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AIBU?

Share your dilemmas and get honest opinions from other Mumsnetters.

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Original poster

Tenant requesting reduction in rent

259 replies

TattyCat · 15/02/2018 11:42

Just need to check whether IABU.

Our tenant has rented for around 15 months. A few months ago, she complained of a damp patch in the kitchen, so we've had investigations and this has included knocking plaster off the wall, removing the radiator and applying damp proofing. We are awaiting the plaster drying before the radiator can go back on. Just as a note, the house is REALLY warm and this radiator is one I generally had switched off, or on low when I lived there as the kitchen gets hot.

Anyway, tenant has a dog and a few months ago requested permission for a cat, both of which are fine with us and we've always wanted to be flexible. Tenant is now pushing quite hard for a £50 reduction in rent because of the inconvenience of the work being done (albeit it makes the place better!). This work is costing the equivalent of 2 months rent but clearly, we also want to maintain the property so I don't suppose this is relevant.

IABU in saying 'no'?

OP posts:

Tablesturned · 15/02/2018 12:16

Is it a one-off £50 reduction? I think that would be fair.

When I was renting the house was decorated and I couldn’t use the heating or some of the rooms for two weeks. I didn’t ask for a reduction in rent for that period but I did use the fact I was inconvenienced as a lever when I moved out and there was a dispute over the deposit ie over charging me for cleaning etc.

brownelephant · 15/02/2018 12:17

tbh
having building works done is a pita, all the dust and being available to let in builders etc so I see where the tenant us coming from.

FluffyWuffy100 · 15/02/2018 12:18

She has a cat and a dog... she isn't going anywhere given how hard it is to find rentals that accept pets.

Tell her to jog on - no rent reduction.

ExFury · 15/02/2018 12:20

The cost of the repair isn't relevant. Neither is the thought that she should be grateful that you responded quickly - that should be a given.

How long has she been without the radiator in the kitchen? Just because you turned the radiator in there off doesn't mean she should accept being without it. How long is the work likely to take?

BaronessBomburst · 15/02/2018 12:23

Whenever I've had a tenant with a cat or a dog I've ended up having to replace all the carpets.
So, definitely no rent reduction.
(And I don't allow pets anymore.)

HariboIsMyCrack · 15/02/2018 12:23

This reply has been withdrawn

Message from MNHQ: This post has been withdrawn

MatildaTheCat · 15/02/2018 12:26

No, keep it civil by saying you cannot afford the mortgage if you reduced the rent.

crispsandgin · 15/02/2018 12:27

If we do decide to sell it, that's an inconvenience and would she then also be asking for further reductions? It's difficult - on the one hand I get it, but on the other I think it's quite cheeky! We'll be selling with tenant in situ if we do decide to sell though, so it shouldn't change

You do know though that the tenant does not need to let you have any viewings at all though? They have the right to quiet enjoyment of the home and do not have to let you or agents or viewers in at all. So if you are going to want them to accomodate you in this way you might want to think about how you can keep them onside.

Original poster

TattyCat · 15/02/2018 12:30

The damp issue only became apparent at the last tenant check and resulted in paint flaking off the wall, so not 'wet' damp as such - just messy looking paint work around the radiator.

We jumped on it straight away but that probably meant a couple of investigations, then having someone in to do the damp proofing and then plastering. And it will need to be repainted (just that area though - we know the paint used so it only needs one small wall doing) and the radiator reinstalling. This can all be done at the end of next week, once the plaster has had chance to properly dry (don't want to have to redo it!!).

OP posts:

Laiste · 15/02/2018 12:30

Why has it taken a 'few months' to fix this? Taking a radiator off a wall, knocking of a bit of plaster looking at it, putting in damp proofing and re-plastering isn't months worth of work.

londonrach · 15/02/2018 12:30

Rented for 10 years. Never expected a reduction for any work. Just grateful if a good ll mended anything. mind you we refused viewings or gave a very limited window when viewings could occur, in every property we were renting after our first and finding the estate agent without someone looking in my underwear drawer. (His excuse was he was trying to orientate himself in our 2 bed flat). Always got 100 percent deposit back. So gladwe escaped the rent trap now. Yanbu. Tenant being very cheeky

Ellie56 · 15/02/2018 12:31

No I wouldn't give her a rent reduction. Just remind her that you have accommodated her dog and cat when many landlords wouldn't.

