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  1. Hi all, been a while since I posted anything on here, but I be on now and again and wouldn’t miss catching up on property hub news and podcast weekly. Over the past while I have a tenant who I have received complaints about, regarding their conduct towards neighbours. As far as the house goes and how it is maintained etc they are fantastic and have never missed rent or anything. I know a relation of one of the neighbours (outside of owning the property), who wants to make an official complaint to me about the tenant in question and has already gone to authorities over the tenants conduct. Is there an official complaints procedure or what should my next step be after having spoken with the tenant previously? Thanks and regards.
  2. To set the scene, I am currently in my 2nd term having signed a 'renewal agreement' 1st of March 2022. I have given notice to my landlord to leave under the terms of the break clause in the renewal agreement, however they are claiming my notice is not valid and they are trying to say I must follow the break clause in the original contract. The original break clause: ''A minimum of two months written notice must be given, but that notice can only be given after a period of 6 months have elapsed.'' ie 8 months minimum. In the renewal agreement, the 'renewal clause' reads: ''The terms of the new tenancy shall be the same as those in the previous agreement between the Landlord and the Tenant dated 1st March 2021 relating to the property ***except for any changes in the terms mentioned in this document.”*** Then directly below the 'renewal clause' is the 'break clause' which has **changed!!** ''Either party may terminate this agreement after a period of 6 months by giving a minimum of 2 months advance written notice'' I am just over 3 months into my renewal term and i have just given notice (at least 2 months) to end my tenancy at the end of the 6th month. As far as I am aware, I have followed the rules of the renewal agreement. I have even stated to the landlord that the renewal clause states that whilst it says we are to follow the original terms in the contract, it then says ''except for any changes in terms mentioned in this document'' ie the break clause is now different and does allow us to in fact give notice to terminate the agreement after 6 months. Am I right or am I right??? Landlord thinks not. I've attached our renewal agreement.
  3. Hi, I am a tenant and I have an assured short hold tenancy agreement due for renewal (12 months). Can someone please help me to understand this break clause? I cannot make sense of it. I would appreciate any help, thank you
  4. Hi all, I moved into a downstairs flat last year, and noticed after decorating that there’s a wet patch on the wall in the bedroom where the chimney breast is (it’s boarded up) I constantly leave the windows open in the bedroom as if I don’t it stinks of damp. After mentioning this to my landlord he keeps telling me that it’s the upstairs homeowners responsibility to have the roof and chimney looked at in case there’s water coming in and causing damp upstairs. However after speaking to my upstairs neighbour he’s had someone out to look at the roof and he said he wouldn’t touch the chimney as it’s my landlords responsibility. I’m really confused as to who is responsible to fix this, as I shouldn’t really have to live in a flat which is damp, not sure what I can do as a tenant, and don’t want to upset anybody either but I don’t want to put my health at risk. can anybody point me in the right direction or give me some information so I know who is responsible etc? thanks so much :)
  5. Hi during the really windy weather someone had left the front door of our block of flats open. It came off. So now we have no block front door. It has been like this since October! I have asked the landlord multiple times to fix this as rats keep coming into the block. (It’s a small 2 story block with 4 flats in he owns them all). Just wondering if there is anything I can do to make him fix this asap. thanks.
  6. Hello! I'm wondering if anyone can offer some advice. I am looking to rent out my flat to a potential tenant on a short term basis. I found the tenant on OpenRent. They are US citizens but living in the UK. I am completing the reference process at the moment. I am expecting to move back into the apartment in approx 8 months time. I had originally suggested that the tenant lets me know the dates they expect to move in/out and we can put those in the contract or if they prefer we do a 6 month AST with a rolling monthly contract thereafter. The tenant has since explained that they are looking for something potentially short term as they might be moving back to the US after 3 months or so but 'its up in the air.' He has said that he would prefer a 6 month lease with a 3 month breaking clause. I also want to protect myself here as I don't want to be in a situation whereby the tenant decides to stay and then when i give him notice to move out in several months time is unable to - we all know how difficult it can be to get tenants out if they are unable to find alternative accommodation. My husband and I will have a baby by then so we could do without that headache! Any suggestions on the best type of contract here ? I'm happy to do one for 3 months too but I need to make sure its all legal and correct. Advice very welcome!
