Has anyone asked their landlord to rent to them direct and ditch the letting agent?

[chainsawjob]

I'm trying to weigh up whether to do this, but want to be aware of any potential pitfalls. Is there any risk/downside to asking?

We're on UC since losing our income due to corona. It doesn't cover the rent, the shortfall is £200+ pm. We asked for a rent reduction, and are waiting to hear. This is all being done through our letting agent's credit control dept, who frankly it appears couldn't organise a piss up in a brewery. Even if we get a rent reduction, this doesn't actually mean a lower rent, it means a temporary reduction which will have to be repaid once we an afford to. The local people on the ground at the letting agent are awful, one person in particular is rude and a bully.

So, shall I try and cut out the letting agent and ask the landlord if he'd let to us direct? What are the downsides? Might he see it as 'going behind the agent's back' & think it's dodgy? Is it dodgy? Might he use it as an excuse to give us notice? Esp as we will be in arrears?

Apparently landlords pay 8-15% of the rent each month in fees to letting agents, according to Shelter. Would the landlord reduce the rent by a similar amount if we dealt with him direct? Or am I being wildly over-optimistic? (I know no-one can answer as to what he'd do, only he knows that). Has anyone negotiated a lower rent by cutting out the letting agent?

I've written a draft letter to him, saying what good tenants we are. Been here 5 years, want to stay at least 6 more (til kids are out of secondary school, if everything remains the same), we've never missed a rent payment, we look after the property and report things needing maintenance. We haven't been on benefits til now (well, I have, but my OH has been in work, & that pays the rent). We're fucking gold as tenants. I've said I'd be willing to arrange repairs/safety checks with contractors of his choice, basically do what the agent currently does. Am I unwise to do this? Could come back and bite me on the bum. He's not local though, and I think that's perhaps a main reason he uses an agent, so he doesn't have to be involved in maintenance. Or collecting rent. I've never met nor spoken to the guy. This is his only property afaik.

Does anyone have any useful experience/advice? Ta x

 

[Looby]

My landlord uses an agent because we’re friends and we agreed that in case of any dispute or problem it would be better to have an agent involved.

They’re awful, shit stirring arseholes. I hate them.
I also wish they were out of the picture and have suggested it but that then puts work onto the landlord which they probably don’t want.

Inspections, gas safety, repairs, contracts etc etc
I think they’d be nervous of agreeing to do this through you. At the moment the agent arranges it and invoices them. They probably have trusted people they use with negotiated prices that you might not get as an individual.
I don’t think it’s a terrible idea at all and I’m all for making those twats obsolete but I can see a landlord being nervous.
I think it might be a bit different if you had an existing relationship with the landlord and maybe had an inkling if they weren’t too happy either.
Maybe that’s the answer, can you find an excuse to have direct contact with them and go from there?

Because my letting agent is so shit my landlord arranges most repairs and servicing themselves, we do all the decorating and have gradually replaced all the flooring so it seems even more ridiculous that we still have them involved but there we are. Every 6 months they trot round with a face on then contact my landlord to point out how much they could get if they marketed it again (we are paying fuck all really).

 

[cybershot]

They are paying for a managed service and not having to sort plumbers, gas men etc.

I guess it depends how many properties they own and what they do for a living if renting out property isn’t the only source of income. Otherwise all that stuff can be quite time consuming. Especially as laws continue to change, and even more so if they don’t live local.

I guess there’s no harm in asking but there is an element to risk I guess. At least with the agent everything should be done by the book but that depends on how good the agent is.

 

[bimble]

The contract they signed with the agent will probably have a clause in it stitching this up, saying if they (the agent) introduced you to the place then landlord owes them some % for however long you live there, the letting fee. The management side of things (charged separately & much more money)I think no harm in asking.
Also you can’t trust the agent to communicate to the landlord what good tenants you are and how long you intend to stay etc and explain why it’s worth his while to reduce the rent because it’s more in their interest to not do that, they’d prefer to get new peope in, Your interests & theirs not aligned at all so good idea to tell all that to landlord direct i think.

