Negotiating tenancy renewal

smub99

Hi all,

My tenancy agreement is up for renewal in just under 2 months and I was hoping for some advice on negotiating the terms as it is the first time I am renewing a tenancy. I was going to outline the terms I was going to suggest and I wanted to feedback from both other tenants and landlords on the forum as to whether these terms are reasonable and realistic.
I am currently renting a 2 bedroom flat for £775 a month on a 12 month tenancy that included a 6 month break clause. All rent payments are upto date and made on time. The estate agents have now asked if I want to renew. They haven't suggested the landlord wants to increase the rent, but have asked for a £69 renewal fee.
I read the forum post on MSE regarding what to do at the end of the tenancy and I found that very useful. Based on that I was going to ask for the following terms:

1) 2 year Fixed term tenancy with a 6 month break clause again - I want the break clause to be less than 12 months, so I thought if I start low there would be room for manoeuvre. Is this realistic?

2) As I was going to propose a 2 year fixed tenancy and the landlord knows that I am a reliable tenant with a stable job, I was going to ask for a rent discount. The figure to ask for is what I needed advice on? Is asking for a 10% discount on rent realistic?

3) Asking the landlord to pay for the £69 renewal fee, I know that this is commonly asked for, so I feel is quite reasonable.

4) Lastly we have an open plan kitchen/living area. The problem is we have a toddler and had previously asked the landlord whether we could install a gate to prevent him wondering into the kitchen. They refused, and I let it be at the time as he wasn't that mobile yet. He is now all over the place, and I was hoping to insist they let us install the gate for his own safety. We would of course ensure that the walls are filled and repaired to the original state when we leave the property and would be at our own cost. We would also use one of their handymen to repair the wall. Again is this something reasonable?

So thats pretty much it. would be great to hear what others feel about these proposals and whether they are reasonable. I want them to know I am serious in my negotiations, so giving them proposals that don't make me look like an idiot is the plan! Looking forward to the responses.

princeofpounds

If you do not need a new fixed term, you do not need to renew. You will automatically convert to a statutory periodic tenancy. No fee involved.


If you want a new fixed term, then just say that. If I were you I would not even bring up the subject of the rental level unless they do first.


It is quite unlikely you will get a long fixed tenancy with a (presumably) short break clause on your side alone. What is the point?


Asking for a rent discount just because you have paid is also not likely to work, if your rent is set at market rate. What works for asking for discounts is being able to prove that you can move to a better property for less money - and be willing to do it.


As for the fee, when the LL pays it is normally a result of the T saying they want to roll onto an SPT. LL/LA come back and say they want a fixed term (normally for mortgage/insurance reasons). T says I don't need one, but if you don't charge me then I'll sign up to one.


As for the gate, if you are just asking for permission it is not unreasonable to ask. But there are plenty of gate structures that just tighten up against the wall and don't need fixing. Or you can just install one anyway, and though if they inspect you might have a clash, they can't charge you if you get it properly fixed on departure.

smub99

princeofpounds wrote: »

If you do not need a new fixed term, you do not need to renew. You will automatically convert to a statutory periodic tenancy. No fee involved.


If you want a new fixed term, then just say that. If I were you I would not even bring up the subject of the rental level unless they do first.


It is quite unlikely you will get a long fixed tenancy with a (presumably) short break clause on your side alone. What is the point?


Asking for a rent discount just because you have paid is also not likely to work, if your rent is set at market rate. What works for asking for discounts is being able to prove that you can move to a better property for less money - and be willing to do it.


As for the fee, when the LL pays it is normally a result of the T saying they want to roll onto an SPT. LL/LA come back and say they want a fixed term (normally for mortgage/insurance reasons). T says I don't need one, but if you don't charge me then I'll sign up to one.


As for the gate, if you are just asking for permission it is not unreasonable to ask. But there are plenty of gate structures that just tighten up against the wall and don't need fixing. Or you can just install one anyway, and though if they inspect you might have a clash, they can't charge you if you get it properly fixed on departure.

I don't necessarily 'need' a fixed term tenancy, but I was under the impression that the landlords would prefer this security than an SPT, which would give me some leverage in negotiations. If not then yes I would prefer the flexibility of an SPT. Do landlords not prefer the security of a fixed term agreement?

There are properties at a lower price for staff at my workplace, although their availability is intermittent. I could use this as a potential price point.

Unfortunately the gates that are pressure fix, are just not wide enough for the space we have, so we have to go for wall fix. We have actually gone ahead and fitted it regardless, but was hoping to gain permission for doing so to prevent any future dispute if they were to inspect the property.

G_M

Some lanlords prefer fixed term contracts, as it gives them a guarantee that the tenant won't leave and their rent will continue.

Of course, if there is a Break Clause, that removes the guarantee!

ALL agents prefer fixed term contracts, preferable short (6 months), as they can charge fees each time it is renewed.

Many tenants prefer fixed term, as they have security of a home - the LL cannot evict during the fixed term.

But in many cases tenancies continue for many years on a periodic basis and both landlord and tenant is happy

mrginge

A 2yr fixed with a 6 month break clause really offers no more security than a 6 month contract.

G_M

mrginge wrote: »

A 2yr fixed with a 6 month break clause really offers no more security than a 6 month contract.

though it does remove the 6 monthly renewal fees......