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Original poster

high maintenance tenants?

70 replies

loosenknot · 09/01/2019 09:34

I'm a new landlord. I've had a few offers at full price on my (new) 3-bed flat, but they've all fallen through (bad luck). I've got an offer from a couple with three kids under six (wear and tear...). They put in well under the asking price, and have now come up with something approaching reasonable (all previous offers were at full price). It would be worth it to have someone move in fast, so I could compromise on price. However, they also want a shorter tenancy agreement, and they have already asked for a few changes (totalling around 2000 pounds) despite the property being advertised as is and being in excellent condition (I've said no to this, which they've accepted). I'm a bit nervous about this: Anyone got tips on spotting high maintenance tenants? Or is this all to be expected? Are they more bother than it's worth?

OP posts:
hannah1992 · 09/01/2019 09:37

I'm a tenant. What sort of things are they asking you to change? I've lived in 3 rented houses and every landlord has allowed me to paint so long as I paint it back to original colour before I leave. Other than that, any changes such as carpets etc would have to be done by landlords approval and at my own expense. Anything structural or things like kitchen cupboards, doors etc is a no go.

Movinghouseatlast · 09/01/2019 09:55

I would run from them.

How demanding do you think they will be when they move in?

You have had offers before. You will get more if it's a good flat.

ILoveChristmasLights · 09/01/2019 09:58

What were they asking you to do?

MillicentSnitch · 09/01/2019 10:02

You've already spotted them. I would definitely hold out for different tenants.

unfortunateevents · 09/01/2019 10:03

You need to give some examples of what they are asking you to do before anyone can decide whether they are reasonable or not. Also, as an accidental landlord the first thing you need to do is lose the idea that this is "your" home and that it is perfect. It may be perfect for you but if you are going to rent it out, then it becomes someone elses home and a rental property and source of income for you. I am a landlord and wouldn't be very keen on three children under 6 but with a three-bed property you probably need to be realistic that this is the market you will most appeal to.

abetterplace · 09/01/2019 10:14

Surely they are a family, not "a couple with 3 kids"??

Agreed though, need to know what they are asking for to say if it's reasonable

Original poster
loosenknot · 09/01/2019 10:37

they asked for carpeting in the hallway (wooden floors) and to add an extra door to a room so it could be used in a different way. would have cost around 2000. the house is on as is.
it's not so much their requests. it's that I'm renting the house out for a certain price, for a certain period of time. and they're offering less (initially fifteen per cent less) and in addition asking for a shorter break clause and asking for modifications (which they've now dropped). it makes me worry they are going to be demanding tenants.
the estate agent says they're a responsible home owning family.

OP posts:
EssentialHummus · 09/01/2019 10:40

I wouldn’t. They may move out after this shorter tenancy, leaving you £2000 down, needing to sort heavy wear and tear, and possibly needing to undo some of the things they put in.

Kamma89 · 09/01/2019 10:42

You've had 3 offers fall through so maybe that price wasn't achievable. 3 beds are going to attract "couples with kids" aka families. I don't think you were wrong to refuse the carpet & door request, especially for a shorter let.

Littlechocola · 09/01/2019 10:44

Do people really make offers on rental properties?! That in itself is cheeky to me!

Original poster
loosenknot · 09/01/2019 10:51

the rental price is actually pretty good. it is reasonable compared to other comparable flats in the area. one dog owner offered 5 per cent more than the asking price straight up (but had two large dogs which I wasn't keen on).

the estate agent said that this family has made offers on houses in my price range despite it being beyond what they say they can afford. she can't explain why they want a 15 month break Clause, despite my asking for eighteen. she says she's sure they'll negotiate. but it's not about negotiation: I can't get why they even asked for it - why would you try and bargain someone down hard on price AND ask for a shorter break clause AND ask for modifications. that's what's making me think they'll be hard work.

OP posts:
SpamChaudFroid · 09/01/2019 11:02

I didn't even know haggling/offers on a rental were a thing. I wouldn't want to rent to them.

Are you outside the UK OP?

MillicentSnitch · 09/01/2019 11:13

Follow your instincts about these people. They are signalling loud and clear that your property is not right for them & so they will very likely cause you hassle. I wonder how good your estate agent is? Not very from your description.

