Asking Landlord/Agency For Home Upgrades--Any Tips?

Smedders11

Hello all,

I'm currently a renter of six years, and the home we're in hasn't been redecorated or improved at any point during the tenancy, nor has it likely had anything done for several years prior to that.

The house isn't in a bad state, but it's getting dated and showing signs of wear, particularly in the carpets and the kitchen. We're reliable renters, never missing a payment, keeping the house well looked after and even improved (vastly improved both gardens and refreshed the paint according to the same scheme) parts of it. At the most we're likely to be renting for no more than two more years, and we feel that the lanldlords would definitely renovate the house when we leave considering it would have certainly been at least ten years since having any work.

Does anyone have any advice or tips on how to approach this? We currently pay £450pcm and have been for the entire tenancy, which I feel is below the market rate (haven't really looked). We wouldn't really mind paying a bit more for a nicer home, but do worry about probably getting a raw deal from it, and don't really want to walk into a situation we can't back out of--for example, bringing up the option of paying more rent.

What we'd like is the following:

1) New carpets. It's the same carpet scheme throughout the house, and it's showing some signs of wear, and is getting increasingly difficult to clean.

2) We currently have an open connection to our kitchen ( a gap smaller than a standard door). We would like to be able to close that off, with say a sliding door or something.

3) A new kitchen. Very worn. The kitchen hob and oven are dated, and an electrician recently noted we should have it replaced (starting to rust/corrode around the elements). The counters are frayed and the joints are worn. We've also damaged the lino (fully our fault, but it's cheap and not well fitted). There is also a fridge and freezer under the counter, which we don't use and was left by the LL/previous tenant.

The above three are the main points, but there's one other point we'd like to bring up if we feel the landlord is open to improvements: removing the artex on the kitchen and bathroom walls. We both hate it, and it's very, very difficult to clean. I've heard it's a horrible job to remove though, so perhaps may be unreasonable.

So yeah, any advice? Think we're being unreasonable? Should we bring up the fact we plan on leaving in a couple of years as it'll probably need some work doing, or should we keep quiet and play the good tenant?

Thanks!

camptownraces

You can ask, but I wouln't rate your chances. If any of the carpet is frayed, you could point out that it is dangerous. Of course electricians would like to supply and fit a new cooker, but is there anything that doesn't work?

The likely consequence of the landlord agreeing to your list of requests is a rent increase.

Whatever you do, don't touch artex, it could be dangerous. Are you sure it's artex on the walls? it's more commonly found on ceiling finishes.

Smedders11

Unfortunately, everything works. But I wouldn't be surprised if the house has gone ten years without any improvements. Isn't it recommended for landlords to carry out work at regular intervals?

A rent increase isn't necessarily unreasonable. What anyone hazard a guess at what kind of increase would be proposed?

And yeah, definitely artex--at least in the bathroom. If not in the kitchen it's still an obtrusive ugly type of plastering.

HappyMJ

Smedders11 wrote: »

Hello all,

I'm currently a renter of six years, and the home we're in hasn't been redecorated or improved at any point during the tenancy, nor has it likely had anything done for several years prior to that.

The house isn't in a bad state, but it's getting dated and showing signs of wear, particularly in the carpets and the kitchen. We're reliable renters, never missing a payment, keeping the house well looked after and even improved (vastly improved both gardens and refreshed the paint according to the same scheme) parts of it. At the most we're likely to be renting for no more than two more years, and we feel that the lanldlords would definitely renovate the house when we leave considering it would have certainly been at least ten years since having any work.

Does anyone have any advice or tips on how to approach this? We currently pay £450pcm and have been for the entire tenancy, which I feel is below the market rate (haven't really looked). We wouldn't really mind paying a bit more for a nicer home, but do worry about probably getting a raw deal from it, and don't really want to walk into a situation we can't back out of--for example, bringing up the option of paying more rent.

What we'd like is the following:

1) New carpets. It's the same carpet scheme throughout the house, and it's showing some signs of wear, and is getting increasingly difficult to clean.

2) We currently have an open connection to our kitchen ( a gap smaller than a standard door). We would like to be able to close that off, with say a sliding door or something.

3) A new kitchen. Very worn. The kitchen hob and oven are dated, and an electrician recently noted we should have it replaced (starting to rust/corrode around the elements). The counters are frayed and the joints are worn. We've also damaged the lino (fully our fault, but it's cheap and not well fitted). There is also a fridge and freezer under the counter, which we don't use and was left by the LL/previous tenant.

The above three are the main points, but there's one other point we'd like to bring up if we feel the landlord is open to improvements: removing the artex on the kitchen and bathroom walls. We both hate it, and it's very, very difficult to clean. I've heard it's a horrible job to remove though, so perhaps may be unreasonable.

So yeah, any advice? Think we're being unreasonable? Should we bring up the fact we plan on leaving in a couple of years as it'll probably need some work doing, or should we keep quiet and play the good tenant?

Thanks!

Sounds like it's time to move on.

Whilst the property is empty the landlord may take the opportunity to undertake essential maintenance works and re-let the property at a higher price.

It's unlikely they'll want to do those works whilst you are still in occupation. The risk to your belongings is too high. If they damage something they'll be responsible for repairing it so doing it after you've left is the safest option.

What's the market rate for similar rental properties in your area? £450 might be cheap...it might be average. If it's cheap and the market rate is higher it's more likely the landlord will undertake the work and increase your rent.

Remember even if you leave that general wear and tear is expected. The carpets wearing over 6 years is expected. You should not have any deduction from your rent for "normal" wear and tear. The damage to the lino might cause a deduction to be made on your deposit.

Smedders11

Problem is we're saving for a mortgage now, and it'll probably cost about £1,000 to move to another rented house.