  7. Hi All, I am new to this site and not even sure if this is the right forum but I could do with some help and advice if anyone wouldn't mind? My Mum was given notice on her flat back in October and her tenancy is due to end at the end of this week (28th November). The landlord is selling. However the new buyers of the flat would like my Mum to stay on as a tenant. Of course my Mum would like to stay in the property as she has been there for years but the sale of the flat has not gone through yet and the letting agent have not put anything in writing about her staying in the flat and she hasn't had a new tenancy. She has spoken to the letting agents on several occasions who have said everything is still progressing and even if the sale fell through the landlord has said he wouldn't chuck her out. My worry is that as of this weekend she has no legal tenancy so I am assuming her insurance is invalid as well? She has emailed the letting agency today and asked them to put something in writing to her but they keep phoning her telling her it;'s going to be ok? My mum is 65 and doesn't need this stress and is looking to me for advice. I have searched the web but can't seem to get to the right place for info. Any advice on what she could do or where I can go to for advice would be great!
  8. I'm in a pickle! I have become emotionally attached to my tenant. He's been a model tenant for about 10 years and i have a good relationship with him. He's never asked for anything and takes excellent care of the property, even making little improvements. I currently charge him £475 but a recent valuation recommends £550. I'm happy with the rent I receive at the moment and would love to retain my current tenant, he could easily move on. i'm coming up to a remortgage and told this rental amount may effect my stress tests. I know I'm running a business and I'm calculating losing this tenant may cost more in the long run. Has anyone been in the same situation? How would you approach raising the rent with his new tenancy agreement. Many Thanks. Rick
  9. Hi I've lived in this flat since January and have never even met the landlord let alone live with him though he is claiming I'm a lodger so he can evict me with shorter notice dodging the covid 19 legislation. What can I do. The contract is called a lodgers agreement but he doesn't love in the building I live in Bristol he lives in London. Help
  10. Hi I've lived in this flat since January and have never even met the landlord let alone live with him though he is claiming I'm a lodger so he can evict me with shorter notice dodging the covid 19 legislation. What can I do. The contract is called a lodgers agreement but he doesn't love in the building I live in Bristol he lives in London. Help
  11. Hello looking for some advice. I have a flat in London rented to a couple. The tenant contacted me today regarding his partner being made redundant and asked if there was something that I could do on rent. I don’t have a mortgage on the property. I wanted to ask what people are doing in this situation ? The current rent is 1700pcm. I was contemplating offering them a ‘rent holiday’ so that they pay 14000pcm instead for 3 months. Once the tenants partner finds another role it can return to the 1700pcm. They would then have 6 months to top up the rental payments to make up the £900 they missed. I’m not sure if this is going to help enough and what other landlords are offering! Bit lost here so any other ideas are very welcome. Thanks very much!
  12. Hi all, I would very much appreciate someone supporting me with this. I'm in the process of buying a HMO that has 6 students already moved in for the next acamdemic year. After seeing the AST and HMO licence I've agreed a sale. Could anybody advice me on the things that I should be aware of. I'm also not sure about the inventory report, and how I'm going to transfer the management of the property. I've got a list so far but if anybody has had prior knowledge on this I would be very grateful if they share their expeience. -Are the tenant in arrears? -Where is the deposit? -is it protected securely? -Section 48. Legal form that informs the tenant that i'm the new landlord. (I'm not aware of the full process).
