Tenant is dirty and careless, do we need to keep doing repairs?

Reply to the comment left by DSR at 25/02/2023 – 11:04
Why can’t you keep cranking up the rent?

Reply to the comment left by Beaver at 27/02/2023 – 10:15
I mean you can, but that can only be done once a year. If you have a tenant damaging stuff on a fairly regular basis, once a year might not not touch the sides of the cost in reality. Then of course if you go over the market rate for the rent – and they take you to a tribunal, they could have a case for the rent being over the market rate so stopped from raising it that way too.

Reply to the comment left by DSR at 27/02/2023 – 10:34
OK, I see what you mean. But if invoicing tenants for damage they’ve caused doesn’t work out in your experience, the tenants are still paying the rent, given that your deposit is capped at 5 weeks rent, the tenant doesn’t notify you of the damages and doesn’t offer to pay when you find them, you don’t really have any option as a landlord but to keep raising the rent.

Could try maxing rent out to market value and see if that deters them away, i understand the cost of the refurb is limiting but its clear you are worrying which is not good for you. Can mention it on every visit and also suggest you’ll call the council for environmental health. Might be worth while calling them to discuss options anyway. Unfortunately we cant tell people how to live although others expect us to

Reply to the comment left by Beaver at 27/02/2023 – 11:32
yes but if the repairs start to creep up over what you can raise in rent to keep at ‘market rate’ then the tenant could take you to a rent tribunal. Plus the tenant has no incentive to do anything/take care of anything going forward. How long do you wait and at what point does the repairs get to the point where you cant raise the rent to cater for this?

Instead of trying to stop the waves like King Canute, tell the tenant to pay the repairs then up the rent anyway to the max you can anyway. (That way you show them it is at market rate and the same they would pay for another similar property elsewhere.)

If they cant pay that might spur them to leave (to save you the bother of a S21). If not , get a S21 out now and look for a better tenant.

Once out get repairs done and make sure the rent is then on par with exactly what the market rate is. The next deposit will be increased as a result and make sure you are on the ball with the next tenant from day 1. Regular LL checks and pick up any issues immediately. If you use an agent kick their ass to provide a better service or look for another agent.