Tenant wants rent reduction WWYD?

[sparklyraindeers]

First time landlord here, still pretty new to all this as house was left to me as a inheritance property.

Last year the house was renovated and everything updated apart from the bathroom. The bathroom was a disabled bathroom so we altered it a bit and it's now a wet room with shower sink and toilet.

Last week (Monday) the tenant sent me a email saying there was a issue with the shower send plumber. I didn't see the email, I have said previously text don't email or both.

Plumber went down yesterday and it was clogged with hair, to access the sink trap you do need to unscrew it with a screwdriver.

The tennant now wants a £75 rent reduction due to no t being able to use the shower and me not being too quick off the mark. Plumber says wasn't a emergency as water could still get down.

What do you think, is that fair?

I personally think it's not down to a plumber to unblock seeing as it was a brand new bathroom.

Any advice please as I don't know what to do on this one?

Sparkly - they are trying it on. I would not renew the tenancy, depending on how easy it is to find tenants. I would speak to them to find out why they didn't mention the problem when the plumber was there.

Then write to then stating that witholding rent is not acceptable and breach of contract. How months do they have left of their ast? You could claim the cost back as part of the deposit.

Do you meet the tenants before renting to them? I manage my properties myself after awful experiences with letting agents. I use an online agency to advertise and set up deposit, do credit checks and inventory but manage from there in in and interview all tenants myself. Good luck

Oh and try landlord zone, there is lots of info and advice there

I did meet them first yes, she seemed lovely.

I just feel this may be a ongoing problem. I renewed the lease and it's a 12 month, 3 months in but am I right in saying I can give 2 months at any time and they can give a month?

I am looking at my options as rent has really gone up in the area and when they first rented the bartered on the price, when the 1st moved out and the new girl moved in the rent remained the same.

Looking on rightmove with a few minor cosmetic changes and a few improvements I think we could be getting about £200 more than what they are currently paying.

Unless there is a break clause, you can only give notice for them to move out at the end of the 12 months tenancy, but they have to be given 2 month's notice, correctly served. So towards the end of month nine you serve notice. You can do it earlier but they have the legal right to stay until the end of the 12 months. No guarantee they'll actually go though. If you want them to go earlier you need them to be asking to negotiate an early release with you.

So in other words, you've inherited a whole house for free and your tenants are still paying you rent. So you are quids in. Frankly you sound appallingly entitled and grasping
Get over yourself.

If they don't pay the full rent you may be able to start eviction proceedings before the end of the fixed term or break because the tenants will have breached the contract.

I think you've been too nice so far. I would arrange to go round and inspect the property to see what the problems are. I would also start billing them for any stupid call outs (like the washing machine) and any where it is their own fault (like the hair). But I would also go round myself before paying a tradesperson to have a look.

Then I would look at all the issues and see if it warranted a rent reduction (probably not unless something major is wrong like no heating or water or the ceiling has fallen in) and if not I would write to them explaining the rent needs to be paid in full each and every month or they will be in breach of contract. I would also remind them in writing that it is their responsibility to look after the property to avoid damage and that any things that need fixing urgently should be notified to you by calling you on xxxxx number and anything less urgent they can email you at [email protected]

First rule of letting property: have an agent. Second rule: use the agent for all communications and dealings with the tenant.

I have never let, only rented and would never again rent from a landlord without an agent because you need a third party who knows and can enforce the terms of the lease. Fair all round, and since you came by this property without having to buy it I would suggest that the agent's fees will be a part of your rental income well spent.

I use an agent. They are generally sensible but occasionally a bit keen to spend my money and send someone round for a seasonal quirk of an old house. I ask a few questions and establish if there is an actual issue before agreeing.

It works well and avoids nonsense like the op is dealing with. They would have billed for both plumber call outs.

I use an agent for rent collection and I manage maintenance myself. In my experience agents just phone me up every time the tenant called. I now have a list of plumbers and electricians. If I phone up the tradespeople then issues get resolved faster.

If you do use an agency pick one that is ARLA registered. That way the agents will have sat exams in residential letting law. Anyone can set up as a letting agent.

Often I will go round first to avoid stupid call outs. Tenants are human and I can understand them feeling wary about unscrewing a drain. A quick visit would have also help spot that the water to the washing machine was nit switched on.

I am soft and I have paid for fixing tenants mistakes in the past. Charging them for hair in the drain or the washing machine will create bad feeling.
If there are a lot of mistakes I factor it in when I next increase the rent.

I have had tenants who have done some spectular numpty things. For example a tenant who tripped the electrics as she decided to change the plug on my washing machine. Another tenant decided to change the electricity meter and the person she employed accidentally disconnected the water water tank from the consumer unit.

I hope you sorted out the problem. The tenancy agreement should place an obligation on you to keep the building in reasonable condition. However, the tenant will have an obligation to keep the building in reasonable condition too. That means usual day to day stuff like drainage traps, re-lamping when a lamps blow, garden maintenance, etc is your tenants obligation not yours. You have an obligation to respond to building defects in reasonable time, say 7 days. Therefore, you have no obligation to rebate your tenant. The plumbers bill is your tenants liability not yours. Bill it back to your tenant.

Another one saying to appoint a decent agent. You seem quite new to being a LL & I think these tenants are taking the piss. It's a bit unfortunate that they've signed on for a year.

I'm in Scotland, so maybe the law is different here, but I only ever do an initial 6 month contract then it's straight on to a rolling lease. So I can give 2 months notice from 4 months onwards if they turn out to be crap tenants.