  13. Hi there If anyone is able to give me some advice I'd be really grateful. I have a flat with a tenancy ending May 5th. 2 tenants who are friends. One is moving out. The other doesn't want to move out due to concerns over Covdi19 and wants to stay put and continue to pay his half of the rent. He also doesn't want to have someone new coming into the flat at this time. I have sympathy with his situation plus, it's unlikely I will be able to get new tenants, so having some income would be helpful. I'd like to be able to find a way to help him stay in the short-term, but where we are both still protected by a contract. 1. My understanding is that the AST cannot become a periodic tenancy since one tenant is moving and therefore the contract as it exists effectively ends. What kind of contract would I need to have in place for him to be able to stay for a couple of months, or until the lockdown is lifted, whichever comes sooner? 2. I am currently working through an agent who have been terrible and under normal circumstances my agreement with them would also have been ending on 5th May. I have asked them for help on this so that we can help the tenant, and because I am trying to abide by the terms of my agreement with the agent. However they have suggested the period tenancy or an extension to the existing tenancy - both I think cannot be done because one tenant is leaving, therefore the contract cannot remain the same. I can't get a response from them to move this situation forward. What options do I have to end the relationship with them but still help the tenant? Thanks in advance. Esther
  14. I’m looking for some advice from anyone who is familiar with the legalities of managing tenant disputes please. We have one property that we self manage and is tenanted by a couple who own a cafe. Given the restrictions on social gathering their business is clearly going to be affected over the coming weeks. I would like to get in touch with them to check they are ok and offer support, and was thinking that it may also be in both our interests to tell them to discuss with us if they are struggling financially and need to make any alternate arrangements for payment of rent, for example delayed rent payments. I would rather they tell us and make arrangements to get through any difficulty in advance so we can plan for our own outgoings. My question is whether such an offer could make it difficult in the future should there be any prolonged periods of rent arrears. I obviously want to be as helpful and understanding as possible, but don’t want to create a potential issue down the line. any advice much appreciated! Thanks Tom
  15. Hello All, This is a bit of a strange topic as this is spoken from a tenants point but here it goes. My cousin has just started his second year of university at Nottingham and has moved into a shared house with other students. As far as i am aware this house has been let out to students majority of the time. (I know students aren't the cleanest of people). Anyway my cousin has discovered mold on one of the walls in his bedroom, and when he came home last weekend he was saying that he had chest pains.... He has a dehumidifier which he has been leaving on more regularly and says it has reduced the mold a little. However the landlord came to visit the property the other day to check on the property (something to do with the WI-FI) but he also looked in the rooms and noticed the mold. Well his response was find a scraper and get scraping (Not sure it was worded exactly like that) So i was wondering if there is anything that could be done either getting my cousin to try and fix it (providing the landlord is happy with that) or a way to get the landlord to fix it for him, which from his reaction when he found the mold didn't seem to inclined to do. I know there is a selective licensing which has been brought into Nottingham is this of any use? Or could me cousin maybe appeal to get the mold fixed. I'm not trying to be awkward and cause work or a cost to the landlord, but i would hate if a tenant was getting chest pains or had mold in one of their rooms. I hope someone could give some advice on this. Kind regards, Jay
  16. So, first post in the forum - be nice! Long story short, my wife and I own a rental property (3-bed house in SE18, London) that is tenanted for the next 11months. As we've slowly explored the challenges posed by the new tax regime on landlords, we believe our best move is to continue investing via a limited company...however it won't be cost effective to move our current property to one (switching ownership between us isn't optimal either). Question then is "can we sell a property with tenants in it"? Does anyone have experience of this? It clearly lessens the target market just to BTL investors - does this have a hugely detrimental impact on price? All thoughts gratefully received!
