Advice please re rent increase

Pixie5740

goldwrapped wrote: »

Thanks again:)
So ... If we decide to ignore the snotty email we received today, and get served with a S21, am I correct in thinking that they would still have to send bailiffs in to evict us after the 2 months are up?

If you were served a valid Section 21 and didn't move out at the end of the notice period then your LL would have to go to court to get an eviction notice. If you still don't move out the LL will either need to get bailiffs to physically remove you from the property. You would be liable for the court costs plus the cost of the bailiffs.

As you have a periodic tenancy you're not that protected at all.

G_M

Pixie5740 wrote: »

If you were served a valid Section 21 and didn't move out at the end of the notice period then your LL would have to go to court to get an eviction notice. If you still don't move out the LL will either need to get bailiffs to physically remove you from the property. You would be liable for the court costs plus the cost of the bailiffs.

This whole process could take 3 - 5 months.

Am reading G_Ms excellent fact sheets on the subject but I'm still not sure if the clause in the TA protects us at all

1) it does not protect you from eviction. The LL does not need to give any reason to serve a S21 and evict, though as stated already
a) that process costs the LL money and
b) takes time

2) I admit my linked post does not make clear if a LL can serve a S13 notice to increase rent where there is a contractual clause on rent increases in the agreement. On reflection, I believe the statutory process (S13) would override the contractual clause.

waveneygnome

The key thing is though, is your current rent too cheap for the property/area?

With the 18% increase, does it bring it into line with other properties? Or will it still be cheap?

There is no point cutting off your nose to spite your face.

I rent out properties. I have 1 tenant who pays £400 pcm for a property I know I can achieve £600 pcm for. If I put his rent up 25% to £500 pcm.....he is still getting it cheap compared to the market.

(FYI I don't plan on increasing the rent - just an example - he is an excellent tenant, keeps the place better than my own house, and never misses a payment)

goldwrapped

It's difficult to say if it's cheap to be honest. It's quite unique and comparisons are difficult.
It's a big house but the LL hasn't spent a penny on it in years. It has whopping running costs (over £1000 pcm with council tax, electricity, water and oil as it's so inefficient). The front gate is so rotten it's fallen off its hinges and the dog escapes on a daily basis, despite us paying a pet fee.
We keep the place immaculate-weekly cleaner and gardener/handyman carries out basic low-cost repairs at our expense.
We have put up with a massive construction site - demolition of a unit & construction of 9 properties- directly adjacent to the property since May last year and have responded to the LLs many requests for info and photographs since it started.
We've had dozens of bailiff visits for the last tenants.
The agents haven't turned up for property inspections that they've booked and confirmed in writing, and then turned up unannounced.
All of this we've highlighted to the LL via the agent (I do wonder if they've disclosed everthing on the list!) but they say he just doesn't care - he wants his 18%. I know that he was keen to sell before we moved in and wonder if that is the underlying reason for this rent hike.
We haven't contacted the LL directly yet, but I fear antagonising him further.
I'm so upset by his attitude I honestly want to cry ... We have worked so hard to maintain his house, and it all counts for nothing!

Thank you all for your help and support!

Old_Git

goldwrapped wrote: »

It's difficult to say if it's cheap to be honest. It's quite unique and comparisons are difficult.
It's a big house but the LL hasn't spent a penny on it in years. It has whopping running costs (over £1000 pcm with council tax, electricity, water and oil as it's so inefficient). The front gate is so rotten it's fallen off its hinges and the dog escapes on a daily basis, despite us paying a pet fee.
We keep the place immaculate-weekly cleaner and gardener/handyman carries out basic low-cost repairs at our expense.
We have put up with a massive construction site - demolition of a unit & construction of 9 properties- directly adjacent to the property since May last year and have responded to the LLs many requests for info and photographs since it started.
We've had dozens of bailiff visits for the last tenants.
The agents haven't turned up for property inspections that they've booked and confirmed in writing, and then turned up unannounced.
All of this we've highlighted to the LL via the agent (I do wonder if they've disclosed everthing on the list!) but they say he just doesn't care - he wants his 18%. I know that he was keen to sell before we moved in and wonder if that is the underlying reason for this rent hike.
We haven't contacted the LL directly yet, but I fear antagonising him further.
I'm so upset by his attitude I honestly want to cry ... We have worked so hard to maintain his house, and it all counts for nothing!