Laiste · 15/02/2018 12:31

OK, xpost but this has been going on for 15 months then? If it was discovered before your current tenant moved in. That's the whole 15 months of her tenancy.

Fairenuff · 15/02/2018 12:32

When are you thinking of selling? It will be so much easier to sell without a tenant in there and you'll need to give her notice to leave.

londonrach · 15/02/2018 12:32

Op..re your selling comment you do know a tenant does not have to allow viewings ever even if its written in the contract.

Original poster

TattyCat · 15/02/2018 12:32

Ok, so on this basis, what would be the right thing to do for the tenant? To give her notice, to reduce her rent or to leave her in situ and expect her to accommodate viewings with no recompense?

I don't know, so would appreciate the collective MN view!

OP posts:

brownelephant · 15/02/2018 12:32

replastering = messy and dusty and probably involved the tennant having to remove all food and crockery from the kitchen for a while.

SaskaTchewan · 15/02/2018 12:34

She can always ask, but I would refuse with a very firm NO. You are trying to fix a problem, you are not inconveniencing her for the fun of it.

You don't have to make any gesture either if you are selling the property either, why on earth should you? It's an inconvenience to sell with tenants on site, you are not asking her to pay more, are you>
However, she is entitled to refuse viewings, so you could offer her a discount to reflect the inconvenience of the viewings, that's fair.

Tenant + dog + cat will put a lot of buyers off!

Laiste · 15/02/2018 12:34

I'm not saying you should give a reduction in rent necessarily, but so many posters are talking about how she wouldn't get a reduction in her mortgage if she owned the place ect ect ... but the point is she doesn't own it, she's at the mercy of the Land lord, all renters are. Who's to say that she wouldn't have had this sorted out within a few weeks rather than months if it was her place?

expatinscotland · 15/02/2018 12:35

'To give her notice, to reduce her rent or to leave her in situ and expect her to accommodate viewings with no recompense? '

Give her notice. Wait till she's out for the viewings. Really don't want to do them with a dog and a cat there, anyway.

crispsandgin · 15/02/2018 12:35

Ok, so on this basis, what would be the right thing to do for the tenant? To give her notice, to reduce her rent or to leave her in situ and expect her to accommodate viewings with no recompense?

You can't expect her to accomodate, you can negotiate. Why not ask if she wants to stay or not? Then you can negotiate the terms of how that would work.
If you give her notice you might not sell quickly so having her stay could be significant to you financially. It depends on the factors involved.

staremma · 15/02/2018 12:36

As long as you dealt with the damp problem as soon as they let you know about it then you are not obliged to reduce the rent, you are fixing the problem at your own cost so the inconvenience they will just have to deal with, would they rather you ignored the problem and did nothing. Regarding selling the property, as long as you give them 2 months notice before they have to more out, again, you do not need to give them any reductions. Hope this helps.

Original poster

TattyCat · 15/02/2018 12:36

Laiste Where did I say it's been going on for 15 months? I said a few months ago, but if you want to be specific, it was November last year so with Christmas in the middle of that, I don't think it's been unreasonable! We can only work as fast as the experts investigating something that wasn't immediately obvious as to why it was occurring!

OP posts:

Jon66 · 15/02/2018 12:37

I have a couple of properties and like you am very conscientious about repairs. I wouldn't give a rent reduction for several reasons. You are a good landlord, she is allowed pets which many landlords won't entertain under any circumstances. Because you allow pets the wear and tear on the property is greater. If the oven didn't work for a couple of weeks, or the boiler broke down, I might give a small one off reduction on that months rent, around £50 to £100 due to the tenant having extra expenses, but not a permanent reduction. £50 a month over a year is £600. The other approach is would a court give a reduction under these circumstances for disrepair. The answer is a resounding no, because there is no loss, the repair has been expedited and these are normal maintenance repairs any householder would need to undertake. Hope that helps.

Laiste · 15/02/2018 12:37

When does her tenancy run out OP? Rolling 6 month contract or yearly?

I would say the right thing to do would be to warn her you want to sell and give her the opportunity to look for somewhere else if she wants to before it goes on the market at the end of her current tenancy.

If you both agree to her staying in situ then you'll both have to agree to a viewing schedule.

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