WWYD - tenant wants to move five others in

[ChickyChickyParmParm]

We are renting our family home out while overseas for 2.5 years. Current tenants are one year in and wish to stay. They have been clean and tidy.

It's a midsized house with 3 double bedrooms and a box room. One bathroom. There are four people there at the moment. The rent is £700 a month, which is bang on average for the area.

Our property manager just got in touch to say the tenants want to move some family members in to save money - five people altogether, including three children. That would make five adults and four children. He has suggested they pay an extra £100/month, taking the rent to £800.

Property manager seems to think this won't be a problem, although did mention extra wear and tear. We don't mind scrapes, bumps, scuffles etc but we're concerned about the impact of nine people using a water heater that is designed for a house of four, and on other appliances (oven, dishwasher etc).

Perhaps I should add that the tenants and their extended family are from a culture where living a few to a room isn't a problem. And they don't have much money - which we are sympathetic to. But in the end their rent does not quite cover the mortgage so I'm slightly worried about the expense of any extra wear and tear.

WWYD?

[OverScentedFanjo]

Ok, I'm a landlord. I don't think you can do this. It will become a multiple housing issue. I think you would need extra things like fire doors, fire exits etc.

An extra £100 on the rent isn't going to cut it. Your insurance will need to change as well.

Extra wear and tear will be a major problem.

I'd say no. But they probably will move in anyway. Get more advice. The letting someone agent sounds pretty useless to be honest.

Did you say currently four are there and they want to move in an extra five? So nine people in total? In a three bedroom house you could be in trouble.

[lalalonglegs]

I disagree, if they are related then it isn't a HMO. However, I think that is far too many people for a house that size and I would refuse. If the original tenants decide to stay, I would want regular inspections to make sure that their family members haven't moved in on the sly.

[ChickyChickyParmParm]

Thanks both.

There are already inspections four times a year so I don't think moving people in on the sly would be an option. My parents went recently to do some work on the outside of the house and said there are people in and out all day, which is fine of course - but that's different than living there.

I called our insurance company and they don't seem to think it's a problem as it's still a single tenancy.

Perhaps I should have added that this is not in the UK...

[ImperialBlether]

It's far too many people. The house will be damaged and you'll have to replace the kitchen and bathroom etc no matter how good they are. I wouldn't agree to it. How you can stop it happening, though, I don't know.

[Qwebec]

I agree with what was said above. I know one person who accepted that 3 people live in a tiny studio the size of a bedroom. The place was trashed when they left. They were in such close quarters it was kind of inevitable.

[ChickyChickyParmParm]

Thanks Imperial. I think it will be easy to stop it happening since there are so many inspections. As someone who has rented most of my life I thought four a year was obtrusive but now I suppose I'm benefitting from the flipside.

[traviata]

I disagree - provided they all live as one family it won't be a multiple housing issue. That only applies if there are several households under one roof.

So it's another couple and their 3 children? On top of 3 adults and a child? It will be pretty crowded. You might find problems with ventilation and condensation, which could lead to more damage than just scuffs. I'd have a think about your heating system and about the airiness of the property.

If you agree to it, I would be asking for more than £100 extra, especially if you're not covering the mortgage at present - how will you pay for redecoration, even for wear and tear?

[ChickyChickyParmParm]

Didn't even consider the ventilation issue. Very good point. Nor the redecoration - although we'll be pulling up the carpets when we move back so it would really just be walls.

[LIZS]

How many bathrooms? That is a lot of wear and tear. We had 5 adults sharing a bathroom and shower room and both took punishment to the extent we replaced them. Likewise the kitchen and appliances. Also if they are not named on the tenancy they may not be liable for any outstanding bills etc.

[ChickyChickyParmParm]

Just one bathroom, LIZS. Or rather, a separate toilet, and then a room with a bath/shower.

Lots of stuff I haven't thought of, really appreciate the replies.

[AndNowItsSeven]

A four bed with nine people is fine. My dh and I have seven dc in a for bed. That's only two people per room and three dc in the other.

[Floggingmolly]

How do you think the house being inspected 4 times a year will restrain them in any way? If they want to move another family in; and it appears to be financially imperative for them, they will.

[MissBattleaxe]

I don;t know what to advise but I shudder to think about the state it will be in after nine people have been living in it.

[Sunnyshores]

As its not UK, not an issue re HMOs. But that is far too many people in a house for it not to need major renovations when they leave. We had a lovely extended family in a 3 bed house (4 adults, 2 kids). But the shower broke every year, and oven, hob and washing machine every 18 months.

The biggest problem though was damp caused by over occupancy. The constant boiling of food on the hob, showers, masses of washing hung in the house, they had financial difficulties so hardly had heating on, which made the damp worse. When they left we had to have plaster hacked off walls.

[ChickyChickyParmParm]

Flogging maybe I'm being naive but the property agents are pretty onto it. I can also give them their notice if they violate the terms of the tenancy agreement, it's much easier to evict tenants than it is in the UK. I hope it doesn't come to that though.

[ChickyChickyParmParm]

Sunny a new oven, hob and washing machine every 18 months?!?! That is crazy!

[DonkeysDontRideBicycles]

Potentially more wear and tear especially with three youngsters but if the original tenants have been dependable and checks can be made and there won't be a problem getting possession when you're about to return, it can work.
A hard headed LL would question this if as far as the texisting tenants are concerned, money's already tight.

Make it plain to your property manager to let you know asap of any change in circumstances or if repairs are required. Are utility bills kept in your name and factored into the rent?

[OverScentedFanjo]

Ask the letting agent how they will determine if it is only the original tenants there and they haven't moved people in.

I had a house where they moved extra people in and it wasn't apparent until they left. I saw the greasy body outlines on the walls downstairs where people had been sleeping on the floor.

[Scone1nSixtySeconds]

It would worry me that extra cooking would happen in areas of the house which aren't the kitchen.