No EPC ,no contract, tenants rights?

theartfullodger

Don't think with the absence of documents and no proof you were given  ("served" ) them that you can be evicted by court/landlady or their inheritors.

See what they'd pay you to go.  I'd want £10,000s.. several...

silvercar

theartfullodger said:

Don't think with the absence of documents and no proof you were given  ("served" ) them that you can be evicted by court/landlady or their inheritors.

See what they'd pay you to go.  I'd want £10,000s.. several...

If that is the case, then the landlord could increase the rent by a section 13 notice and wait for enough arrears to build to evict for non payment of rent.

FlorayG

We're back to discussing the rent again
OP the main point is, your LL does not have to get an EPC because you moved in before the rules changed. He needs to get one if you move out or if he sells it. If you're moving out it doesn't matter to you and if he's selling and you're buying there are no regulations for a certain level of EPC if you're buying. 
Either way, don't encourage him to get an EPC now, that would be rocking a steady boat

Burgerbabe

Yes the landlord has been declaring it to HMRC and as the rent was so low they were questioned about it by them, but as we are good tenants and used to help them out with harder jobs around their house with them being elderly,like cutting their lawn etc, they never put the rent up in 17 years. I think they just didn't realise the rules on certain things like the EPC as they were in their 80s when we moved in.  

Burgerbabe

FlorayG said:

We're back to discussing the rent again
OP the main point is, your LL does not have to get an EPC because you moved in before the rules changed. He needs to get one if you move out or if he sells it. If you're moving out it doesn't matter to you and if he's selling and you're buying there are no regulations for a certain level of EPC if you're buying. 
Either way, don't encourage him to get an EPC now, that would be rocking a steady boat

Ok that's interesting. So I leave it all alone, keep my mouth shut and hope he forgets about selling.  Thanks everyone. I'm sure I'll be back with more questions at some point. But iv found this very helpful

newsgroupmonkey_

silvercar said:

theartfullodger said:

Don't think with the absence of documents and no proof you were given  ("served" ) them that you can be evicted by court/landlady or their inheritors.

See what they'd pay you to go.  I'd want £10,000s.. several...

If that is the case, then the landlord could increase the rent by a section 13 notice and wait for enough arrears to build to evict for non payment of rent.

I quoted Art on the page before saying exactly this. The OP clearly can't afford market rates.

Section 8 as he well knows has completely different rules.

i_like_cats

One good reason the property will never be sold in her lifetime is because she’d have to pay a hefty capital gains tax bill.  But her son won’t have to pay it when the property passes to him.

Sadly though one day you will have to move, and you’ll have to write off the large amount of money you’ve spent on renovations as being effectively part of the 17 years rent.
 

Replacing the radiators isn’t THAT expensive (could probably be done for £2k or less) and makes quite a bit different if some rooms have single panelled or underpowered ones.  Adding thermostatic valves helps with an EPC too.

How are the electrics?  I guess there’s an old consumer unit and there hasn’t been an electrical inspection condition report in the past five years? That’s also now a legal requirement. 

If you can afford it, try putting by as much money as possible each month to build a contingency fund.  Then you can cover minor repairs yourself but more importantly try to get as much saved up as possible for when you do have to find a new rental.

If I were you, I’d keep quiet about the EPC for now and just hope the landlady lives to be 110!

Murphybear

dinosaur66 said:

from memory but not looked it up landlord does not have to renew an epc until tennants have left  but i think he has to have one before you started 

new epc law has been delayed to 2030

maximum landlord has to spend is 10k to get it up to whatever spec 10k buys

so is going to spend more than 10k on boiler/windows/roof/insulation before he even gets to the internal walls

epc e is currently a pass when renting

i am guessing you are paying something like £400 a month in a £1000 a month area /

it is obvious the landlords have not been declaring this property ever to hmrc /local council and that is in your favour

me personally i would not mention anything whatsoever nothing good can come of it.

if i was in your situation i would put insulation boards in the loft rafters £200 depending size and if you have a loft in your flat /lag the loft / £100 /service the boiler /i get charged £45  /draught seal the windows £40 /bleed the radiatiors -£2 key pay for it and do it yourself and keep on paying a fraction of the market rate.

Is that correct?  According to the Government website it is £3,500.  (See below)

Funding improvements to your property

The cost cap: you will never be required to spend more than £3,500 (including VAT) on energy efficiency improvements.

If you cannot improve your property to EPC E for £3,500 or less, you should make all the improvements which can be made up to that amount, then register an ‘all improvements made’ exemption.

dinosaur66

Murphybear said:

dinosaur66 said:

from memory but not looked it up landlord does not have to renew an epc until tennants have left  but i think he has to have one before you started 

new epc law has been delayed to 2030

maximum landlord has to spend is 10k to get it up to whatever spec 10k buys

so is going to spend more than 10k on boiler/windows/roof/insulation before he even gets to the internal walls

epc e is currently a pass when renting

i am guessing you are paying something like £400 a month in a £1000 a month area /

it is obvious the landlords have not been declaring this property ever to hmrc /local council and that is in your favour

me personally i would not mention anything whatsoever nothing good can come of it.

if i was in your situation i would put insulation boards in the loft rafters £200 depending size and if you have a loft in your flat /lag the loft / £100 /service the boiler /i get charged £45  /draught seal the windows £40 /bleed the radiatiors -£2 key pay for it and do it yourself and keep on paying a fraction of the market rate.

Is that correct?  According to the Government website it is £3,500.  (See below)

Funding improvements to your property

The cost cap: you will never be required to spend more than £3,500 (including VAT) on energy efficiency improvements.

If you cannot improve your property to EPC E for £3,500 or less, you should make all the improvements which can be made up to that amount, then register an ‘all improvements made’ exemption.

you are right

i am wrong

they diluted down the new renters rights bill and EPC grade C has been pushed back to 2030

FlorayG

dinosaur66 said:

Murphybear said:

dinosaur66 said:

from memory but not looked it up landlord does not have to renew an epc until tennants have left  but i think he has to have one before you started 

new epc law has been delayed to 2030

maximum landlord has to spend is 10k to get it up to whatever spec 10k buys

so is going to spend more than 10k on boiler/windows/roof/insulation before he even gets to the internal walls

epc e is currently a pass when renting

i am guessing you are paying something like £400 a month in a £1000 a month area /

it is obvious the landlords have not been declaring this property ever to hmrc /local council and that is in your favour

me personally i would not mention anything whatsoever nothing good can come of it.

if i was in your situation i would put insulation boards in the loft rafters £200 depending size and if you have a loft in your flat /lag the loft / £100 /service the boiler /i get charged £45  /draught seal the windows £40 /bleed the radiatiors -£2 key pay for it and do it yourself and keep on paying a fraction of the market rate.

Is that correct?  According to the Government website it is £3,500.  (See below)

Funding improvements to your property

The cost cap: you will never be required to spend more than £3,500 (including VAT) on energy efficiency improvements.

If you cannot improve your property to EPC E for £3,500 or less, you should make all the improvements which can be made up to that amount, then register an ‘all improvements made’ exemption.

you are right

i am wrong

they diluted down the new renters rights bill and EPC grade C has been pushed back to 2030

By which time it won't be a problem because all landlords will have sold up and got out of the business because it won't be viable for them