Thank you all for your help and support!

you must have money to burn .You have a cleaner and a gardener .How does the rent compare to other properties

goldwrapped

We don't have money to burn at all. We have 7 children - 3 of whom resident with us, the other 4 requiring monthly handouts. My husband works over 70 hours a week (no exaggeration) running his business, from home, which makes the 2 hour's cleaning & gardening a business expense - it's more cost effective to pay them to do it.
I am a LGW, ie no pay rise since the last election.
I insist on the house being kept immaculate because it doesn't belong to us and we are decent respectful people.

HappyMJ

goldwrapped wrote: »

We don't have money to burn at all. We have 7 children - 3 of whom resident with us, the other 4 requiring monthly handouts. My husband works over 70 hours a week (no exaggeration) running his business, from home, which makes the 2 hour's cleaning & gardening a business expense - it's more cost effective to pay them to do it.
I am a LGW, ie no pay rise since the last election.
I insist on the house being kept immaculate because it doesn't belong to us and we are decent respectful people.

I wonder what a LGW is...internet says London Gatwick...or Let's Get Wasted or are you a Laser Guided Weapon...hmmmm.

Such a nice tenant...but the LL wants the increase so you either pay it or not...but if you don't as you've been advised you can expect a S21 soon and the LL will find someone who will pay it.

CKhalvashi

Peter333 wrote: »

Woaaahh! That is a BIG increase! I would definitely be looking for something else.

Not even sure if it's allowed?

It depends if it's fair for the area.

Where I live, that would be considered a fair increase, however house prices have risen by more than that in the last 3 years, too.

CKhalvashi

HappyMJ wrote: »

I wonder what a LGW is...internet says London Gatwick...or Let's Get Wasted or are you a Laser Guided Weapon...hmmmm.

Local government worker (although I'm happy to be corrected if wrong)

[Deleted User]

I live in a property where the LL doesn't do repairs.., first thing I did was replace the mouldy bathroom. After a year he put the rent up by £25 a month. To me, it seemed like an insult after all the work I'd done on the place and by then the relationship with the LL wasn't good. But I paid it. The rent hasn't gone up since.., I have still had to carry on doing repairs (like insulating the roof cause it was too cold for my kids to sleep upstairs but didn't cost me much cause I got the insulation rolls from a utility company). I also put in a second ceiling because of an uncapped chimney in one of the children's bedroom creating a 'wind' in his bedroom. I've redecorated in a much more professional manner than I found the place. Repaired doors hanging off their hinges (one fell on my son). Put up with dodgy electrics, a boiler with a temporary wrong circuit board put in a year ago that needs replacing badly.

BUT the rent hasn't increased since. I probably now live in the cheapest house in the borough.., and LL wants to sell. From looking around, I just couldn't rent a 3 bed house unless I pay at least another £100 a month! So I still don't like the LL but its swings and roundabouts. Overall, taking the 'hard done by' emotions out of it, I've done well. I couldn't move elsewhere because I'm a benefit tenant and LL's who rent to tenants on benefits are nonexistent now in this area. Its very much too many tenants for too few properties.

So its swings and roundabouts for you too. You have a place you haven't done repairs yourself to (repairs you shouldn't really have to do but not doing them has led to possibly higher utility bills although what you pay for council tax is down to the borough, not the LL). In return you have a house that's cheap relatively speaking. Paying for a gardener/cleaner/handyman is YOUR choice.., not the LL's. And you call it a business expense so possibly take it off the accounts????

Take the emotions out of it.., If you move, you will have to find another month's rent in advance, deposit, pay removal expenses and find a place, possibly moving your children from their schools. You may also get a place with cheaper utility bills that is in better repair etc.

Or you can stay and even with the increase in rent, pay under the market rate but have to put up with a place that's not in good repair. Or pay to do the repairs yourself with no guarantee of staying long enough to 'get the money back' through the lowish rent. You've been gaining by paying under the market rate for at least two years. Presumably that's part of the reason you've stayed in the house in spite of being unhappy about aspects of it.

Its your choice. What compromises are you prepared to make.., higher rent/possibly better place. Can you move? etc etc.