Landlord needing to do major renovations

SulisMinerva

First ever post on MSE, though I apparently joined many years ago!
I'm the landlord of a flat in London (leasehold, but own share of freehold). Let through managing agents as we moved away.
I've clearly not been paying enough attention to the property, which is my fault. I asked a couple of years ago to visit the flat but it wasn't possible at the time, and now I realise the agents were probably stalling. I've always spoken to the agents on a regular basis, but my since my small local agent was taken over by a large company, I rarely speak to the same person twice. I've always aimed to fulfil any maintenance requests as quickly and appropriately as possible. But I haven't been pro-active.
There has been a 'small' emergency and one of the fellow freeholders entered the property last night to help my tenant. He reports that the flat is in a shocking state and needs major renovation.
I no longer trust my agents and need to sack them (have found the MG thread, thanks).
I need to treat my tenant fairly.
I need to manage the renovation remotely.

What advice can you wise people give me?

Pixie5740

How remote are we talking? Is there any chance you can go and view the property yourself?

Were you paying the letting agency for inspections? If so did you ever receive copies of them?

If you are unhappy with the letting agency sack them.

I would be interested to know if the tenant ever reported any repairs or maintenance issues to the letting agency. Tenants have to behave in a tenant like manner which includes flagging these issues up to the landlord (or agent acting on the landlord's behalf).

The rest of the advice depends on how major these renovation works are going to be. If the tenant is able to continue living in the property but will be disturbed by the works then perhaps offer a reduced rent whilst the works are carried out. If the works are so major that the property would become uninhabitable then the tenant will have to move out. You could evict or offer to put the tenant up in alternative accommodation, or perhaps the tenant has someone they can stay with until the works are completed if they really want to remain in the property. The eviction route obviously depends on whether or not the tenant has a fixed term tenancy or periodic.

SulisMinerva

Thanks for your very quick reply!
I live 100 miles away and will be visiting by the end of the weekend. Not taking any excuses this time.
The letting agency charged me for a full inventory a few years ago and I never received it, despite asking (yes, lax on my front). The previous full inventory was about five years ago when they took over, and I asked for the flat to be redecorated at that point.
There should have been six monthly inspections which I will question.
I am concerned that tenant hasn't raised the issues, yes.
I want to offer tenant options re staying on at reduced rate vs moving out.

[Deleted User]

Talk to your tenant - start with an apology that your managing agents have been neglecting them on your behalf.

Since your tenant doesn't really know you, and has been neglected by your agents, they may have suspicion/fear of you being a bad landlord to them.

If I were your tenant I would want to hear that:
The necessary work will be done quickly; cleanly; with qualified tradespeople properly supervised (by you or a trusted person other than the current agents!).
It will be done with minimum disruption and/or appropriate compensation or alternative accommodation.
You won't raise the rent or carry out retaliatory eviction.
You'll get a better managing agent, and supervise them properly this time, and encourage your tenant to contact you immediately with any further problems, copy you into emails to the agent, etc.

skintpaul

Is rent being paid on time? Get onto agents, check their obligations as part of management contract-

if they are charging (you?) for inspections, either as part of commission, or on top of this.. do you get status reports?

Have they requested tenants clean up?

May need to get them out, and refurb..

SulisMinerva

I was given the tenants' number this morning and have already contacted her but I'm waiting for her to call back. I too am concerned that she has been passing on concerns and I've not been told. I apologised by text and voicemail.
I want to reassure her I have no intention of kicking her out. The emergency is not her fault. Cherry Gate, you list of things to specifically say to her are helpful, and certainly what I intend.
Am I obliged to pay for alternative accommodation if she has to leave while we refurb?
She's on periodic, as been there for over a year.

G_M

If the property is, or will become during repairs, 'uninhabitable' then either

1) the tenancy continues & the tenants must be re-housed or
2) the tenancy is 'frustrated' (impossible to put right) and can be ended immediately

'uninhabitable' = Landlord & Tenant Act 1985 section 10

Much depends now on
3) you meeting the tenants. Are they cooperative/understanding or obstructive? Do you want to keep them or get rid? and
4) your assessment of the property's condition, and your decision on what renovation to do, and when

You could
5) give the tenants a S21 (2 months, see link below), evict then renovate
6) offer them a discounted rent while work is done
7) wait till they leave by themselves and then renovate
8) re-house them and renovate
9) do some very basic superficial renovation now with no rent discount, and then do 7) later

Re agents, either

* get rid & self-manage
* get rid & self-manage, and sue
* get rid & employ new agents
* get rid & employ new agents and sue

* Ending/renewing an AST: what happens when a fixed term ends? How can a LL or tenant end a tenancy? What is a periodic tenancy?


* Letting agents: how should a landlord select or sack?

SulisMinerva

Very helpful, thanks

Out,_Vile_Jelly

You need to be clear exactly what is meant by "major renovation" and view for yourself, as this can mean different things to different people. There's a difference between a gaping hole in the roof and tired decor.

SulisMinerva

I've not seen it yet, but I'm told new kitchen, new bathroom, new flooring, decorating. I'm hoping all services will work as the building was converted in 1993.
I've spoken to some surveyors now, and it seems possible work could be done without tenant having to move out which would be best for her, I'm sure.
Any advice on how to choose between surveyors?

G_M

Seems premature.

You need to inspect/assess what's needed yourself first.

But "new kitchen, new bathroom, new flooring, decorating" does not need a surveyor.