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Original poster

Need advice. Really upset by landlords behaviour

395 replies

amazegumball · 07/02/2015 20:36

In a 12 month fixed term agreement which runs out on 12th march and go into a month by month contract.
In the Summer (when my baby was 2 weeks old) I was advised the landlord is selling the property. I explained my situation and said not only will i find it difficult to accommodate viewings with a newborn but we are halfway through a fixed tenancy so he cant.
A week after xmas i get an email saying the property will now be put on the market and two months notice will be given after my fixed term runs out.
Im devastated as i love my home and my kids are in the local school not to mention i have a fitted kitchen and bedroom so will have to fork out for new.
Letting agents emailed last week. Said landlord will be coming on monday to take pics. I was away at the time and said its wasnt convenient.
Just received another email( 5.30pm today ) saying the landlord WILL be coming this monday morning at 10am bringing with him several agents and can i make the house presentable?
I responded saying Monday wasnt convenient (its my bday and ive planned a day out) but the next day was.
Ive just received a email back saying -

Sorry it's going to have to be Monday as it's all booked in with the agents. The landlord left it last week as you were away but cannot change it again.

The landlord wants to keep disturbance to a minimum and will work with you as much as possible but is only required to give you 24 hours notice to enter the property.

Surely i have to agree to this first??
Also if he sells the property do i (as i tenant) go with the sale?
Fed up of moving house every 3 years

OP posts:
tellmemore1982 · 09/02/2015 18:55

Ok - so you asked him not to come today, and he didn't come today.

Surely that was the outcome you wanted?

What is the actual problem that you want to address now, specifically, or has it just got into a big mess?

Original poster
amazegumball · 09/02/2015 19:01

Ok problem now is he (the agent) is saying in future the landlord can enter As he pleases ( given 24hrs notice) even if I say no.
Again I have reiterated my rights but was told if I don't like it I can leave.

OP posts:
UmizoomiThis · 09/02/2015 19:28

It's not your problem if the agent is badly advising the LL and telling him things that aren't legal. Your agreement and legal contract is with the landlord. The agent is just the messenger. Address your correspondence to the landlord cc'ing the agent, if your landlord doesn't communicate directly with you.

Ask agent to confirm in emails he is forwarding you the landlord's direct instructions not his opinion in these correspondences. After all, if they do enter without permission, you'll be taking those emails as evidence to the police of their intent to trespass.

Though don't say that - it sounds like a threat.

Honestly, just change the lock barrels until you move out (then change them back). They won't be able to get in, and If they are stupid enough to break in, then it's a police matter.

UmizoomiThis · 09/02/2015 19:30

If I don't like it, I can leave... Well he's already going to serve you with notice so where exactly is the threat? Just serve him a notice first and then do a block of viewings one Saturday. Then start packing up (and they won't want to do viewings while boxes are everywhere).

TickleMyTitsTillFriday · 09/02/2015 19:36

Oh op I feel for you.
Yes the law is the law BUT it is civil law which means you can't call the police, they won't be interested.
I was harassed out of a previous rental property who threatened to "pull me out of my house by my hair" and "get all your stuff out while you're at work, I don't give a fuck where you go." I was so intimidated I had to leave, it was truly terrifying.
I could do nothing about it, the police couldn't help me and when I tried to take her to court I was told it would cost me thousands and I wouldn't get it back.
So the law is the law but if it's civil law you're probably fucked.

In your shoes I would change the lock, send the letter that Umi suggests and find somewhere else. Rights or no rights you're unlikely to win unless you have money to take the fucker to court.

PatterofaMinion · 09/02/2015 19:40

Only one thing to say and that's that I am SOOOOO glad to be out of renting. I know there are rights and so on but when you have a very blurred set of boundaries and a LL who won't play by the rules, it's bloody hard work trying to even think about disagreeing with them.

There is a parallel 'normal' in these relationships. It's very frightening to go against what it expected of you when your home and that of your children is at stake.

You know, there is a massive spectrum from entering without your permission to turning up with wine trying to get you into bed to actually groping you and so on when you aren't really up for it.

I am sure there are worse things too. I'm just glad to be out of it. Good luck OP. Try and maintain a semblance of calm and businesslike however emotional you feel, it will help. (you sound like you already are tbh)

PatterofaMinion · 09/02/2015 19:41

Oh x posts. Seems there are worse things. Flowers

Original poster
amazegumball · 09/02/2015 19:49

Tickle that's awful. Why aren't landlords and agents heavily regulated. These are people's lives and homes.

OP posts:
TickleMyTitsTillFriday · 09/02/2015 20:07

If its any consolation all my other landlords have been wonderful. She was evil! But my point was there was nothing I could do even though I knew she was breaking the law Sad

Original poster
amazegumball · 09/02/2015 20:58

Thank you everyone for your advice. I'm going to oblige to their request for now whilst I save to move out. If they really start taking the piss then I can take things further but for now smile and nod.

OP posts:
TickleMyTitsTillFriday · 09/02/2015 21:10

I would still change the locks Op. Protect yourself.

