Are Letting Agents abiding by the Renters Rights Act?

Hazel61

Hi, my first time posting on here.

I am currently looking for a property to rent and have contacted 3 agents about houses that were suitable. Two of them seem to be breaking the law, by a) inviting bids on a rental property - didn't think that was allowed now - they are creating a bidding war to drive up the rent. b) having a recorded message telling you that 70% of the landlords on their books don't accept pets. I queried the second one over email, and they explained that you only have the right to request a pet once you're in the property. But how do you get into the property if you already have a pet in that case?

Is anyone else finding that agents are somewhat disregarding the R.R.Act? The trouble is that you're not really in a position to question anything that they do, if you want a place to live, within your time/money constraints.

Thanks

Hazel

Jemma01

If you can obtain a written evidence about bidding, then report it, check if they're registered in any scheme, or send your evidence to your local council. If they know they'll be reported they won't do it.

GDB2222

Jemma is right of course, but I’ll give the drawbacks.

You are not going to gain anything by reporting the agents, and you have no obligation to do so. If you do report them they are not going to back down and rent to you.

It’s early days for the RRA and people are still getting used to it. I'd give it a few months for people to comply. Otherwise you could drive yourself crazy.

Mr.Generous

It's a strange one, because even if bidding was allowed, and it isn't, do you think the highest bidder gets the property? Most landlords pick the tenant they think will pay the rent, look after the property and not cause any hassle. The advertised rent is what you want, anyone offering more I'd be highly suspicous of. Why do they need to pay more? Will no other landlord take them? Will they actually pay?

Pets - yes sometimes, but no big dogs in small houses. Cats can (and do) do even more damage. You have to be realistic, If 6 people want the property and three have pets who do you think the landlord is going to take? Don't get into a spat with agents, they put forward most applicants to the landlord to choose who gets to view, that's your first hurdle. When I meet prospective tenants if they are nice people and a good fit for the property they can show me pics of a pet and we go from there.

I have always charged more rent for someone with pets, my properties are advertised with 2 rent figures, a base, and with pets. I will discuss with agent and seek guidance online next time I have a vacancy but I'm tempted along the lines of rent £800pcm with a £15 discount for no pets.

Stat wise I have 2/5ths with no pets, 1/5th current pet, 1/5th has had a dog but not currently, and 1/5 claiming to be temporarily minding a cat??

Worried_fool

I suggest you contact Shelter…

Bidding is illegal, but is in the agent's interest (their fee probably depends on the final rent). While the landlord is likely to choose the tenant who seems most likely to take good care of the property, the agent is likely to pass on only the application who would pay a premium rent. And of course the penalty for breaking the law falls on the landlord, not the agent.

HobgoblinBT

With regard to inviting bids on a rental property, the law says that landlords cannot agree a rent in excess of the advertised price. Is a “Renters Reform Act “ rental bid an amount up to but not exceeding the advertised rental price? Such a “bid” appears to me to be within the guidelines, so you are free to bid up to the advertised rent.

TroubledTarts

The answer is probably many lettings agents have no clue about the new rules and what is and is not permissable. Just like Landlords.

If you want to report them go ahead,

clairec666

https://forums.moneysavingexpert.com/discussion/comment/82013192#Comment_82013192

Same as with agents fees on sales, yes an increased price means more money for them, but it's not as beneficial as you'd think. An extra £100 a month in rent is great for the seller, but only a tiny gain for the agent. Is it really worth it for them? It's more beneficial for them for the landlord to be happy with the service they're offering.

daveyjp

You can also invite bids based on factors other than price.

mta999

If the advertised rent is for example 1500 a month, you're free to bid 1400 for example

that is what agents are doing now - they are putting the headline rent above what market rent is and inviting bids below

theartfullodger

Which country ?? (eg NI, Wales…) ??? In my experience (A landlord since 2000) too many letting agents do not understand the law (in general), can be sloppy, devious and hard to deal with. No training, no criminal records check, no qualifications required…

Not sure if it's still the case but until recently you could set up as a lettings agent within a day with none of the above.

Use Citizens advice, Shelter and legislation.gov.uk to check the law.

But with over 100 legal acts or regulations needing compliance I have long been of the view most landlords and/oe agents will not comply with everything. Including, sadly, myself.

Good luck!