 

[Badgers]

There are some landlords who prefer to have an agent to keep things 'less personal' and also those that can't or don't want to manage a property and contractors, etc.

Also some see having an agent as an essential in case their own personal circumstances change so they can't look after their property.

A lot of agents AND landlords are pretty feckless with repairs and admin sadly

 

[jontz01]

My letting agent is fucking useless and I'd be very grateful if our tennants approached us with that question. Unfortunately, she thinks it's in her interest to be with an agent. We used to manage our own rental in the UK, it was stressful at times but only because of the time difference and communication issues of being in nz. Having been a tennant too, I'd personally much rather speak directly to the landlord than using a shiny-shoed go between.

 

[Teaboy]

Regardless of the views of the landlord in reality they'll probably decline. As mentioned above they will very likely have a contract withe letting agent which entitles the agent to a cut of money for an introduction fee. Sometimes this even extends to if the landlord sells the property to the tenant.

Even if the landlord would prefer to rent private;y the hassle and potential for getting sued will probably deter them. No harm is asking though, of course.

 

[wiskey]

Our landlord paid a fortune for a letting agents the first year but as we never needed anything from them and it was pissing money up the wall they've gone to managing directly, they have a local mate who does any repairs that need doing.

 

[SpookyFrank]

I've had landlords who did all the repairs and maintenance themselves despite using an agency. Lord knows what the landlords thought they were getting for the agent's cut.

All letting agents are useless, nasty little shitbags. You'd think there'd be the occasional decent soul who ended up working for a letting agency by mistake but no, it's arseholes all the way down.

 

[chainsawjob]

Thanks everyone, very useful input!

I'll have a proper read & come back later with any response. Ta

 

[Leafster]

I have clients who rent their properties directly to tenants so it's not uncommon. Some of them have also used letting agents to introduce new tenants only. Those which have used managing agents have often changed to another agent during a tenancy or even managed the property themselves after a while. Lots of landlords are dissatisfied with the level of service they get from Managing Agents too. As others have mentioned, the agent may have clauses in their contracts with the landlord with financial penalties if they ditch them within a certain period of time but since you've been there for a long time chainsawjob I think that's less likely.

I'm sure some landlords would accept a lower rent in return for not having to pay an agent but I suspect it would be a case of negotiating something in the middle. You save on rent and they get to keep a bit more which would have gone to the agent.

I think you could be right about why your landlord's using an agent. It's more difficult for the landlord to deal with a property if they aren't nearby but I don't think there's any harm in asking. Offering to help manage any "on-site" contractors, as you've suggested, would go a long way to allay any fears the landlord might have of not being able to manage the property remotely.

 

[AnnO'Neemus]

I've had landlords who did all the repairs and maintenance themselves despite using an agency. Lord knows what the landlords thought they were getting for the agent's cut.

All letting agents are useless, nasty little shitbags. You'd think there'd be the occasional decent soul who ended up working for a letting agency by mistake but no, it's arseholes all the way down.

There are different types of agreement between landlords and lettings agents.

They might have a lettings only agreement, whereby the agent advertises the property, does viewings, vets the prospective tenants and as soon as the tenants are in, that's pretty much it. Or they might have a management agreement, whereby the agent manages the property, tenants report disrepairs to them, they book trades to carry out repairs, they carry out inspections, etc.

If the landlord you mentioned does all the repairs work, etc, it might not be that the agents are useless, it might be that it's not their remit.

 

[scifisam]

I'm trying to weigh up whether to do this, but want to be aware of any potential pitfalls. Is there any risk/downside to asking?

We're on UC since losing our income due to corona. It doesn't cover the rent, the shortfall is £200+ pm. We asked for a rent reduction, and are waiting to hear. This is all being done through our letting agent's credit control dept, who frankly it appears couldn't organise a piss up in a brewery. Even if we get a rent reduction, this doesn't actually mean a lower rent, it means a temporary reduction which will have to be repaid once we an afford to. The local people on the ground at the letting agent are awful, one person in particular is rude and a bully.