OnceUponATimeAgain · 11/02/2015 07:23

Hope it's all going ok OP
(I wouldn't change the locks personally, it's aggressive and costly)

Original poster
amazegumball · 11/02/2015 10:07

Nothing else has really happened apart from letting agents said they will be in touch with another appt.
I'm not going to change the locks although I am worried if he sees his arse about anything he might changes the locks and illegally evict me.
All this has shown me that although tenants do have rights, it is very hard to exercise them without being seen as difficult and faced with a section 21.
In the meantime I'm going to smile and nod and save like mad to move out.

OP posts:
lem73 · 11/02/2015 11:04

I'm struggling to see why you feel so aggrieved. I was in your shoes years ago. The 12 month lease was coming to an end and the landlord wanted to sell as he needed the money. I had to deal with a really aggressive estate agent who kept giving unsuitable evening appointments although I had a newborn. I agreed because I understood there was a lot of money at stake for the landlord. I only complained when no one showed up for an evening appointment and I wasn't notified it was cancelled. You haven't had one single viewing yet, correct? Yet you are already objecting. I'm not sure what there is to gain from being uncooperative. If you are happy where you are I would try to work with your landlord. I maintain there is a good chance it can be sold to another investor as having a good tenant already in place would be very attractive. Then you wouldn't have to move

Original poster
amazegumball · 11/02/2015 11:10

Lem
I'm a huge worrier.
There is no guarantee he will sell to another landlord.
It's being told the landlord can let himself in if I can't make appts in future without my say so even though I have rights.

Maybe things will work out ok. It's being in limbo I don't like.

OP posts:
lem73 · 11/02/2015 11:43

Yes I'm a worrier too especially when it involves my kids and I totally understand this is why you are upset. Unfortunately it all boils down to money. The landlord will have a lot of money at stake here and is probably worried if you are obstructive it will make it harder for him to sell.
Tbh your story makes me think tenants should have an automatic right to longer term contracts. 12 month leases may suit single people but people with families don't want to keep being moved on. When we were in a rental I was continually worried the landlord would sell at the end of the contract as my kids were happy and settled. We were lucky to be able to buy our first house nearby but it would have been difficult to find a similar rental so I do sympathize with your situation.

Original poster
amazegumball · 11/02/2015 15:39

Thank you for understanding
I've done a bit of digging.
Seems as the landlord is making a bit of a Loss on the house. It's up for less than what he paid for it.
Wonder why he needs to get rid

OP posts:
LIZS · 11/02/2015 15:56

Maybe he needs to realise the equity tied up. If he is making a loss and selling lower then it is hardly a good investment for him. Even if it was sold on as a btl the new ll could renegotiate the rent, is that sustainable for you ?

Original poster
amazegumball · 11/02/2015 16:20

The rental yield would be 5.5%. Is that a good return??

OP posts:
LIZS · 11/02/2015 16:39

Depends if he is paying a mortgage, fees etc.If he needs some capital, selling might be his best option.

Want2bSupermum · 11/02/2015 18:53

Rental yields don't mean anything to me. I look at cashflow. If my rental income doesn't cover my outgoings a gross rental yield of 15% doesn't mean anything.

If you take that 5.5% and deduct agent fees plus costs of maintaining the property you will probably find the rent you pay doesn't cover the monthly interest expense, let alone the cost of capital. In effect it sounds like the LL is subsidizing your housing.

As a LL I make money because I buy places very cheaply. I end up with a property that costs about 20-25% below market price and rent out accordingly. My gross rental yields are about 15% and my net yield is about 4%. Anything below this and I sell the property because quite frankly I can buy some shares and easily get a 3% dividend for zero work on my part.

lem73 · 11/02/2015 18:54

Sounds like he wants to cut his losses and run. If he is willing to sell at a loss he sounds like he is strapped for cash so is probably a bit stressed about it and hence will put pressure on you.

Original poster
amazegumball · 11/02/2015 18:57

How does this sound super?
£155,000. 3 bed
Rent £750pcm

OP posts:
tellmemore1982 · 11/02/2015 19:13

Want2B I agree on cashflows, also depends on area and potential capital growth for me. Where do you see the 15% gross yields and how long have you had those properties?

OP this is relevant to you because if the house is up for sale for less than the LL bought it, not only has he lost equity but it means the yield he is achieving now is less than he used to get (assuming your rent is largely unchanged) and may no longer sustainably cover his cashflows. This would also make it unattractive to a btl investor, so you should not count on another LL coming along. 5.5% is actually not a bad gross yield in the south east for example, but right now we have much higher capital growth which is keeping prices higher and yields lower. Where in the country are you?

Further, a new LL is under no obligation to honour your existing contract since it would be terminated and a new one set up, s/he is therefore highly likely to increase your rent, particularly if it's the only way to cover expenses. You should be aware of that and they can ask as much as they like (or in reality, as much as someone else is willing to pay).

If I were you I honestly would just look for something else. Stop worrying about this, you have no control over it. What you need is control over the situation and the only way to achieve that is by going elsewhere.

Original poster
amazegumball · 11/02/2015 19:22

Hmmm.
All the houses on my estate are all the same size and layout (new builds)
I know most pay £700 some £650. Everybody was shocked when I said what I pay.
If they were all brought less than ten years ago when rents where less but the house prices are same as what they are now , now rents are higher is that not a good thing?
I think he is an accidental ll so probably does need to release equity.
Where I live ( North) the rental market is huge. Is a very big working class area.

OP posts: