Accept a tenant based on gut feeling?

foxreymann

Please advise. I'm not an experienced landlord. 

I have to close this airbnb https://airbnb.com/h/central-london-house and convert it to AST from August. It is Bermondsey, London.

I have found a tenant who looks great for me and I feel very good vibes from her. Details are:

- Divorced mum with 3 teenage boys

- Kids spend 50% of time with their dad

- Sources of income:

  - Benefits will covert part of the rent.

  - Works as a waitress in a restaurant. With my girlfriend actually.

  - Ex-husband with £80k salary as a guarantor.

Pros are:

- Willing  to pay good rent (£1950pcm) and holding deposit instantly.

- I don't have to look for a tenant anymore. I'm overworked and need a rest. I have hired an estate agent but he is not doing a good job.

Cons are:

- She seems extremely desperate. Nobody wants to rent her a place.

- How can a mother with 3 kids live in a one bed house. This is surely an overcrowding issue.

- I've called another agent I know. He has told me that this financial situation is looking good but for him it is a no as I can find better tenants.

So to sum up. My gut tells me it is a yes, I can trust her. Everyone else is againts it. Any advise? What would you do in this situation?

Also what happens if she doesn't pay the rent. Are kids a big problem here?

HampshireH

Say no.

They will immediately be overcrowded. Your letting agent would not let to her.

From a property maintenance aspect that many people living in your 1 bed could cause other issues like damp and mould from condensation.

4 people create a lot more moisture in the air from breathing (and showering etc) than a couple in a 1 bed place would.

On top of that you'll have more furniture up against walls (think extra beds) meaning less airflow to areas which currently benefit from good ventilation.

In terms of her not paying the rent
Same as any other tenant you follow the legal process through the courts for a warrant to evict.

Rentals are hard to come by. Seems strange you can't get tenants.

jackieblack

You advertised it as suitable for 4 guests as an airbnb so why is it suddenly not suitable for 4 people now? Especially as the kids will not be there permanently.  (If this was a single Dad who had his children ‘visiting’ would it seem different?) Depending on the ages, one or more of the teens may not be living permanently with parents too much longer in any case, eg if they go off to uni etc.

It’s hard for most people trying to find something affordable to rent, as a single mum of 3 working part time and benefits she’s probably struggled more than most to find a landlord willing to give her a break.  
You could get a ‘perfect on paper’ stranger who turns out to be an absolute nightmare.

housebuyer143

I wouldn't rent to someone on a gut feeling alone. A gut feeling and they pass all the references yes, but you pay your agent to do this and they are advising you not to. I would therefore listen to them and find a better tenant. You can't be sure who will be a good tenant, but you can mitigate your risk by taking someone who passes the references as intended.

subjecttocontract

housebuyer143 said:

I wouldn't rent to someone on a gut feeling alone. A gut feeling and they pass all the references yes, but you pay your agent to do this and they are advising you not to. I would therefore listen to them and find a better tenant. You can't be sure who will be a good tenant, but you can mitigate your risk by taking someone who passes the references as intended.

Ditto.......

saajan_12

foxreymann said:

- I don't have to look for a tenant anymore. I'm overworked and need a rest. I have hired an estate agent but he is not doing a good job.

..

So to sum up. My gut tells me it is a yes, I can trust her. 

You're probably conflating the above two statements - wishful thinking rather than gut feel.

Much about what you've described stands up to a good tenant, and often when people say they let / hired someone on gut feel, it was on the basis of them or a trusted friend knowing the prospective tenant / employee / whoever personally. Sounds like she's an acquaintance of your gf, which has none of the personal reference and all of the fallout if it goes pear shaped and you have multiple areas of life that are now tense. 

Bigphil1474

I can understand it being suitable for people as an Air BnB - 2 couples with a sofa bed in the living room. However, as a home, she would need at least a 3 bed for three teenage kids and herself. 

Big red flag for me is that she works with your girlfriend - if she becomes a bad tenant, not only will you have all the grief, but your girlfriend will as well , which will no doubt double your grief. I'd be asking if it was worth the risk, plus I'm not sure they are a perfect tenant for paying nearly £24k a year in rent?

Rosa_Damascena

An absolute no to gut feelings.

As much as I have sympathy for this lady not being able to rent, its her ex's job to make sure his kids have a roof over their heads, not yours.

theartfullodger

No.

Because of the rule - never rent to relatives or friends or friends-of-friends.

Usually the quickest way to ruin relationship.

housebuyer143

And although it's a pain right now, choosing the right tenants is extremely important because it's going to save you a headache later (which will be much worse). 
You have the overcrowding which is a terrible idea and someone who hasn't passed references. Wait for someone better. If your agent isn't doing a good job, then change agents.

Loza2016

My previous Job was managing rental properties and from my experience I would never rent to someone who needs a guarantor. Majority are happy to sign and promise to pay if tenant can’t but when it comes down to it they don’t. I can count on one hand the amount of guarantors who actually paid. Most would just ignore communication completely.