So, shall I try and cut out the letting agent and ask the landlord if he'd let to us direct? What are the downsides? Might he see it as 'going behind the agent's back' & think it's dodgy? Is it dodgy? Might he use it as an excuse to give us notice? Esp as we will be in arrears?

Apparently landlords pay 8-15% of the rent each month in fees to letting agents, according to Shelter. Would the landlord reduce the rent by a similar amount if we dealt with him direct? Or am I being wildly over-optimistic? (I know no-one can answer as to what he'd do, only he knows that). Has anyone negotiated a lower rent by cutting out the letting agent?

I've written a draft letter to him, saying what good tenants we are. Been here 5 years, want to stay at least 6 more (til kids are out of secondary school, if everything remains the same), we've never missed a rent payment, we look after the property and report things needing maintenance. We haven't been on benefits til now (well, I have, but my OH has been in work, & that pays the rent). We're fucking gold as tenants. I've said I'd be willing to arrange repairs/safety checks with contractors of his choice, basically do what the agent currently does. Am I unwise to do this? Could come back and bite me on the bum. He's not local though, and I think that's perhaps a main reason he uses an agent, so he doesn't have to be involved in maintenance. Or collecting rent. I've never met nor spoken to the guy. This is his only property afaik.

Does anyone have any useful experience/advice? Ta x

They will probably have to pay a fee to the letting agent in order to get out of the contract they have with them, and if he's not local then he might well think it's easier to use an agent.

But I can't see how asking would come back at you. Check your tenancy agreement - is there anything about contacting the landlord?

 

[mx wcfc]

It has to be worth asking. I thought these days tenants were entitled to know who their landlord was? They may not be able to get a residential address though. I guess that's one of the reasons why most landlords use agents.
My brother has a couple of rented flats - from he tells me, he hates the letting agent, but uses them mainly because, a) he wouldn't know where to start in terms of getting new tenants/credit checks/references etc, and b) he doesn't want to have to personally deal with getting trades out to handle boiler breakdowns, dripping taps etc when he has a full time job.
But if you have been there a few years, and are happy with getting a plumber/gas fitter etc in yourself when stuff goes wrong, why not try?

 

[Saul Goodman]

Yes, I did, then the cuntlordslumlord let the place fall to pieces around me, and stole my electricity, and let three inches of sewage rise around the back door, and let the roof piss in water until the ceiling collapsed, destroying my personal property, and still hasn't fitter smoke or carbon monoxide alarms after 20 years, and left me without water for nearly a month... etc.
I don't know your landlord but if he/she is a cuntlord/slumlord, then be careful.

 

[chainsawjob]

The contract they signed with the agent will probably have a clause in it stitching this up, saying if they (the agent) introduced you to the place then landlord owes them some % for however long you live there, the letting fee.

Yeah, I think this is likely, I found an article saying some landlords were 'threatened' with excessive exit fees (although they'd presumably signed a contract accepting that clause ). No knowing if my landlord has or not.

Regardless of the views of the landlord in reality they'll probably decline.

I think you're right.

Even if the landlord would prefer to rent private;y the hassle and potential for getting sued will probably deter them. No harm is asking though, of course.

Yep, it's becoming apparent to me that it's quite a gamble for a landlord to trust a tentant with keeping on top of things like reporting & arranging necessary repairs, or arranging safety inspections. A lot is at stake if a tenant doesn't do so. Especially if the landlord isn't nearby to check the tenant is doing this. If I was a landlord I'd want to arrange this myself, or have an agent I could trust to do it, with comeback if it isn't done.

All letting agents are useless, nasty little shitbags. You'd think there'd be the occasional decent soul who ended up working for a letting agency by mistake but no, it's arseholes all the way down.

Pretty much agree. Ours aren't too bad in terms of repairs, but have been slow sometimes. There is one woman I've dealt with over the past 5 years who is pleasant and helpful. The others have been as you describe. Esp the one dealing atm. Rude, bullying arsehole. Absolutely venal, letting agents. As a rule. Even the helpful one, I wouldn't want to bet on where here loyalties would lie if push came to shove (well, obv, with the agency/landlord).