It's a two-bed semi-detached, and at a glance average rent is between 480-525 for something comparable.

To be honest, this is kind of the response I'd have expected. Was mostly hoping for some experiences of good will for reliable tenants Moving may well be the best choice. I currently commute 50 miles each way to work, but we had a child last year so it's thrown a spanner in the works!

ognum

HappyMJ wrote: »

Sounds like it's time to move on.

Whilst the property is empty the landlord may take the opportunity to undertake essential maintenance works and re-let the property at a higher price.

It's unlikely they'll want to do those works whilst you are still in occupation. The risk to your belongings is too high. If they damage something they'll be responsible for repairing it so doing it after you've left is the safest option.

What's the market rate for similar rental properties in your area? £450 might be cheap...it might be average. If it's cheap and the market rate is higher it's more likely the landlord will undertake the work and increase your rent.

Remember even if you leave that general wear and tear is expected. The carpets wearing over 6 years is expected. You should not have any deduction from your rent for "normal" wear and tear. The damage to the lino might cause a deduction to be made on your deposit.

I will reply honestly as a LL.

It is unlikely that I would carry out major refurbishment with tenants in situ. Providing everything is working, if shabby I would leave it until the next change of tenants and then take a void for a month and do the whole lot and then probably increase the rent in line with the quality of the property.

How much rent do you pay? How big is the house?

Carpets and new kitchen plus the other stuff I would estimate to be £10k, there is always other stuff.

How much profit do you think your LL has made in the last year after mortgage, expences and tax?

They are unlikely to change everything for you is my guess.

I have one flat that I felt was getting a bit dingy, I was set to renovate but was away when the tenants left. I told my agent to put it up for rent after a very good clean and if it was still unlet when I returned I would do a complete renovation. It let in 24 hours, the tenants are still there and happy two years later.

I say this so you can see that one persons ' in need of update' is another comfortable home!

ognum

Smedders11 wrote: »

Problem is we're saving for a mortgage now, and it'll probably cost about £1,000 to move to another rented house.

It's a two-bed semi-detached, and at a glance average rent is between 480-525 for something comparable.

To be honest, this is kind of the response I'd have expected. Was mostly hoping for some experiences of good will for reliable tenants Moving may well be the best choice. I currently commute 50 miles each way to work, but we had a child last year so it's thrown a spanner in the works!

I certainly would not do major refurb with a young child in the house, it much to likely to end up with sadness. Water off for a while, electricity off, dust, mess etc etc.

Miss_Samantha

Hi Smedders11,

This is a business negotiation. You are asking the other party to spend money, so you need to present a business case showing that spending that money would be a worthwhile investment.

From what you say you pay a very competitive rent and you are saving for a mortgage. IMO saving for a mortgage should be your priority, so do not push your rent up if you can help it.

NewShadow

I've been in situ for about 4 years, and last year I asked the landlord for a shelf in the kitchen. He more than happily fitted 2 and while doing it asked if I wanted anything repainting or 'tidying up'.

Personally I'm happy with the 'state' of my home, and don't really want the hassle of clearing rooms to be painted, conversely my landlord is happy to have a continuous and low maintenance tenant. He's left a standing offer to redecorate if I change my mind.

I've not had a rent increase since I've moved in, and am towards the low end of the rates in the area. Especially since the local university increased it's student numbers, leading to an increase in demand/cost in the area.

The difference might be I've been clear to my landlord I have no intention of moving for the foreseeable future, and could quite contentedly still be here another 4 years.

G_M

If you are really prepared to pay higher rent rather than save for a purchase, then by all means ask.

A lot depends obviously on the landlord & his character, and your relationship with him/her. Do you have one (relationship) - or is all contact via an agent.

Bestt way to approach this is face to face, in the property, so that a) there's a real dialogue and b) you can point out the problems.

It would also help if he thought you were planning to stay long-term, which you aren't. Many LLs are willing to go out of their way to keep reliable tenants in place rather than have voids, marketing costs, and the risk of a new unknown tenant.

But if you'll be leaving in a year or two it makes far more sense for the LL to wait till then.

The other approach is to offer to compromise:
* suggest a higher rent (do some research first) once the work is finished - makes you sound reasonable as well as appealing to his wallet

* offer to do work yourself eg painting if he supplies materials, or doing the footwork of getting 3 contractors quotes for him to look at.

In fact before even meeting him to discuss, why not do this (plus sourcing several dors for the kitchen etc). That way you can say here's the problem, and this is what we suggest, here are 3 options? Maybe even off to pay for the doors if e'll pay a contractor (get quotes first?) to fit it.

Basically the easier you make it for him, and the more you offer to help/contribute, the more likely he is to agree.

Does he do inspections? Are you due one? If so, buy (or bake) a cake, and when he comes, sit him down with tea & cake and have a chat. Then show him what you mean, and give him the quotes etc to consider.

ognum

NewShadow wrote: »

I've been in situ for about 4 years, and last year I asked the landlord for a shelf in the kitchen. He more than happily fitted 2 and while doing it asked if I wanted anything repainting or 'tidying up'.

Personally I'm happy with the 'state' of my home, and don't really want the hassle of clearing rooms to be painted, conversely my landlord is happy to have a continuous and low maintenance tenant. He's left a standing offer to redecorate if I change my mind.

I've not had a rent increase since I've moved in, and am towards the low end of the rates in the area. Especially since the local university increased it's student numbers, leading to an increase in demand/cost in the area.

The difference might be I've been clear to my landlord I have no intention of moving for the foreseeable future, and could quite contentedly still be here another 4 years.

I agree, the ongoing small jobs like shelves and redecorating a room and general maintenance are continuously ongoing in most rental properties. There is seldom a month goes by without something requiring attention or a new something fitted but an entire kitchen can take a while.