Letting rooms - advice needed

smdabs

hazyjo wrote: »

You're not listening (or understanding). It is not unique. The people you have found may not leave. You can keep repeating it as much as you like, but it doesn't change the fact they will be tenants. You do not get a choice in what bits of the law re letting you want to adhere to.


If you want to let it under airbnb, crack on. But make sure you actually use airbnb and that your mortgage, council, and insurance allow it.

Thanks HazyJo for trying to help... but the links above say otherwise in terms of whether it could be considered a tenancy or a license (lodger). And it may be clear to you, but given the articles available online shows that it isn't a clear-cut scenario to lots of others.

hazyjo

smdabs wrote: »

Thanks HazyJo for trying to help... but the links above say otherwise in terms of whether it could be considered a tenancy or a license (lodger). And it may be clear to you, but given the articles available online shows that it isn't a clear-cut scenario to lots of others.

The airbnb links?


So you are using airbnb? Perhaps that's what hasn't been clear. I thought you had just found these people yourself.

smdabs

Sorry - didnt think I was allowed to mention company names on here. The people were found on SpareRoom.

The air bnb article says it's based on occupancy type (so dont think its necessarily specific to Air BnB but to the type of occupation overall)

hazyjo

Try this - from the 'occupier's' POV:


https://england.shelter.org.uk/housing_advice/downloads_and_tools/tenancy_rights_checker




https://forums.moneysavingexpert.com/discussion/5882377/lodgers-agreement-but-my-landlord-doesnt-live-in




Not sure I am allowed to quote another forum, but am sure someone will tell me to pull it if not:


https://forums.landlordzone.co.uk/forum/residential-letting-questions/1038366-lodger-with-live-out-landlord

G_M

I don't know why, but I somehow assumed the people you had in mind were friends/relatives you trusted. Maybe I was confusing with a different thread.


If strangers found on Spareroom, you need to be ultra careful. You know nothing of these people. You gaily quote how amenable they are, how they are willing to allow viewings, to leave when requested. But all that can change in the blink of an eye once they have occupation!

Either because their own circumstances change, or because they are so-called 'professional tenants' who know the sytem, change the locks, insist they are tenants and leave you squirming.....

They may even contact HMRC, or your mortgage lender, or the council or ... or.. if you make life difficult for them. You are opening yourself up to a can of works unless you are very careful. And bear in mind that whatever you call the contract/arrangement (lodging, holiday let, licence, tenancy, etc) it is the actual set-up any court would look at in determining the rights and obligations.

I still advise you to reduce your price, leave the property empty and attractive to buyers, and sell.

need_an_answer

OP...I am aware from your posts that you are quite opinionated and clearly want your proposition to work.
If there is just one post that you read and digest well may I suggest that that is the one above from GM.

He knows his stuff and isn't afraid to tell it like it is in a way that some of us others may not always convey.
He is an experienced LL and well versed in all thing of a letting nature including the legals...take note if he suggests caution.

Wise words from GM

smdabs

Absolutely - which is why i have thanked G_M for his advice - it's actually been really helpful and has helped in answering my queries of the level of risk i'm exposing myself to and what my best option would/could actually be.

I am very much open to the fact my preferred proposition may not be feasible or work, which is why i posted on here in the first place for guidance (not opinions that are completely irrelevant to the questions i have asked).

I accept my original post may not have made the situation completely clear in which case i was happy to answer relevant questions (not questions re why my house isn't selling) or people's opinions on my current understanding of a situation that i have freely admitted i don't know much about....again, otherwise i wouldn't have asked for help or advice in the first place.

G_M

Think my head about to explode - don't let it get any bigger.....




:whistle:

need_an_answer

Because you're worth it GM....

you give your time free of charge to answer queries...an asset to the board.

paddyz

smdabs wrote: »

Thanks for your advice everyone. It's really helpful.

Can i just ask what the difference is between letting a room for a short term and an air bnb in that case? With my work i often stay away so have stayed in countless Air Bnbs. At one point i was in the same Air BnB for 3 months and yet did not have any form of tenancy drawn up so i think this is where my confusion has come from - is what my, and countless other, Air BnB owners did or are doing illegal/incorrect?

It may be that i've worded my initial post incorrectly but that's more what i was getting at with option 1 - it's in essence going to be the same as Air BnB - the 'tenants' are not paying any bills, the house is fully furnished (bedding, towels, cutlery etc etc) and they're paying only for the time they stay there....

The difference is people that rent a room are living there, it is classed as a home. Air bnb is basically the same as a hotel, short stays but only when it suits the owner