  17. Hi all After a few refurbs / flips I'm finally buying my first btl. I just wondered if anyone had a checklist or a list of 'essentials' or 'better to haves' to check off that would be wise to have in place before getting a tenant in. For example; Landlord insurance Tenancy agreement / contract Maintenance agreement (with a plumber / electrician for emergencies etc) etc I've got a good idea of what I need but if someone comes up with that one thing I haven't thought of or just some relevant advice in general it could save me a lot of pain down the line. Any advice is much appreciated. Thanks Ross
  18. Hello all I would love your views on my situation: My mother was a full time carer for my dad. When he passed away she needed to go on Housing Benefits in order to rent a house in Rochdale (she gets roughly £360 a month HB then puts £160 of her own money in leaving her with what is left of her Pension). Her landlord has been terrible. A leak in her kitchen that he ignored for years resulted in the roof collapsing (while She was in there), her blown windows were not replaced for 6 years so she was living in darkness all that time, he's never done a gas safety check (yes, I know - illegal! We'll be reporting him when she moves out!) He's also benefited from a new boiler and other things (thanks to my mum being entitiled via her benefits). I'm sure your blood is boiling by now.... So you can probably see why I'm thinking "Why don't I become her landlord?" So.... fast forward weeks of research; the lender list seemed to narrow down when I stated "I'm renting to family" and once the word "Housing Benefit" comes into the equation I was (unsurprisingly) left with 1 lender! Because of the situation I have to get a repayment mortgage - with 25% deposit. However, this is for my mum, not for profit. I want her to move closer to me (near Holmfirth - Kirklees) where I can look after her and take her shopping etc. Luckily the mortgage is a great deal (despite the £32,500 deposit and nearly 4k stamp duty I've got to pay due to the new rules ) it's 2.18% fixed for 5 years (better rates because it's a repayment mortgage and not a BTL). On the Shelter website (re: Housing Benefits) it states: You can get housing benefit if you rent a property from a member of your close family who lives elsewhere. You can only get housing benefit in this situation if the council treat your tenancy as a commercial one rather than an informal family arrangement. The council will want to see proof of your tenancy, such as a contract or evidence of rent payments. The council may also want to see other evidence of a genuine landlord-tenant relationship. They might ask whether your relative took a security deposit or provided you with a gas safety certificate before you moved in. The council will refuse your housing benefit claim if it believes that your relative would not evict you even if you can't pay the rent. So, since I'm doing a tenancy agreement and all the other relevant official procedures - I thought that getting Housing Benefits for rent shouldn't be an issue. I told my mother to ring Kirklees council to check (she informed them that she gets HB in Rochdale and wants to move to Huddersfield and rent from her daughter - all done officially - and asked if that's OK in terms of Housing Benefits). Kirklees council said "It's seen as contrived so the answer is no. End of story. Too many people have been taking advantage so we don't do it anymore." I'm still going ahead with the purchase. As a result I'll get no rent, I'm forking out 38k (deposit, stamp duty and other fees) and will have mortgage interest to pay each month. I know it's ALOT of money, but it's my mother and she is worth it! You can guess what my question is.... If we are sticking to the rules - as stated on the shelter website - can Kirklees really do this? Surely if she's claiming HB already but then moving house and still claiming HB - there's no change to her circumstances - how is that contrived? We will do it all above board and I can prove it - so how the is this fair? Any input would be greatly appreciated. Thank you Katy
  19. I'm 64 years old and my wife is 61, both in reasonable health, however, we are hoping to retire in 2018. For the last 30 years, my wife and I have run a Guest House. The building is quite large over four floors including a converted basement area with the land taken away from the gable end creating a large patio area for the basement. As you can imagine, this is a life changer for us; once we close the doors we stop our income. Scary. That's why I've joined this forum. The building is worth around £850,000.00 with no mortgage attached. The location is a south Manchester suburb with very good transport links into the city 5.9 miles away; including a metro stop just a 9-minute walk away (no not 10, 9 ) which take 12 minutes into the city. We have savings of £150,000, a private pension of £3700 per year with my state pension due in Jan 2018 and my wife’s due in Feb 2022 and a small pension due in 2023 of £4700 per year. We have two options: To sell, buying a place for our selves with the proceeds of the sale, say £400.000 and invest the rest hoping for a minimum yearly income of 4% on £400,000. (£1,300.00 per month including fees) To redevelop the building; creating just 4 luxury apartments (very large, one per floor). With a minimum rental income of £1000 per unit. The