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AIBU?

Share your dilemmas and get honest opinions from other Mumsnetters.

Original poster

To ask for a reduction in rent?

138 replies

Lonelycats · 05/07/2023 09:01

Landlord just told us that a three months long extensive refurbishment project is starting NEXT WEEK! Scaffolds, windows covered up, extensive work on our roof. Landlord says to expect ‘some dust’ and also says the works are noisy by nature.

I know that the landlord is not required to compensate us is in any way, but is it worth asking?

  • With such short notice we were never given an opportunity to plan around these works, or move out.
  • I work from home (I know it’s not their problem as the house was not advertised as office space, but these are my circumstances)
  • we have only planned two weeks holiday as one of my children is doing exam revision this year so we are going to be here for the next five weeks…! Studying and working. Other children are in day camps in and off to allow for some peace and quiet at home. I’d lose all my money for these activities if we were to try and go somewhere else for the summer
  • I can’t bear the thought of not being able to open any windows on a hot day
OP posts:
SquishyGloopyBum · 05/07/2023 09:02

Ring Shelter for advice on this.

Original poster
Lonelycats · 05/07/2023 09:04

Additional info: they only explained the nature of these works after we asked, initially they just said that some refurbishment would take place.

They are addressing an issue with the facade and the roof

When we moved in three years ago the property had just been refurbished, we are the first tenants they have. So we didn’t not foresee any extensive works taking place anytime soon when we moved in

OP posts:
Original poster
Lonelycats · 05/07/2023 09:13

SquishyGloopyBum · 05/07/2023 09:02

Ring Shelter for advice on this.

Thanks, will definitely do. I was also hoping that maybe someone who has been in a similar position would see this, and share how they handled it

OP posts:
Toniii · 05/07/2023 09:19

I cant get my head around you wanting money off, what difference would that make to all the issues you describe? You wouldnt get money off your mortgage if you decided to get a load of works done. Surely the works are making the place better?

BernadetteRostankowskiWolowitz · 05/07/2023 09:20

I think it depends on whether the work is "repair" or "improvement". Neither over ride your right to quiet enjoyment, although you do have to grant access for repairs (but not improvement).

Will the contractors require use of your gas/elec/water whilst carrying out the works?

Original poster
Lonelycats · 05/07/2023 09:22

It’s ‘repair’, whatever has prompted these works has not caused us any issues. It was newly refurbished inside and out when we moved in. It’s works on the facade and roof - it looks perfectly fine but there must be underlying issues

OP posts:
BernadetteRostankowskiWolowitz · 05/07/2023 09:24

Toniii · 05/07/2023 09:19

I cant get my head around you wanting money off, what difference would that make to all the issues you describe? You wouldnt get money off your mortgage if you decided to get a load of works done. Surely the works are making the place better?

Yes but if you owned the home and chose to get major works done you would have completed autonomy over when they happened!

Toniii · 05/07/2023 09:25

@BernadetteRostankowskiWolowitz a downside of it not being your property.

Dozycuntlaters · 05/07/2023 09:27

YABU - this is the prime time of year to get work like that done plus it's good you actually have a LL that gives a shit.....you would be the first to complain if the rook had a real problem and sprang a massive leak.

By all means ask, but realise that this will mark you as not being great tenants and may even lead to a section 21. Personally, I think you need to just suck it up.

Darkandstormynite · 05/07/2023 09:29

Toniii · 05/07/2023 09:19

I cant get my head around you wanting money off, what difference would that make to all the issues you describe? You wouldnt get money off your mortgage if you decided to get a load of works done. Surely the works are making the place better?

Your confusing ownership with paying for a service/product.

The landlord is providing a service/product that the consumer (tenant). is paying for. As part of that contract she has a right to quiet enjoyment of the property. Works will almost certainly impact on that. Therefore, she's not getting the full benefit of what she is paying for. As such, she should look into some kind of compensation for this.

If you leased a car and you weren't able to use it due to a fault, you'd return it to the garage and get a temp car whilst they fixed the problem.

Apples and oranges. You cannot compare a mortgage owned property to a tenancy. I think a lot or landlords don't really get their head around this.

Toniii · 05/07/2023 09:32

@Darkandstormynite so all rented properties when having work done to improve/repair an issue that come with some noise mean that the tenant should be compensated? As a renter, I would never expect a LL to not only pay for all the repairs but also pay me for the inconvenience of the repairs. I suppose it's not about opinions, it's about what's in the contract.

SchoolShenanigans · 05/07/2023 09:33

Can it hurt to ask?

Darkandstormynite · 05/07/2023 09:33

Dozycuntlaters · 05/07/2023 09:27

YABU - this is the prime time of year to get work like that done plus it's good you actually have a LL that gives a shit.....you would be the first to complain if the rook had a real problem and sprang a massive leak.

