Moving out - Viewings

[BYTEr]

you should have spoken and been more firm with the agents.

you will be paying X amount of rent until it's fixed. if it's still not fixed within 30 days of that we will reduce again by X amount.

if your not happy with this then fix it or start legal proceedings against me.

There was no agency managing the property, my only contact was the Landlord, and believe me, I told him numerous times the about the problems.

Withholding rent in most scenarios works against you, we couldn't afford to move or be kicked out as we were planning our wedding last year, instead we've decided to do what we have done, and save for a house.

 

[Psycho Sonny]

There was no agency managing the property, my only contact was the Landlord, and believe me, I told him numerous times the about the problems.

Withholding rent in most scenarios works against you, we couldn't afford to move or be kicked out as we were planning our wedding last year, instead we've decided to do what we have done, and save for a house.

It takes years to kick someone out and it costs thousands of pounds. Withhold rent until it's fixed and tell him so. If he was smart he would have fixed it after having a conversation with you as he's going to lose out big time by not fixing it. By you being a pushover means he doesn't need to do anything.

 

[BYTEr]

Well the past is the past, and there's other considerations and factors you take into account at the time, despite what I've said in this thread, and except for the broken boiler period (We were on our honeymoon for most it thankfully) we have mostly enjoyed living here, it's the first house me and my wife had together, and we really enjoy the area, and now just really looking forward to moving 5 minutes down the road into our first bought home and I really only created the thread to get the facts/opinions on the viewings.

 

[samcat]

Well the past is the past, and there's other considerations and factors you take into account at the time, despite what I've said in this thread, and except for the broken boiler period (We were on our honeymoon for most it thankfully) we have mostly enjoyed living here, it's the first house me and my wife had together, and we really enjoy the area, and now just really looking forward to moving 5 minutes down the road into our first bought home and I really only created the thread to get the facts/opinions on the viewings.

Makes sense, you are where you are.
Sounds like you hold all the cards, so viewings are on your terms and they categorically cannot have access without your say so. So its up to you how helpful (or not) you are.

Don't stress yourself out over it, moving is stressful enough without adding to it. Enjoy the journey and before you know it you will be in your own home, no worries about a landlord etc. And in a years time you will look back, wonder where the last 12 months have gone and laugh at how much of a pain the landlord was.

Happy adventures!

 

[Mercenary Keyboard Warrior]

Makes sense, you are where you are.
Sounds like you hold all the cards, so viewings are on your terms and they categorically cannot have access without your say so. So its up to you how helpful (or not) you are.

Don't stress yourself out over it, moving is stressful enough without adding to it. Enjoy the journey and before you know it you will be in your own home, no worries about a landlord etc. And in a years time you will look back, wonder where the last 12 months have gone and laugh at how much of a pain the landlord was.

Happy adventures!

Very true. OP congrats, getting out of renting is soooo pleasurable, that will a letter plop on the mat any day feeling you have whilst renting is a serious negative that cannot be underestimated from a mental wellness angle.

As I said above, be very reasonable and they are really stuck. Your have given them a very reasonable selection of times for viewings, just confirm that you expressly deny access at all other times.

The lettings people want life to be easy for them.

Think about it, most people renting are at work, its far easier to go and view after work than rushing during lunchtime etc. Chances are 95% of potential tenants will find viewing during the slots you propose easier. The letting team however want it to happen during normal working hours as it suits them.

 

[d_brennen]

It'll be in your tenancy agreement and it isn't, your 'our home'.

This attitude is what's wrong with the rental market

 

[BYTEr]

This attitude is what's wrong with the rental market

The whole rental market needs more regulation, things like a maximum rent amount, perhaps based on a % of the house value, doesn't feel right that renting is often more expensive than buying, especially as you never get any of it back.

I also believe there needs to be some sort of 'decorating standard', Landlords shouldn't be free to collect rent for years and never redecorate things like carpets etc.

 

[samcat]

The whole rental market needs more regulation, things like a maximum rent amount, perhaps based on a % of the house value, doesn't feel right that renting is often more expensive than buying, especially as you never get any of it back.

Its a list of pros vs cons. You dont pay any of the maintenance costs or have the hassle of sourcing tradesmen and fighting with them when they dont show/cancel at last minute/try to bump the cost/do shoddy work... If the boiler blows up, Roof leaks, a door wont lock, the pipes under the sink start leaking, fridge stops working, electric problems etc. The cost is the LL's and its the LL's issue to sort (in a suitable timeframe). You also have greater ability to move quickly, simply give notice and (generally) 1 month later you are a free agent and can move to a new area.
You simply wont have the costs being the same as having a mortgage as you have lower costs that the LL has to cover. If it was a rule that rental cost should be limited to no more than the equivelent mortgage cost you would find suddenly there would be no more private lets.
Due to the flexibility of short notice the LL needs to cover any voids, that along with redecorating, fixing, marketing, tax man wants his cut etc etc.
You pay your money you make your choice!

