Landlord wants to raise rent despite damage to bedroom wall

PuppyPower25

I rent a room in a shared flat. The agency managing the rental contacted me last week saying they want to raise the rent by £60 from January. Previously it’s been a £20 increase twice per year. They said this is non-negotiable. I don’t think this is fair as one of the walls was badly damaged by flooding in late October and still hasn’t been fixed. I’m in the process of buying a house so would only extend for another month max. Unsure whether I can offer to stay at the same rate as I’m concerned they’ll decline this and I’ll find myself homeless. I’m heading overseas next week up until a few days before my current tenancy expires which complicates things. Any advice would be much appreciated 

Bigphil1474

That's not 'damaged', that looks hazardous to health. If it was in late October, then they've had enough time to fix it. I doubt your contract would allow you to refuse to pay the increased rent, but others may know if it's allowed. However, I'd be complaining to your local council private rented sector team as that room is unsafe.

Murphybear

When the new Rent Act comes in on 1st May 2026 the landlord will only be able to put the rent up once a year 

Herzlos

Normally I'd say for the sake of a month or so until your purchase completes, you may as well just pay the £60 and stay put. 

But that looks like a proper hazard; I'd be making a lot more noise about getting it fixed and seeing if you have any better alternatives until you can move into the new place. That's going to be even worse over winter. 

Have they attempted to fix anything?

monkey-fingers

Well firstly, you're not going to be made homeless any time soon.
If you have an AST (that's a contract), then the landlord must give you 2 months notice.

That doesn't mean you have to leave. There are only 2 ways that the contract is actually ended. One is you agreeing to leave. The other is a court forcing you to leave.

A Landlord (or agent) CANNOT force you to leave. This is the law. And there are prison sentences if they try!

Here, have a read
https://england.shelter.org.uk/housing_advice/eviction/section_21_eviction

It'll be 6 months realistically before a court kicked you out. IMPORTANT: Keep paying your rent.

Normally, in this situation, many of us would be suggesting that this is the time to have a chat with the Landlord/Agency and agree a timescale so that you leave on good terms. But in your case, you probably don't care.

Don't stress about it. And certainly don't be bullied by the agent!

Personally, in terms of the actual rise, if you're moving out fairly quickly after, accept the rise, but don't sign a contract. Again, they can't force you to sign it - you can move onto a rolling contract.

monkey-fingers

Oh and call the council environment team. They love this kind of thing.

https://www.citizensadvice.org.uk/housing/repairs-and-housing/repairs-and-housing-conditions/getting-your-landlord-to-do-repairs/asking-the-council-to-help-you-get-repairs-done/asking-the-local-authority-for-help-with-repairs/

PuppyPower25

Herzlos said:

Normally I'd say for the sake of a month or so until your purchase completes, you may as well just pay the £60 and stay put. 

But that looks like a proper hazard; I'd be making a lot more noise about getting it fixed and seeing if you have any better alternatives until you can move into the new place. That's going to be even worse over winter. 

Have they attempted to fix anything?

The landlord has raised a claim to try and get it covered by insurance, but otherwise no. The agency said it’s out of their hands at this point 

Chief_of_Staffy

A bit OT, but I always marvel at the stupidity of these landlords who don't fix their own properties, and therefore end up losing themselves money. A landlady (in name only) near where I used to live did the same thing. A slate came off her roof but instead of repairing it, she did nothing. Then three more blew off, and of course the water got in, soaked the timbers, wrecked the facia, and after several years permeated the walls and threatened to destabilise the entire front of the house. A £100 repair turned a £30k+ job simply because she had no regard for her tenants and couldn't be bothered to pick up the phone.