UK Landlord Forum / Life

Hi!

OK so I'll try to keep it brief but here's what has happened:



- Moved into my flat a year ago, with 2 friends. At the time, we said to the estate agent that it was at the very very top end of our budget (they were pushing us to offer above the asking price, because they apparently already had an offer above asking price. We didn't do this and secured the flat at asking price of £1800/month)

- Nearly a year has passed, we received an email the other day from the estate agent saying: "Hi, you're due for renewal. The landlord thinks you're good tenants but is asking for a £150 increase in the rent, which is still under market value. Sign the attached letter if you agree to pay, if not then you'll be moving out in December"

- Obviously, cost of living crisis, real income has plummeted, we're struggling to make ends meet = collective gulp from myself and the flatmates. It's an 8% increase in rent, £50 each, in a normal year that might be OK but right now... Ouchhhh. One of us is an NHS worker, the other works for the prison service, I'm freelance... We're not rolling in it basically

- I replied saying, "Thanks for the email, could we please discuss this directly with the landlord". My hope is obviously to negotiate and at least bring the increase down a little. Also, I had a friend who was renting and got a similar request from her estate agent, contacted her landlord directly and it transpired that the landlord had never requested a rent increase and the estate agents were just trying their luck. I am worried that this might be happening here

- Heard back from the agents (they took a couple days to answer), they said the landlord wants them to deal with it "as it's their job". I am immediately a bit skeptical. I believe I'm entitled by law to have the landlord's name and contact details?


I'd really appreciate some advice / insight from anyone here. I know that rents can increase periodically but:
- cost of living crisis is hitting us HARD
- I don't think it's been communicated properly or politely (the email was incredibly blunt)
- I'm worried that the increase has not been put forward by the landlord, that the estate agents are being sneaky

Thank you in advance
E.

The landlord pays the agent to manage the property and the tenancy. Whether it's sneaky or not is irrelevant.

It might not have been communicated well but again, irrelevant.

The cost of living is something we can all sympathise with. But again it's irrelevant.

You can insist on having the landlord's information,but be aware that he probably trusts the agents to handle such matters.It's possible that they are trying it on,like when they told you they had a higher offer when you applied to rent.It does seem like a very steep increase.Personally I prefer to keep good tenants,even if it is at a reduced rent.It might be worth trying to negotiate a smaller increase,but your energies could be better spent looking for an affordable place.

You don't have to agree to an increase or a new tenancy at all - you can let the tenancy become periodic.

If the landlord wants you to move out, they'll have to serve you notice, and, if you don't move out, take you to court to evict you.
That costs time, money and stress (and the landlord would probably have to appear in court personally or employ a solicitor to do it).
And there's likely to be a gap between your tenancy ending and a new tenant moving in, because the landlord and agent won't know for sure when the property will be available (and you don't have to co-operate with their re-letting it).
All of which are more like negotiating points than anything else.

You're entitled to your landlord's contact details, the agent has to give you them within two weeks of a written request from a tenant otherwise they commit a criminal offence (although I've never heard of anyone ever being prosecuted or even charged).
I let my agent manage my property, and, while it wouldn't annoy me if someone got in touch direct, I'd simply point them back to the agent.

Moreover, it's very unusual to be able to find a property for three tenants to move into, so your choices are likely to be limited.
The property is an HMO which has overheads associated with it, and three tenants isn't usually enough to be worth it.

As stated...

If you want to talk to your Landlord you can request / demand the details - make a written request to the Agent.

Potential outcome you're hoping for... you get in touch - "hiya boss, this rent increase, we're gonna have a challenge..." - "hold on, what rent increase?" - "the £150 a month increase you want us to start paying" - "I have said no such thing, I'm happy as things are"... and on and on, the Agents get a slap on the wrist from the Landlord and you sit pretty for another year.

But it could go other ways, obviously. I mean, even if the Agent is taking a liberty with this... either way they win. If you pay the higher rent they get more commission per month. If you don't, they'll probably get someone who will plus new Tenancy setup costs (paid by the Landlord). The only slim downside for them is they are taking a liberty and the Landlord gets so damned angry at them (for trying to get him more money) he fires them.

The worst outcome from opening a line of communication is that the Landlord / Agent combo asks you to leave... which, as you don't want to pay the new rent (as stated by the Agent) anyway, is probably going to happen, right?

But, as also stated, all the surrounding stuff you mention... cost of living, dead-end jobs, communication sneakiness... all irrelevant to the actual workings of what's happening here.