By all means ask, but realise that this will mark you as not being great tenants and may even lead to a section 21. Personally, I think you need to just suck it up.

This is exactly why section 21 notices are being abolished. Too many times have tenants been in fear of raising objections because they may be evicted.

Consumers have a right to raise issues without fear of retaliation, its madness that tenants don't currently enjoy the same rights.

Back21970 · 05/07/2023 09:34

3 months is a long time to put up with the inconvenience so yes, I think it’s reasonable to ask for a rent reduction.

They can only say no so worth a go.

Darkandstormynite · 05/07/2023 09:36

Toniii · 05/07/2023 09:32

@Darkandstormynite so all rented properties when having work done to improve/repair an issue that come with some noise mean that the tenant should be compensated? As a renter, I would never expect a LL to not only pay for all the repairs but also pay me for the inconvenience of the repairs. I suppose it's not about opinions, it's about what's in the contract.

If it impacts on your quiet enjoyment of something which you are paying for, then yes you should be able to discuss that with your landlord and come to an agreement.

It's absolutely down to what's in the contract.

Dotjones · 05/07/2023 09:37

I think YABU if you think asking for a reduction will result in a positive outcome. Best case is they say no, likely case is you'll be served notice. How much are you expecting them to reduce the rent by? Is it worth the risk? They are unlikely to agree to reduce the rent significantly because you're still there, your stuff is still there.

Is it shit? Yes. But I lived in rented flats for years and NEVER got notice of work like this in advance - it was a case of coming home and finding scaffolding up, or worse, coming home and finding someone painting my hallway (my hallway, not a communal one). Even now living in a leasehold place I don't get notice of things happening. Scaffolding just appears periodically.

neverenoughchelseaboots · 05/07/2023 09:40

Although inconvenient I’d be pleased that the landlord is proactive and wanting to keep the house in good repair.

Newname47 · 05/07/2023 09:43

I'm a landlord and would expect to offer a reduction in rent where the house is not at the paid for standard. For example, when waiting for some repair work that meant a room was unusable. I think it's probably fair enough to have the conversation if there's a material impact on you like having to go out more because it's too noisy at home or needing a cleaner because of all the dust. There are a lot of rubbish landlords out there (I've had some of them myself!) so you may well be ignored.

BaronessEllarawrosaurus · 05/07/2023 09:44

What sort of property is it? 3 months seems very excessive for a house but if it's say a flat above a shop and the whole block is being done i could understand it. If its the 2nd situation talk to your landlord and see if he will agree to getting the work done on your exterior when you are away. That would hopefully minimise the disruption you suffer

usenamehshs · 05/07/2023 09:47

This reply has been deleted

This has been deleted by MNHQ for breaking our Talk Guidelines.

Original poster
Lonelycats · 05/07/2023 10:37

one if the issues I have is the very short notice period. The landlord probably knew the start date and the extent of the works since a while and chose to wait until the last minute to notify us.

To the poster who said I would never move out anyway: I’m not sure that’s correct, with more notice it would have been a possibility. I take anywhere from 2-5 zoom calls with clients every day and I just don’t know how to do that in the coming months unless I find an office - but what do I do with dd who is meant to be revising for her exams then? And another one of our children is home educated - I don’t know what to do about that now, it sounds like this won’t be a very good environment for learning over the coming three months.

Given the option I would have considered moving. The landlord would obviously have struggled to find a new tenant for the coming three months which is why I feel that the very short notice period was deliberate.

OP posts:
Cakesandbabes · 05/07/2023 10:45

What's EPC on the house?

And is there cladding?

Original poster
Lonelycats · 05/07/2023 10:48

This isn’t standard refurbishment and upkeep of the property, it was a newly refurbished only three years ago and it seems a contractor made a mistake which now has to be addressed. We moved here from a house which was rather old and constantly had issues with it so I’m no stranger to tolerating necessary work, we actually ended up moving when they had to damp proof the entire house which made it impossible to stay in situ… so we were actively looking for a newly renovated place to escape these scenarios

OP posts:
Original poster
Lonelycats · 05/07/2023 10:50

Cakesandbabes · 05/07/2023 10:45

What's EPC on the house?

And is there cladding?

I’m not sure about the EPC. No cladding, it’s a grade II stucco terraced house

OP posts:
Stratocumulus · 05/07/2023 10:56

Speak to Shelter. Today!

Speak to your landlord again outlining the issues you’ve mentioned here re work & kids education/exams.
You are entitled to the “quiet enjoyment of your home.” In reality if it’s too much disturbance or inconvenience your LL should pay to move you out when it’s at its peak.

Speak to the roofing Foreman, not his staff, the Foreman/person in charge , to outline any issues you’re worried about and together manage both your expectations.
Communication is key. Keep the channels open.