To ask for a reduction in rent?

[Lonelycats]

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

Buildings need periodic maintenance. The reality is that the cost of this work to your landlord far exceeds your total annual rent.

One option is to ask the landlord to release you from the contract and move somewhere else, if you really think the work effectively renders your contract voidable. Another is to look at how to work around this essential maintenance.

A rent reduction will not reduce the impact of the work, so it's unreasonable. However plenty of people make unreasonable demands, as long as you're confident there is no downside you are not prepared to stomach, you certainly don't need validation from strangers with limited knowledge of your appetite for engagement.

I think not being able to open windows/fresh air etc would be a big issue for me - obvs I can go out after work etc, but will they provide temporary air con for you or fans?!

Definitely ask for help towards renting another office space. That's probably easier than asking for a reduction in rent because it's a clear amount of money that is directly caused by the works. "I can't do my job from home because it's going to be too noisy. This a direct result of you planning works at this time. I am therefore going to have to spend X amount per day to work somewhere else, you need to cover this." Though before you ask this outright, definitely ask if the works could be moved to a more convenient time.

could you check how much it costs to rent a hot desk type temporary office facility for 3 months and see if landlord will contribute

near me it would be 150 a month to rent an office in a building

I’m a landlord and would probably offer a rent reduction for something like this unprompted. Definitely definitely worth you asking as they may just not have thought about it.

My building had an issue that meant we could not flush toilet paper for around 3 weeks (in the middle of summer) and there were regular times when we could not run water either while repairs were made.

My landlord messaged me apologies and halved my rent for the month for the inconvience.

We're landlords and you have to get work done when contractors are available. We wouldn't be giving compensation as well as paying for the work. Would you rather the landlord look after the property or neglect it?
Honestly no wonder a lot of landlords are selling up, which will only drive rents up to the max people will pay.

Is it actually a repair because the contractors didn't do the renovation work correctly or is it a rectification because the landlord didn't have listed building consent for the changes or the contractors didn't use the appropriate materials? Has anyone been to inspect the property to investigate this issue since you moved in? Given that you haven't had any issues and the stucco facade is one of the things being "repaired" (but you have had no issues with damp and there aren't any visible issue like cracks, bulging etc), I suspect it might be that the landlord has been told to change the renovations back to how they were previously because it is a listed building...

If you haven't reported any issues and no one has been to inspect the property, I would also guess that the landlord knew about this before you moved in or has done for a very long time. It may have taken this long to get listed building consent. It took us 2 years to come to an agreement on the correct colour mortar for repairs to our facade... It could also be that the renovations failed the building regs inspection, I suppose, but that also means he has known about the issue for a very long time.

When did you renew your AST? If the landlord knew about the major works when you moved in, that would be misrepresentation. However, you only have 90 days after signing the contract to complain. I believe the clock resets every time you agree a new contract though (not a lawyer but a landlord and a former housing advice volunteer). The remedy would be allowing you to break the contract, which doesn't help you much unless you want to move out immediately?

I also believe there is precedence where the courts have awarded compensation to tenants for inconvenience when the landlord has not told the tenant before signing the contract that major works are planned, even where there has been no financial loss due to the works. I would have thought that the landlord could pursue the builders for any loss of rental income from you if the "repairs" are due to the builders mistake.

I would get legal advice and ask for a rent reduction. Shelter are very busy and prioritise tenants facing eviction. Do you have legal cover with your house insurance? There may be a free housing legal advice clinic in your borough. CAB can also help advise. Which? also have a very cheap legal advice service.

Ive been through work in the Summer and its not as bad as it sounds. Advice for hot days is also windows open in the morning, closed in the day and open again in the evening. As long as the scaffolding isnt blocking every single window (presumably not), I dont think its too much of a problem. You might need to move around the house to find a quiet space if the work is loud in one particular area.

I think the landlord should have let you know in advance though - that would have been the decent thing to do, especially if he knows you WFH.

Also worth pointing out that the LL would not be able to get new tenants in if you left, so you do have some leverage @Lonelycats

If the landlord as a large portfolio...he may have a vacant one at the same time? Worth asking.

As if that's the only other option. 🙄

I imagine the OP would like a LL who looks after the property AND considers his tenants; it's not impossible to do both.

OP, I'd raise it by presenting some options: something like you appreciate the work is necessary but three months (or more, if disrupted by lack of supplies / bad weather) will have an impact on your quiet enjoyment of the property...would he consider contributing toward the cost of renting office space in a business hub for the length of the works, or pay for a weekly cleaner to keep on top of the dust, whatever seems reasonable and beneficial.

As a LL, I'd give you a 20% reduction in rent for 3 months. But really - if the roof needs doing, it needs doing. Do you want a ratty roof in the winter?

May help for your work,when not in calls, and your child with exams:

Get lightweight, slimline headphones. The sort that come free with a phone. Wear these, and over the top, wear builders' ear defenders. These cost about £20. Listen to non-distracting music or the sound of rain or birdsong or something. This set-up is very effective at blocking out noise, much more so than expensive noise-cancelling headphones.

Might help with your zoom calls too, I've not tried.

when I rented my landlord had work done and we had scaffolding and dusty
mess for 2 months and they offered to reduce rent which I hadn’t asked about because I was just grateful they done the work and then as soon as the work was done they increased my rent by £40 per week because the work increased the value of the house and we moved out I was fuming 😂

I can see your landlord’s point of view. I’ve renovated a few properties in my time. Sometimes, I’ve had a quote for a job that I thought I thought would happen somewhere down the pipeline and the next hello, the builders have had a cancellation and they’re at my door the next week!

As a landlord, so long as my property is up to scratch for letting, I wouldn’t necessarily inform tenants that work might need doing at some point in the future. However, I have given my tenants a month rent free when work got in their way (boiler packed up in the middle of winter and had to be replaced), so it’s definitely worth asking.

so no one came out to

quote?
Measure up?
Design?

No help, but my university halls had broadband installed and they had warned about dust so I had put my PC in the wardrobe. I saw no dust when I returned from the lecture and everything was clean as I had left them but they gave us all a £50 refund for the supposed invovenience!

so nothing internal whatsoever?

YABU

In three years since you moved has he ever raised the rent?

Are you being intentionally obtuse @Toniii ?

Pinning contractors down for a start date on outside work is practically impossible IME. We’ve just had some work down on our house and the start date kept changing due to the weather.

Your LL should have given you advance notice of this major project though, it was rude not to do so. Ask for details of what’s being done, because three months is a really long time. We had our roof replaced last year and it only took a few days.

I don't understand why you would think asking for a reduction in rent would make a difference to your situation. A discount won't change the dust and noise. I am a landlord and look after my rental property and carry out regular maintenance. I know of friends who are tenants and have awful experiences. Only yesterday, my tenant said the washing machine was smelling and smoke was coming out. Today, a repair guy is there to hopefully fix it, if not I will replace it immediately.

I appreciate there is going to be disturbance and mess but if he is maintaining the property to this level, then he sounds like a good landlord. On the flip side, if you cannot see any issues and have reported no issues, he may be preparing the property for sale.

The landlord should have fully explained to you what work was to be carried out, why and if I was in his shoes knowing it would cause some disruption, I would have spoken to you in advance to give you warning.

I'm a landlord. I would consider a request to reduce the rent.

Shelter are hard to get through to on the phone but they do have a good website that will very likely have the answer to your question .