became addicted to MSE in 2006 when I followed instructions to reduce council tax banding so true to your roots please tell people how to save money rather than a list of useful information
Thanks

ronc01

Hi, am helping friends to rent their 5-bed detached home, as they're moving 'darn south' soon (probably into a small cupboard), with their respective jobs.

It's a fantastic stone built property on a small private estate in a spectacular location near woodland with views down the river -

Any advice/tips to do this privately, most welcome, especially any online sites?
Cheers

G_M

ronc01 wrote: »

Hi, am helping friends to rent their 5-bed detached home, as they're moving 'darn south' soon (probably into a small cupboard), with their respective jobs.

It's a fantastic stone built property on a small private estate in a spectacular location near woodland with views down the river -

Any advice/tips to do this privately, most welcome, especially any online sites?
Cheers

1) this thread is (was) for suggested additions to 'tips for tenants'.

Start a new thread!

2) Tenancies in Eng/Wales: Guides for landlords and tenants

jamie11

matchmade wrote: »

There's also a common perception that "rents are too high" and "you're just paying the landlord's mortgage", but in reality, most landlords make about 5% gross, which barely covers their mortgage interest and admin and maintenance costs.

It's a fantastic way to build a large pot for your eventual retirement the figure of 5% gross is very low. Most owners would not invest at less than 8 to 10% return. I have one property that returns me a fantastic 70% pa on it's purchase price, but it was bought many years ago. another one gives me a measly 3% pa. The best rule of thumb I know is that once you have bought them then you never sell until such time as you wish to realise your whole portfolio, then live happily ever after on the proceeds. (if you run out of money after all the cruises then claim benefits)

ronc01

G_M wrote: »

1) this thread is (was) for suggested additions to 'tips for tenants'.
Start a new thread!

Ok, Thanks for the heads up, thing is I can't find the correct area to post my query on?

Thanks for the link.