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Rent Increase-Wales (Advice Needed)

Grandma Death

Grandma Death

Reconfiguring & Reconstructing
So some background. I moved into a 3 bedroomed terraced house in Swansea after a relationship breakdown. The landlord was doing the place up to move in but during that time her mother fell ill-so she decided to rent the place out to become a full time carer for her mum.

Although there's no guarantee of tenure in the private rented sector I was keen to get assurances-given the turmoil of the separation and the affect on my kids. So I asked her what would happen if her circumstances changed-would she want the property back. Her reply was a firm 'No I'd get another place'

In the five years Ive been there, to be fair shes been a great landlord. She recognises likewise Im a good tenant. Never missed a payment. Work from home so property is secure etc.

But she priced the place up to get on the rental market quickly (£525) which was, at the time, below the market rate.

In the 5 years Ive been there she's not increased the rent and Ive been expecting a rent increase. Low and behold-one landed on my lap. Its gone up by £300 to 825. She's given the necessary notice. What this means to me though-I cant afford to live here anymore. Along with the rises in council tax and gas/ele-if I accept this £300 increase my household outgoings for all three have increased to £550 (Ive not even taken into consideration food price hikes, diesel etc)

Ive done some limited research and Ive formally rejected the rise with a view to try and negotiate the rise with her. My question is, if she refuses and wants the full increase...what are my options?

What she said years ago about finding a new place if her circumstances changed have any legal muscle?

Or am I fucked? I dont by the way have primary custody of my children-just 3-4 nights a week. Im also paying off an IVA too so I have other financial pressures as well.

Any help or guidance would be most appreciated
 
Definitely attempt some negotiations !- such as a staged / staggered increase

Apart from "market forces" has the LL done any improvements that could justify the increase ...

I do miss the "Fair / Registered Rent" that was once a controlled factor for this sort of problem.
 
StoneRoad said:
Definitely attempt some negotiations !- such as a staged / staggered increase

Apart from "market forces" has the LL done any improvements that could justify the increase ...

I do miss the "Fair / Registered Rent" that was once a controlled factor for this sort of problem.
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New boiler. Thats it.
 
Is she registered with Rent Smart Wales? Has she produced any verification to you that the property has a clean EICR certificate (or that an unsatisfactory one has led to the appropriate remedials being carried out), a clean gas safe certificate, mains wired and in-date smoke detectors have been installed and that CO detectors have been installed in all rooms with fuel burning appliances? If not, she's in breach of the new Rental Homes Act Wales and as such can be 'fined' by having an imposed reduction to your rent until she sorts it all out. More info on compliance and penalties here. Often remedials resulting from a failed eicr can be seriously expensive so that might be a start point for negotiations.

Drop us a line, mate. I could possibly help with a lot of the above
 
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I think follow the Shelter guide to appealing a rent rise and see if theres any loooholes she has failed to do like a gas certificate etc. It's a huge increase and it would be good to fight it while paying your current rent on time of course.

You can then make clear in writing you reject the rent rise. Follow a template.

This could lead to renegotiation. Or yes she may start a process of eviction but you can use the gas cert or anything else she missed to stop that. Also theres a backlog and it will take time. It may also make her reconsider. But maybe not. I would 100% join a housing union like Acorn and use them for support and or direct action to prevent eviction.

Keep ALL communication in writing. No phone calls. Ideally letters but if not emails. Try and avoid whatsapp etc too.
 
Riklet said:
I think follow the Shelter guide to appealing a rent rise and see if theres any loooholes she has failed to do like a gas certificate etc. It's a huge increase and it would be good to fight it while paying your current rent on time of course.

You can then make clear in writing you reject the rent rise. Follow a template.

This could lead to renegotiation. Or yes she may start a process of eviction but you can use the gas cert or anything else she missed to stop that. Also theres a backlog and it will take time. It may also make her reconsider. But maybe not. I would 100% join a housing union like Acorn and use them for support and or direct action to prevent eviction.

Keep ALL communication in writing. No phone calls. Ideally letters but if not emails. Try and avoid whatsapp etc too.
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She can't evict until she's registered with Rent Smart Wales and had covered off gas safe, EICR and remedials plus smokes and CO detectors. In order to register she'll also have to employ a qualified letting agent or do the one day training and pay the fee to be an agent herself.
 
bendeus said:
She can't evict until she's registered with Rent Smart Wales and had covered off gas safe, EICR and remedials plus smokes and CO detectors. In order to register she'll also have to employ a qualified letting agent or do the one day training and pay the fee to be an agent herself.
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Amazingly helpful advice you are a star, I had no idea about this in the Wales context.

Grandma Death dont give up hope!
 
bendeus said:
She can't evict until she's registered with Rent Smart Wales and had covered off gas safe, EICR and remedials plus smokes and CO detectors. In order to register she'll also have to employ a qualified letting agent or do the one day training and pay the fee to be an agent herself.
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She is a qualified estate agent/letting agent. She also has a licence too. The property was initially let through her employers but now she, along with her partner (who is owner of a property management company), has taken control of its management from the letting agent.

The rent increase kicks in June when the landlords have til then to get the new changes in re contracts, smoke alarms etc

She is on sick leave. Thus far I have rung her employer three times. Messaged her twice on whatsapp. Left two voicemails. Ive also emailed her rejecting the increase. All since she served notice of the increase 7 days ago. I havent had one return message from her.
 