SK166 · 09/01/2019 11:14

They sound reasonable to me. The modifications they asked for sound like practical adaptations for young kids - carpets are safer (less slippy) and they wanted to orientate the space to their needs with a door. It’s fair of them to ask, and fair of you to say no. If they haven’t pushed the issue then I don’t think you can hold that against them.

Similarly, the request for a shorter break clause is entirely understandable. They don’t know what you’re like as a landlord any more than you know what they’re like as tenants and what if you turned out to be awful and irresponsible while they have 3 young kids? They’d be stuck for a year and a half minimum at your mercy. I’m sure you’re not like that, but perhaps they’ve been burned in the past. I’ve rented for years and won’t take anything longer than an 8 month break clause because of some of the horrific landlords I’ve had in the past.

I also think it’s pretty standard on the rental market now to make offers, especially if you can move immediately which is an advantage to many landlords. You’re under no obligation to accept a lower offer but I don’t think it necessarily says anything negative about them that they chose to do that. I’ve often made offers/negotiated on properties and I’m an excellent, low-maintenance tenant!

areyoubeingserviced · 09/01/2019 11:17

Trust your instinct Op

Jon65 · 09/01/2019 11:22

Ll here, i would pass on them. You really don't want three kids in your property. The wear and tear will probably be horrendous. Have you considered telling the agent, no kids and no pets, drop the price slightly and advertise as a two bed with a study so it falls into the two bed category. You will then get professional renters which is what you need. I also would not have any rental term initially for more than a year. That way if any tenant is not working out you can serve a s21. With kids you will be decorating throughout after the end of their tenancy and that costs, either in time, or money, or both. Your agent does not sound particularly good at tenant finding. Have you considered having a chat with a different agent?

ForgivenessIsDivine · 09/01/2019 11:25

Are you in the UK? Break clauses are usually after 4 months for a 6 month term. Anything longer than that is unusual. 15 months compared to 18 months doesn't seem so bad. However, wanting a significant reduction in monthly rental plus structural changes to the property would probably put me off... have you met them?

PazRaz10 · 09/01/2019 11:37

Do you know what their circumstances are? If they are home owning family it sounds like they have sold their house and are looking to rent whilst they find somewhere to buy. If they're not pushing on the changes, it may be that they just thought they'd check if you would, but are fine that you won't. Sounds unlikely that they will stay long. But this could be a way for you to get the rental income whilst you are looking for a longer term tenant.
Ask the questions then you can make an informed decision. They may be upfront about only staying for 6 months, breaking at 4 and then you'll know.

SushiMonster · 09/01/2019 11:42

They don’t sound that bad.

Given you had three sets fall through it makes me thing your price was too high anyway.

Huffleypuff · 09/01/2019 11:44

I’ve always had a 6m break clause with my tenants, 18m is a lot

Fairylea · 09/01/2019 11:48

Missing the point but how on earth would a carpet for a hallway and a new internal door cost £2000?! You could get a carpet runner from poundstretcher for £20-30 and a door from Wickes for about £40 and get someone to hang it.

Anyway.... no I wouldn’t rent to them, I don’t think most people would ask for that sort of thing before they moved in.

MillicentSnitch · 09/01/2019 12:06

I agree about the length of contract - I do 6mth ones though my tenants usually end up staying for several years.

abetterplace · 09/01/2019 12:10

@Fairylea they want a new door installed, where there isn't a door(? I think)

boringlyboring · 09/01/2019 12:12

Fairylea it sounds like they want a new door way knocking through (as OP said extra door), plus throw in the materials for new frame and architrave. I reckon about 1200 for that?

Mrsfrumble · 09/01/2019 12:17

According to the last letting agent we deal with, rentals are often listed at a slightly higher price than the owner will accept and a little haggling is expected. We’ve usually put in an offer slightly lower than listed rent and always been accepted. Do not cheeky, no.

I think OP that if you’re not keen on having small children as tenants with all the extra wear and tear, you need to stipulate “no families” from the outset. Were you hoping for sharing professionals?

Also, if it’s an upstairs flat a carpeted hallway is actually a very good idea.