Tenants asking for rent discount

pizzarelli7348

Hi there,

got new tenants in a 2 bed flat at the beginning of june and since then several things have gone wrong.
Boiler had to be replaced, washing machine and fridge broke down ( replaced them too) and then yesterday got a text saying oven blowing out cold air ( probably heating element so going to fix that tomorrow).

Tenant has asked for rent reduction as they have had to take time off work to be there when the work has had to be carried out ( even if I have been there as well and told them their presence was not necessary) and because the fridge and washing machine are not integrated anymore but just plain white. Also the tenant complained the fridge we have bought has not enough freezer space ( he said the old one was 50% fridge and 50% freezer and this one is 70% fridge and 30% freezer).

All the repairs has taken 2 to 5 days to be carried out and same for new appliances to be delivered.

What should I tell them about rent reduction? Should I be suspicious of these tenants?

thesaint

Say no to the rent reduction.

Say these things happen, and if they aren't happy then they are welcome to leave before the end of the fixed term of their contract, as long as they give you at least a months notice.

pogg000

You have repaired things in a timely manor as you promised to do, where do they think they have the right for any sort of discount.

19lottie82

I'd say no too. From the sounds of it you have fixed these things promptly, and you are no under no obligation to fix the fridge, washing machine or cooker, unless specifically stated in the rental contract.

Most people would love a landlord like you. Your tenant sounds very naïve, or a total chancer.

quidsy

I'd say it is fair enough, I would not allow my landlord to be alone in a property I legally rent to carry out repairs & would expect to be compensated for any time off if it cost me holiday days or in the case of being self employed, actual money earned.

As for things no longer being intergrated, again, they took the flat with intergrated appliances, you have not replaced like for like so yes, they should be compesated as this is not what they agreed when they rented. Without seeing the kitchen this could have an effect on the overall "look" of the kitchen.

An old landlord told me he had aorderd to replac the broken washer/dryer with just a washer, I told him it wasn't like for like & that I needed the dryer too, so he changed the order.

19lottie82

quidsy wrote: »

I'd say it is fair enough, I would not allow my landlord to be alone in a property I legally rent to carry out repairs & would expect to be compensated for any time off if it cost me holiday days or in the case of being self employed, actual money earned.

As for things no longer being intergrated, again, they took the flat with intergrated appliances, you have not replaced like for like so yes, they should be compesated as this is not what they agreed when they rented. Without seeing the kitchen this could have an effect on the overall "look" of the kitchen.

An old landlord told me he had aorderd to replac the broken washer/dryer with just a washer, I told him it wasn't like for like & that I needed the dryer too, so he changed the order.

The LL is under no obligation to maintain or replace "white goods", unless specifically stated in the tenancy agreement, which it usually isn't.

Also, compensation for time off to wait in for repairmen? This isn't due to any form of negligence from the LL, and it would still happen if the T owned his own home. That's life. No compo due here.

MartynK

If the repairs took quite a while I could see a rent reduction being valid.

But, seeing as the white goods aren't required repairs and you have done anyway that's great.

Its their choice to take the time off for the repairs. They are lucky that the LL is willing to be at the property while repairs are carried out.
I too wouldn't be keen for a tradesman and my LL to be in the property we rent when I was at work. But I wouldn't expect to get rent reduction just because I'm worried something might happen.


Maybe home owners should apply to HMRC for tax deductions because they had to stay in during the morning to get the boiler repaired..........

ognum

How long have they signed for and do you want them to stay and do they want to stay?

If they are good tenants who pay on time and take care of the property I would probably make a good will one off payment of £100. However if I want them to go then I would not.

As a tenant I would not want someone else in my home but I do have tenants who happily allow me in when they are not there and also leave tea and coffee out for me to help myself.

I do think you have done all you can so it's really your choice.

quidsy

unless specifically stated in the tenancy agreement

Op should clarify.

I always ensured this is a clause in every agreement I make, to prevent slum landlords from trying to rip me off. If it is advertised for rent with white goods & I view witha certain quality of goods, then I expect like for like replacements when necessary through out the whole tenency.

And yes, compensation for time off. If the LL rents somewhere in june & the boiler needs replacing by Septembe then the boiler was broken down already & should have been replaced before new tenants were placed. If the tenent owned the property then they would take that risk but someone else owns the property & the tenant has to suffer financially for the LL's lack of responsibilty. Not the tenents fault at all.

Guest101

I disagree with the concensus on this one.

The Tenants have been prompt to report problems. Op, as the LL, would you have trusted the tenant to supervise work in your home?

If you supplied the property as including white goods and so forth, and those formed part of the rent. IE the tenant couldve rented a similar house/flat without white good cheaper. Then you should be (not necessarily are, as other have said it depends on what your contract says) responsible for repairing, or replacing them.

These goods will last you longer than the tenants will probably be in the property, and are an investment for you.

That said, you have been diligent in replacing them, and if they are not like for like, but similar, then I would say that's fine. You have still supplied freezer space, and the tenant is free to put his own in if he chooses.

I would say a small reduction (i believe energy suppliers pay £22 per day, if appointment is missed) would be appropriate; especially if they are potentially good tenants who will remain a while, and you'll avoid unneccessary void periods.

Dont forget, when time comes to leave, they may well not allow viewings, and you'll lose more in a void period after they've gone, then you will now.

Guest101

19lottie82 wrote: »

The LL is under no obligation to maintain or replace "white goods", unless specifically stated in the tenancy agreement, which it usually isn't.

Also, compensation for time off to wait in for repairmen? This isn't due to any form of negligence from the LL, and it would still happen if the T owned his own home. That's life. No compo due here.

Yes but if the tenant owned his own home, they would have also chosen their own goods, and they would/could have arranged alternate days times more convenient for themselves.