I also believe there needs to be some sort of 'decorating standard', Landlords shouldn't be free to collect rent for years and never redecorate things like carpets etc.

On this I agree, when let the property should be of a certain standard... We have one place that the tenants have been in for a number of years and they recently asked about redecorating... We are happy with this as it keeps the place nice BUT insisted on providing our own decorator (having seen what some tenants have done when attempting to decorate elsewhere). Tenants were very happy with this, hopefully this will stay for another few years, but if not the place is nicely decorated so wont need quickly decorating between lets!
Carpets are different and much harder to do, generally a good carpet should last about 10 years, if properly looked after it can last longer than this. Very disruptive when being replaced!

 

[BYTEr]

Its a list of pros vs cons. You dont pay any of the maintenance costs or have the hassle of sourcing tradesmen and fighting with them when they dont show/cancel at last minute/try to bump the cost/do shoddy work... If the boiler blows up, Roof leaks, a door wont lock, the pipes under the sink start leaking, fridge stops working, electric problems etc. The cost is the LL's and its the LL's issue to sort (in a suitable timeframe). You also have greater ability to move quickly, simply give notice and (generally) 1 month later you are a free agent and can move to a new area.
You simply wont have the costs being the same as having a mortgage as you have lower costs that the LL has to cover. If it was a rule that rental cost should be limited to no more than the equivelent mortgage cost you would find suddenly there would be no more private lets.
Due to the flexibility of short notice the LL needs to cover any voids, that along with redecorating, fixing, marketing, tax man wants his cut etc etc.
You pay your money you make your choice!

Oh I agree, there's certainly positives, I still feel there should be some sort of regulation though, think it will be slightly better when they finally abolish the fee's for tenants, because £300-£400 on top of 1.5 month deposit is a fair wack of money upfront.

As for the repairs side though, there needs to more enforcement, fines for landlords etc, because unless it's a serious safety or environmental issue the council aren't bothered and your only choice if the LL refuses is to completely ruin the relationship by withholding rent, going to court etc, or move, which ain't always practical or possible.

On this I agree, when let the property should be of a certain standard... We have one place that the tenants have been in for a number of years and they recently asked about redecorating... We are happy with this as it keeps the place nice BUT insisted on providing our own decorator (having seen what some tenants have done when attempting to decorate elsewhere). Tenants were very happy with this, hopefully this will stay for another few years, but if not the place is nicely decorated so wont need quickly decorating between lets!
Carpets are different and much harder to do, generally a good carpet should last about 10 years, if properly looked after it can last longer than this. Very disruptive when being replaced!

If I was a LL, I'd do this, because it's still my asset, and good tenants should be respected.

 

[samcat]

Oh I agree, there's certainly positives, I still feel there should be some sort of regulation though, think it will be slightly better when they finally abolish the fee's for tenants, because £300-£400 on top of 1.5 month deposit is a fair wack of money upfront.

The danger is that the estate agents will then pass the cost onto the landlord, and guess where it gets passed from there... Yup, onto the tenant. Its not hugely profitable, costs are already quite tight (and set to get tighter over the next few years with changes that are coming in) and adding more costs wont work. BUT I also agree that some of the agents fees are daft for the amount of work actually being done.

As for the repairs side though, there needs to more enforcement, fines for landlords etc, because unless it's a serious safety or environmental issue the council aren't bothered and your only choice if the LL refuses is to completely ruin the relationship by withholding rent, going to court etc, or move, which ain't always practical or possible.

Agreed, although the market is self managing around here... Poorly maintained properties struggle to find anyone, and landlords that don't look after their responsibilities soon find themselves without tenants. Where demand is way above supply I guess this is an issue with people desperate for something they will put up with a lot.

Its all gonna get a big shake up over the next few years anyway, but I fear that a lot of landlords will sell up and get out of the game... less supply = higher prices (generally).

Regardless, we (as a family) have a few properties and try to do things right, be fair and fulfill our responsibilities to our tenants in a timely, clearly communicated and well managed fashion. Not always easy, and sometimes very stressful! If only all landlords had standards that didnt drag the rest of us through the mud!

 

[Rich]

Our initial tenancy agreement expired after 6 months, and until the 15th November it is our home, if I have no choice but to accept viewings, then I will be making sure to let them know what the landlord is like and all the issues with the house that the landlord refuses to fix.