TBH....the whole thing has soured my taste a bit. My manager in work suggested Id get cheaper rents outside of Swansea-suggesting surrounding areas. Market rates there appear to be quite a bit cheaper. I could do without the cost of moving. But my employer has a perk where we can borrow up to 5k interest free to cover moving costs, any solicitors fees, rent in advance etc. Ive been looking at places in Briton Ferry and Neath-and right now Im on the cusp of shrugging my shoulders, moving and or fighting this.
 
Just did a Rightmive search on 3 bed terrace houses in Swansea.

The cheapest was £850 and it was nasty.

So sounds like she's being quite generous at £800 especially after you've had it cheap for 5 years.

Sucky situation to be in but if it's not in your budget you may have to do what I did and move from the city into the valleys.
 
One warning though. Council taxes may be higher outside of the city due to higher levels of benefit claiments.

Shocked me how much my council tax went up moving form Cardiff to RCT.
 
Grandma Death said:
She is a qualified estate agent/letting agent. She also has a licence too. The property was initially let through her employers but now she, along with her partner (who is owner of a property management company), has taken control of its management from the letting agent.

The rent increase kicks in June when the landlords have til then to get the new changes in re contracts, smoke alarms etc

She is on sick leave. Thus far I have rung her employer three times. Messaged her twice on whatsapp. Left two voicemails. Ive also emailed her rejecting the increase. All since she served notice of the increase 7 days ago. I havent had one return message from her.
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Aw shit. Soz butt. Was going to suggest doing the electrical and remedial stuff for you but if she's in the property game and has it all on her radar then there's far less wriggle than I thought there might be 😔
 
Riklet said:
can I be the first to say... fuck off Gromit!! :D

Generous my arse.
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Generous compared to the market.

Obviously the market, interest rates, mortgage rates, lack of housing stock and cost of living are completely fucked but that's 13 years of Tory rule not this landlord's fault.
 
Gromit said:
Generous compared to the market.

Obviously the market, interest rates, mortgage rates, lack of housing stock and cost of living are completely fucked but that's 13 years of Tory rule not this landlord's fault.
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I agree in part. Clearly there are some circumstances outside of her control.

I acknowledge Ive benefitted from her not increasing the rent on a property already marketed UNDER markets rates in the first place-it is however hugely remiss of her to not increase my rent over the years rather drop it all at once in the middle of a fucking cost of living crisis. She has a responsibility to ensure she has a tenant that can afford the house in the first place-and that responsibility didnt end five years ago.
 
Grandma Death said:
I agree in part. Clearly there are some circumstances outside of her control.

I acknowledge Ive benefitted from her not increasing the rent on a property already marketed UNDER markets rates in the first place-it is however hugely remiss of her to not increase my rent over the years rather drop it all at once in the middle of a fucking cost of living crisis. She has a responsibility to ensure she has a tenant that can afford the house in the first place-and that responsibility didnt end five years ago.
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It’s the first I have heard landlords being criticised for not raising the rent tbh
 
DaphneM said:
It’s the first I have heard landlords being criticised for not raising the rent tbh
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....yeah thats the point way over your head there. Did you miss the part about not raising it for 5 years then doing so right slap bang in the middle of a cost of living crisis. All at once.
 
You've had it good for 5 years, tbh. increase slapped all at once or not. maybe the cost of living is also affecting her. price of good don't go up bit by bit in the shops. so why should rent?
 
How does it compare with the market in Swansea? If it’s competitively priced and your landlord won’t negotiate I don’t think you have many options other than to accept the rise or move.
 
Grandma Death said:
....yeah thats the point way over your head there. Did you miss the part about not raising it for 5 years then doing so right slap bang in the middle of a cost of living crisis. All at once.
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Maybe they are experiencing the cost of living crisis as well?

Did you consider that?
 
DaphneM said:
Maybe they are experiencing the cost of living crisis as well?

Did you consider that?
Click to expand...

sacrifice-2.jpg
 
Shes been in touch-well her partner has. Its been negotiated down-meeting half way. He wouldnt guarantee though no further increases for a year-as they wont be able to secure a Buy To Let re mortgage if the rent is below market value. Whilst pleased with the outcome-its temp relief. I need to move out of Swansea with a view to the surrounding areas/
 
Grandma Death said:
In a thread asking for advice and support about my increase why would I? Weird question.

'Fuck my my gas and electric has gone up-have I considered the bills of the CEO of British Gas have also gone up too?'
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No because the bills of the ceo of British Gas would not have a material effect on their ability to provide you with gas.

If they cannot cover the mortgage then they would be at risk of losing the property which mean they couldn’t rent it to you.
 
DaphneM said:
No because the bills of the ceo of British Gas would not have a material effect on their ability to provide you with gas.

If they cannot cover the mortgage then they would be at risk of losing the property which mean they couldn’t rent it to you.
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I don't know. I don't care.

For those that had something constructive and helpful to say thanks.
 
Grandma Death said:
Shes been in touch-well her partner has. Its been negotiated down-meeting half way. He wouldnt guarantee though no further increases for a year-as they wont be able to secure a Buy To Let re mortgage if the rent is below market value. Whilst pleased with the outcome-its temp relief. I need to move out of Swansea with a view to the surrounding areas/
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good luck
 
Someone I know recently went to try and get a remortgage to get a second property for a family member and was told that the rent would have to be hiked up to cover it due to current rates and, so the rent they expected was a couple of hundred over what the mortgage repayments would be
 
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