I think our landlord is the one who ensures repairs get done, and tbf the agents must have passed on our reports. He's spent quite a bit of money since we've been there. Chimney falling down, rat problem requiring minor repairs, boiler repair, drains rodded cos of smell, electrical work cos it kept blowing, gutter repairs as leaking, new airbricks because of damp etc etc. Some stuff a lot of landlords would have ignored and not spent money on. He offered us a new living room carpet cos of the damp problem, but the mould was only minor and out of sight, so we said it wasn't needed.

So as landlords go he's at least prepared to maintain the property. It's only what a home owner would do to maintain the value of an asset though. So it's not necessarily all for our benefit or to fulfil his obligations to us. These are the basics though... really, in terms of decent accommodation.

I'm still pondering whether to ask, but thinking it's probably not worth it. And it would depend on whether it was financially worth it.

He was asked over a week ago if he'd accept a reduced rent. And still hasn't responded. Doesn't bode well for him responding if we say we've got water coming through the ceiling or whatever.

 

[chainsawjob]

I thought these days tenants were entitled to know who their landlord was? They may not be able to get a residential address though.

You're right. The landlord's name and address (I assume their residential one) is on our latest contract. Previously it wasn't. I don't have email or phone contact details for him, just address.

 

[chainsawjob]

Thanks again everyone, quality input!

 

[Celyn]

This might sound stupid, but as you have an address, you could write a carefully crafted letter to the actual landlord setting out the situation, then you sort of do a Good Luck magic dance or make offerings to the gods or something then post it on the very basic grounds that it will do no harm and might just possibly work. Then you try to forget about letter for a while (but knowing, at the back of your head that there IS this possibility of solving things, and to have a glimmer of hope is good).

People without money worries often don't have any real idea how problematic it is and you are excellent tenants and very long term. The offer of a new carpet seems to indicate a fairly decent sort. Do you actually know that the agent passed on your previous request?

If landlord had to seek new tenants, they might be bad, AND there can't be many people doing house -moving while Coronavirus is around. Get your request in before the stupid government suddenly decided that everything is back to normal. Fingers crossed.

 

[wiskey]

I'm still pondering whether to ask, but thinking it's probably not worth it. And it would depend on whether it was financially worth it.

I think this is a mistake. Are you actually sure that the agents have passed it on?

 

[CherryLB]

I've had it the other way around, the agent went bust owing months of rent to all the landlords, plus deposits of the tenants and wages of the staff.

Our landlord came and introduced himself, and we paid him directly after that (same rent as before). Since the agency were not organising any repairs, only inserting a delay into the communication, the maintainance was more prompt after that. He also returned our deposits even though he had never had them in the first place.

I tend to think landlord-tenant direct is better than involving an agency. The landlord can always set up an account with a property management company if they want just one number to call for plumbing, electrics, gas safety etc.

My view would be no harm in asking.

 

[chainsawjob]

Are you actually sure that the agents have passed it on?

Passed on the request to pay a reduced rent? I've had a reply this morning, he'll accept this. But wanted to know we weren't planning on moving when our contract ends in a few months, without paying back the arrears. I already told credit control (who are dealing with him/this) that we planned to renew our contract and stay for at least 2 more years, but as you say, they obviously didn't tell him. They're pretty useless, I got an email where they seemed to have mixed us up with someone else, the rental amount was wrong

We've also just discovered we've been paying a fiver too much rent pm. mr csj made a mistake when he set up the standing order Trying to get credit control to undertand this and look into it is proving difficult, they just keep saying 'but you can't have overpaid as you're in showing as in arrears'. Well yeah, durr, that's cos we haven't paid June's rent yet. Head meet brick wall

 

[wiskey]

That's good he has accepted it. Write to him yourself saying hi and how much you like his house and how long you want to stay.

If the lease is up for renewal it might be a good time for him to ditch the agents.

I presume you know they can't charge you for renewing. Also if you have been there for years isn't it just a rolling contract now until one side changes something?