Top tip - This is the easiest way to make your own life a misery until you move out. The more times you do this, the more people will walk away, the more showings you will have to do/allow for.
We took the high road with ours, did our absolute best to make the place spotless and showed someone around ourselves. The first people to view took it, meaning we didn't have to show anyone else around.

 

[PaDE]

I'm just going through this now as I rent a house a few hours away from my family home.

The ball is basically in your court. You have a right to live in 'quiet enjoyment' and the property is your 'home' until the end of your rental agreement.

At least 24hrs notice must be given by your LL or agency to enter the property, however you can refuse. The only caveat to this is an emergency.

Do everything in writing and make it clear that nobody is to enter the property with out you being present.

Your deposit will be protected and neither your LL or Agency can withhold it or part of it.

Some rental agreements have a clause written within, stipulating the facilitating of viewings during your notice period. This is not binding and not worth the paper its written on (the agency knows this) as the property is still your 'home' and you have the right to live in 'quiet enjoyment' - I've just told my letting agency to go and do one after they threw this clause in my face. I'm only at the property for a couple of hours this week and they are not happy. Tough.

If your LL is an ar53 then make sure the property is tip top before leaving so you don't give him or her the opportunity to raise a dispute and try and reclaim through your deposit (don't forget they can't just take it, there's a process in place to protect the money) Also, take lots of pics to show the good state of the property and arrange to be there for the final viewing before handing in the keys.

If you do allow viewings, no problems in letting potential tenants know what the LL and or agency are like. In your case, they shouldn't have to be caught out and subject to what you've had to put up with.

 

[mattyg]

you should have spoken and been more firm with the agents.

you will be paying X amount of rent until it's fixed. if it's still not fixed within 30 days of that we will reduce again by X amount.

if your not happy with this then fix it or start legal proceedings against me.

Its not as easy as that though. Nothing in the tenancy agreement will say you can withhold rent. If you withhold rent your breaking the contract.

I personally have experience if this. I was taken to court and was awarded £10 per week off what I owed in rent because the shower didn't work.

What would be better (although I still don't know if legal) would be to write to them and say you will be getting your own Mr Fixit in to repair IF its not sorted by X date. And deducting it from the rent due/ Final month

 

[HangTime]

doesn't feel right that renting is often more expensive than buying

I don’t necessarily agree with that; most things are more expensive to rent than buy if nothing else because otherwise there wouldn’t be much incentive to provide rentals. Tenants pay fewer bills than property owners so the only reason rents are as close to the cost of buying as they are is because housing, unlike most rental assets, typically appreciates over time. If the housing market was completely flat over the long term, I’d expect rents to be higher.

 

[Semple]

Examples of things he has refused to fix are:

- Back door lock is so stiff we can't lock it, it's been unlocked since we moved in.
- Bathroom extractor fan has never worked and so we have to clean mold of the walls and ceiling on a weekly basis.
- Multiple plug sockets were hanging of the wall when we moved in.
- The attic and shed is full of stuff, we've never been able to store anything in them.
- The hot setting on the kitchen sink tap doesn't work (trickles).
- Dishwasher broke months ago.
- Never came and cleaned the garden which was a condition before we moved in.

If he's been that bad, i would point out some of the above things to any new potential tenants.

For example the broken extractor fan and having to remove mould regularly is a clear negative. The broken dishwasher i presume is still in place?

 

[BYTEr]

I don’t necessarily agree with that; most things are more expensive to rent than buy if nothing else because otherwise there wouldn’t be much incentive to provide rentals. Tenants pay fewer bills than property owners so the only reason rents are as close to the cost of buying as they are is because housing, unlike most rental assets, typically appreciates over time. If the housing market was completely flat over the long term, I’d expect rents to be higher.

You're right, I suppose it's more the fact that your paying someones mortgage off whilst at times it seems impossible your be able to get yourself on the property ladder, and obviously it seems worse when one of the benefits of renting should be you not having to pay to fix things etc doesn't happen.

 

[BYTEr]

If he's been that bad, i would point out some of the above things to any new potential tenants.

For example the broken extractor fan and having to remove mould regularly is a clear negative. The broken dishwasher i presume is still in place?

Yes, the dishwasher is still broken, apparently it's not essential to have a dishwasher and therefore the Landlord doesn't feel he should fix or replace it.

 

[PiKe]

Write it in a letter "To the new tenant" when you leave

 

[BYTEr]

Write it in a letter "To the new tenant" when you leave

Thing that makes me laugh, is that since we moved in, we've never had an inspection, but the Landlord is looking to rent it out again immediately, on top of all the issues I've told him we could have burnt the place down, or it could be infested with rats, he really doesn't care, and the estate agency have knowingly used completely out of dates photos to advertise the place.

 

[PiKe]

Shock as landlord doesn't care about his property