Mark Alexander

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Hi James

Have a look at this one >>> http://buytolet.property118.com/properties/view_details/104
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Hi Nicola

Do you know why your landlords wants you out?

It seems very strange to me that any landlord would want to want to evict such a perfect tenant. If he's looking to sell up I'd have thought he would do better selling a property of the nature you've described as tenanted.

The fact you've been there for 25 years also makes me wonder whether a section 21 notice is actually valid anyway.

Are you absolutely certain that your tenancy is an AST?

Has anybody looked into this for you?

Have you considered bypassing the agent and talking to the landlord directly?
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Hi James

Perhaps the biggest weakness in your current plan is letting to a Housing Association, may I ask why you are considering this please? My guess is that you don't live locally and that you are looking for a relatively passive investment?

The problem with letting to Housing Association is that neither BTL mortgage lenders nor insurance companies like this very much. This will restrict your borrowing options and/or your costs.

Ideally what you should go for is something that will attract good quality tenants where this is a good quality property manager already in place. Possibly even something with a tenant in-situ whereby you can get immediate cashflow. If you do consider something like that please read this article >>> http://www.property118.com/questions-ask-buying-tenanted-property/73290/

There are quite a few properties that might well suit your budget and requirements as a newbie investor listed on our tenanted property portal, particularly in Liverpool - see >>> http://www.property118.com/
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I have invited Howard Reuben, one of our recommended mortgage brokers, to comment.
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If Alan would like to email the form to me, I will be happy to load it into our system and create a link to it.
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Hi Louise

I'm sorry but from what you have said, I think you are the cause of the problems.

If the Council expert said the mould and damp problems were down to ventilation he's basically telling you that you need to keep your windows open more often. I suspect the issues are more likely to be caused by condensation which occurs when a property is not properly ventilated or given an opportunity to breath. Drying clothes on radiators, taking hot baths/showers, cooking and many other things create moisture which builds up into condensation.

With regards to loose door handles, your landlord/agent is perfectly entitled to expect you to get a screwdriver and tighten them up from time to time. I can quote you full case law that is well established if you wish but you can probably find it yourself with a Google search fort the phrase "tenant like manner".

The damages that you have explained may well be reasonably claimed against you and the case law very much favours your landlord/agent.

The action I recommend you to take is to read up more about condensation and ventilation and adapt your lifestyle accordingly. Grab a screwdriver and tighten up a few screws, decorate where any damage has been caused and apologise to your letting agency. If you do all of this they will be less likely to evict you and charge you for the damages that your lifestyle has caused.

I wish you well
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Great question Alan and one which may well attract interesting debate.

In my opinion it is dangerous for landlords to use RPI or CPI as a basis to increase rents. An excuse maybe but nothing more.

Rental values are set by the local market. For example, I've not increased the rent on some of my properties for several years. I've also reduced a few when re-letting and increased others. Like any landlord, I look upon setting rent levels as a business decision. I do check local rent levels regularly and if there is an opportunity to increase them I may do so but only after much consideration. For example, if my tenant decides to move out I will probably have to redecorate and it will definitely cost me money in terms of time and hassle to find a new tenant. I might also end up with a void period and a lower rent than I was getting if I'm very unlucky so I do think carefully before doing anything. If I do plan to increase rents I arrange to meet with my tenants or at least have a chat with them over the telephone. I could just send them a section 13 notice but that's a very cold approach strategy and I could very easily get a letter back giving 30 days notice so I don't do it. I fully recommend rent increases by agreement, confirmed in writing once agreed and counter signed by the tenant. The third option is to issue a new AST but that involves re-protecting the deposit, issuing a new deposit protection certificate and new prescribed information so I avoid that option too.

I tend not to offer to reduce rent if the market goes the wrong way but I have done so on occasions in order to retain good tenants.

Does that help?
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Hi Ashley

Easy one 🙂

It is without doubt the tenants responsibility to pay for the water bill, you have acted very professionally in my opinion.

As for the son, sounds like you tenants think he could pee for England!!! LOL. If they didn't notice the water running when they used the toilet and the son didn't either how can they possibly expect you to know about it. You MUST offer them peaceful enjoyment of the property, the only way you could have know about the problem would have been to check the property daily which is obviously ridiculous and would probably have resulted in a much more serious complaint of harassment if you had tried to do so.

Try to explain this rationally to them but if they continue to be awkward it may be time for you to suggest they start looking for alternative accommodation.
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