 

[nick]

from the description of the level of repairs, it sounds like the landlord is not an issue

Seems that the agents are just slowing down communications and taking a cut - for which their only contribution is presumably the address book of trades for arranging repairs (for which they may well get a kickback - FYI - Foxtons contract a couple of years ago used to mention that this would happen)

Your intention to continue for a couple of years is good to know, but currently only an intention. Build a relationship with the landlord and then this kind of conversation will start to carry more weight.

Perhaps if the landlord uses an agent as they don't want the hassle of arranging repairs, you could suggest that you would organise them, if landlord agreed to pre-authorise repairs promptly and to reimburse you for such expenditure. Split the difference on the management fee to the current agents and all are happy (maybe ask for a rent reduction as, if the landlord has a mortgage, then their costs will have dropped since march)

FYI - have a look at openrent, and if you like it, mention it to your landlord. They can set up an new standard contract with you for £49, plus £20 per head for referencing (which they will need if they want to get rent insurance). all of that cost is paid by the landlord, not you and I guarantee it will be a lot cheaper than their existing agent. [I have no connection with openrent, but find them an excellent alternative for both landlords and tenants. You may find that this way any repairs / issues will actually be resolved much more quickly than via agents (who normally don't respond on evenings or weekends etc)

Once your contract comes to an end, it automatically goes into a 1 mth rolling contract. Perhaps suggest to Landlord you would be willing to sign up for a new mth or 1 year contract - to show willing? (also gives you protection against rent rises in that time)

 

[weltweit]

For all the reasons above I think your landlord is going to want to stay with the agency as they will make their life easier and they are probably contracted to stay with them also.

My last house was managed by an agency, while they were a pain, on the positive side they did get repairs done quickly and never forgot the annual gas safety check.

When I was leaving they started making noises about retaining part of my deposit on all sorts of spurious grounds. I did have a good relationship with my landlord having made a point of being there whenever he wanted to visit for one reason or another. While I was moving out he asked to visit to get estimates for work he wanted to do. I again made a point of being there and being busy with my brother finishing cleaning the front of the property and lawn edges.

I asked him if there was any reason he could see for retaining part of my deposit? He had had a good look around by then and said he was happy that I should get my deposit back in full. Later, after I had delivered a clean house and the keys back to the agent, they started bleating again about retaining the deposit I just told them to speak to the landlord. A couple of days later I got my deposit back in full. YES!

Moral, agent is involved in negotiations and so is your landlord. You might benefit from writing to your landlord, explaining you are good and reliable long term tenants and want to continue, are having a temporary difficulty totally unexpected, would he consider reduction - with obligation to pay difference back in future?

There would be a cost in extracting you from the house and finding and installing a new tenant so your landlord (if they are not a complete asshole) might be willing to be "on your side" in the negotiations ..

Does anyone else think this could work?

 

[nick]

FWIW
Read the Shelter website
All evictions are on hold during the Covid situation. When / if it is resolved, there will be a backlog of action.

Therefore a sensible landlord would prefer a good and sensible tenant paying even a reduced rent without issue, than having to go to law etc, knowing they couldn't enforce eviction fo a long time - (although no one's suggesting that , just for awareness).

I really feel that this agent needs taking out of the equation - persuade the landlord to deal direct. Savings all around and a potential for faster communication etc.
weitweit - sounds like your previous agents were asses - they claim to work for the landlord but are often working mainly for themselves

Deposits should now be with the DPS (or equivalent) - so withholding is harder than otherwise

Wiskey is correct

 

[weltweit]

..
I really feel that this agent needs taking out of the equation - persuade the landlord to deal direct. Savings all around and a potential for faster communication etc.

But what about if the landlord does appreciate the hassle the agents shield them from, I know a couple that are renting out their former UK home while they are getting on with their lives abroad. They couldn't manage without an agent.

weitweit - sounds like your previous agents were asses - they claim to work for the landlord but are often working mainly for themselves

They were always looking for ways to increase their income including upping the rent every year and looking for charges on every little thing. They were a pain like that not only for me but also for the landlord who they treated in the same way. Nevertheless he wanted to stay with them.