question is what would be the most prudent way of setting up option 2 . Option 1 Is pretty straightforward, however, we would end up with the main part of our retirement income being susceptible to fund managers decisions and stock market fluctuation (little control). Option 2 As a couple of potions its self : a) We move out into my wife’s brother house with them, for a good 6 months or we rent at £700 per month. We use our saving to redevelop hoping £150,000 will be enough, to leave us with no loans or mortgage to repay. Once the work is completed we take on one of the apartments. Reducing our income from £4000pm to £3000pm. Asset wise we will have the proceeds from the sale of a property to pass on to our sons. We have tree boys all in there 30's. The first two we help to buy their houses. The oldest bought for £62,000 the second bought at £162,000 and the third is having a hard time with the average house around Manchester at £250,000. We could sell one apartment to him for £150,000 through his own mortgage. After inviting 7 estate agents in round 18 months ago the average sales price of each apartment was £250.000. This will generate another £150,000 in the pot which would secure the development costs and also could be used as a deposit on a house for our selves with repayments met by are overall income. The thought being our youngest son can sell or rent out his apparent to help fund a house for himself. Asset wise we would have three apartments at a minimum sales price of £750,000 and the equity on the house we would buy. The three apartments would act as security on any loan we require for a house. This is just my thoughts. I would love it if someone told me it's a load of rubbish and came up with a fantastic new way of looking at it. We rented out a number of properties in the seventy's all to students, so a little experience, but need to get up to speed with todays letting market. The Planning decision is on the 5th October, in which we envisage no problems. If we decide against the development the building will be sold with planning permission. Other factors, My wife is scared stiff.
  20. Hi everyone Hoping someone can give me some advice ...... I have just found tenants to move into my first BTL, two girls on a joint tenancy. They have gone through referencing, signed the contract electronically, paid deposits & first months rent etc. I have emailed them to arrange handing over the keys and going through the required paperwork including looking at the original passport for the right to rent check. They are coming from London to Peterborough, and one has advised that she won't be moving up until the following day. Which I have said is not a problem as I'll pop back but I am now wondering if I am opening myself up to problems specifically with the right to rent check. I have seen a copy of the passport via the open rent referencing but I understand I need to check the original by Law. What do you think??? Thanks Holly
  21. Hi all, Hoping for some landlord advice as my parents are in a bit of a tricky situation. They’ve been renting out a 3-bed house (30mins from York, 50mins from Leeds) for £1,200 PCM to a family for just over 2 years. To date, they’ve been perfect tenants and we have a good relationship with them. However, they’ve not been able to pay rent this month because of the self-employed father losing a contract. He’s looking for other jobs at the moment but no guarantee he’ll have a reliable income in the near future. My parents have a couple of ideas for what to do including reducing rent until they’ve found new tenants to reduce impact of a void period but I’d like some suggestions from you guys as to what you’d do in this scenario? Parents are going to be very busy over next 3 months so would like to do whatever is simplest without of course losing too much rental income. Thanks very much, Jack
  22. Hi, my name is Margaret, l own a studio flat. My tenants were not bad, however i have to call them every month to remind about the rent payment and they had problems with informing me about the leaks..... anyway, they called yesterday to tell me, because of the leak, which i thought was fixed long time ago, they are leaving. To be honest, I'm quite happy with this. My question is they haven't send me an official notice. Should I ask them to sign any document that they are leaving definitely? Like a contract termination or something? Thanks for any advise, Margaret
  23. Hi, I will be really grateful for feedback on the following scenario, please? The Tenant has vacated my property and the inspection report has identified a few patches on several walls that are marked beyond fair wear and tear. Prior to getting quotes done, the agent has come back to say the tenant wants to do the work as they own a decorating company. The risk I am concerned by is that the tenant could cause damage - deliberately or accidentally. Agent has stated they cannot observe work and tenant has said to do the job properly they intend to apply paint in an evening and the following morning. Do I allow the tenant access to the flat to do the work? Thanks, Damian
  24. Hi Has anyone out there had and dealings with credit/reference checks for a Brit returning from abroad? Are there any or many difficulties acquiring satisfactory checks? Any advice would be greatly appreciated. Simon
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