Deposits should now be with the DPS (or equivalent) - so withholding is harder than otherwise

It was with DPS, nevertheless they wanted to make a claim. It didn't help that in the 7 years I was there they seem to have mislaid the property's inventory. I hadn't and made sure everything - down to particular lampshades - were exactly as in the inventory!

 

[nick]

But what about if the landlord does appreciate the hassle the agents shield them from, I know a couple that are renting out their former UK home while they are getting on with their lives abroad. They couldn't manage without an agent.

Get that - there are issues over the requirement to withhold tax on overseas landlords - plus they don't have the ability to easily come round to sort out issues, if they are overseas. I can see a need for agents in these cases - but something more than the "15% for processing the payment" merchants. I fear that the comfort from having an agent is often illusory .

They were always looking for ways to increase their income including upping the rent every year and looking for charges on every little thing. They were a pain like that not only for me but also for the landlord who they treated in the same way. Nevertheless he wanted to stay with them.

This was the agents, yes? Exactly - I often wonder if they are often the case of much of the landlord/tenant antipathy that is often espoused

It was with DPS, nevertheless they wanted to make a claim. It didn't help that in the 7 years I was there they seem to have mislaid the property's inventory. I hadn't and made sure everything - down to particular lampshades - were exactly as in the inventory!

At least there is a form of independent scrutiny with DPS - and it stops rogue landlords spending your deposit (and it is yours and not the landlords) .
Good for you - get a copy of the inventory, keep correspondence take your own photos and keep them (including meter readings).

 

[Wells]

I was advised not to make deals with the landlord without an agent, because if you're dumped, you won't prove anything to anyone. A buddy of mine had a case where he bought himself an air conditioner in the room, installed it (paid for it all with his own money), and when it came time to move out, the landlord began to resent taking the air conditioner back.

 

[friendofdorothy]

I'm trying to weigh up whether to do this, but want to be aware of any potential pitfalls. Is there any risk/downside to asking?

We're on UC since losing our income due to corona. It doesn't cover the rent, the shortfall is £200+ pm. We asked for a rent reduction, and are waiting to hear. This is all being done through our letting agent's credit control dept, who frankly it appears couldn't organise a piss up in a brewery. Even if we get a rent reduction, this doesn't actually mean a lower rent, it means a temporary reduction which will have to be repaid once we an afford to. The local people on the ground at the letting agent are awful, one person in particular is rude and a bully.

So, shall I try and cut out the letting agent and ask the landlord if he'd let to us direct? What are the downsides? Might he see it as 'going behind the agent's back' & think it's dodgy? Is it dodgy? Might he use it as an excuse to give us notice? Esp as we will be in arrears?

Apparently landlords pay 8-15% of the rent each month in fees to letting agents, according to Shelter. Would the landlord reduce the rent by a similar amount if we dealt with him direct? Or am I being wildly over-optimistic? (I know no-one can answer as to what he'd do, only he knows that). Has anyone negotiated a lower rent by cutting out the letting agent?

I've written a draft letter to him, saying what good tenants we are. Been here 5 years, want to stay at least 6 more (til kids are out of secondary school, if everything remains the same), we've never missed a rent payment, we look after the property and report things needing maintenance. We haven't been on benefits til now (well, I have, but my OH has been in work, & that pays the rent). We're fucking gold as tenants. I've said I'd be willing to arrange repairs/safety checks with contractors of his choice, basically do what the agent currently does. Am I unwise to do this? Could come back and bite me on the bum. He's not local though, and I think that's perhaps a main reason he uses an agent, so he doesn't have to be involved in maintenance. Or collecting rent. I've never met nor spoken to the guy. This is his only property afaik.

Does anyone have any useful experience/advice? Ta x

Your landlord will probably be in a contract with the agent - just as you are and won't be able to ditch the agent easily til the end of that term end of your AST. You have nothing to lose by approaching the landlord directly. If he is a reasonable person he possibly hates the agent too, if however they let loads of properties with the same agent it may be too much hassle for him. It's not dodgy to offer offer to look after the place and it can't harm to ask. I'd say write him a letter.