London lettings agents: as dubious as they're rumoured to be?

January 13, 2016 7:19 AM

I've recently moved to London and have heard only horror stories about neglectful landlords and agencies. After a couple of months here, our flat has required major repairs (due to neglect of previous tenants) and the agency has been responsive about getting them done. By being vocal with the disrepair of the house, are we setting ourselves up for a drastic rent increase, termination of tenancy, or a reputation for being too needy for future lettings references?

When we viewed our flat, it was in decent-appearing condition, but filled with rubbish from the previous tenants (see previous Ask). Most of it was moved out by the time we took occupancy, but we found the flat to be in a state of neglect and disrepair, which we have reported promptly (as is specified by our rental contract). FWIW, these are not minor but major repairs that were presumably left unreported by previous tenants (major leaks, damp, crumbling walls, etcetera).

Where we're from, landlords would generally be appreciative of prompt reporting and a sense of ownership of the property. Because our agency has been so responsive, it seems they and the landlord are supportive of doing these much-needed repairs. However, they are not inexpensive and I'm sure it's not fun for them to receive a daily update from us about something else that's wrong with the flat.

I've heard so many horror stories about neglectful and vengeful landlords and agencies that I'm almost afraid to report anything else, lest they find us too needy and decide to terminate our tenancy or raise the rent. I'm curious to know how, or whether, our current situation will affect our rental contract and/or our future references as letters, or whether their willingness to do major repairs (whilst we are in occupancy) indicates that the landlord plans to sell the property (we asked prior to moving in, and the agency stated the landlord had no plans to do so).

Thanks for any input you can offer!

posted by pocksuppetteer to Home & Garden (6 answers total)

Best answer: I strongly doubt you'll get a bad reference, or your tenancy terminated. But the rent may go up, mainly because the place will be much nicer, by the sound of it, after you've been there for a year!

Rental prices tend to reflect the state of the place, and in my experience they are often kept a little lower than they might otherwise be when the landlord and/or agent acknowledges it to not be, like, a palace. Some tenants will sit happily in a damp-riddled shithole, whether in order to make sure they can keep their low rent or because they either can't be bothered to report it or don't know that they're able/meant to. You are reporting these things, and that is actually helping the landlord to keep on top of them, but that doesn't mean that they won't look at their now-in-great-shape property after a year and think, I could be getting more for this.

It's not guaranteed - many landlords value a good tenant more than an extra fifty quid a month. But some don't, so it's worth thinking ahead on what you will do if it comes up.

Londoner for ~8 years, rented in 4 different properties over that time.
posted by greenish at 8:23 AM on January 13, 2016

Best answer: My most recent flat was maintained by a great agency (which was a surprise -- who knew there were good ones?) but had a shitty landlord. He didn't like the fact that we reported major issues (i.e., "there is a missing bed," "we can't get in through the front door"), and viewed us as nasty, needy tenants.

However, there was nothing he could do to evict us, or really even to penalise us. Tenant law is pretty strong in London, and regardless of how much he hated us we had a right to keep being there.

If you do start to get any pushback (and I doubt you will), try your local Citizens' Advice Bureau. But you'll probably be fine.

For what it's worth, I left that crappy flat and now live in a lovely house where the landlord is always appreciative of knowing when his property needs tending to. After all, it's his investment.
posted by harperpitt at 8:45 AM on January 13, 2016

Best answer: Do not worry about any of these things. The market will determine the rent increase and I would suggest your forthrightness in dealing with the agency is unlikely to enter the equasion. Even if the landlord is condering selling it is out of your hands.

On a wider point there are unfortunately many highly dubious letting agents in London. However I would not be worrying about future impact of ensuring the major repairs required are undertaken. A few things to keep in mind that may be worthwhile in future:

i) Shelter - they are a housing charity but have an excellent and informative website. I have called them previously after my (thought to be) highly respectable lettings agent tried to charge me a significant amount for 'renewing' the tenancy. The person I spoke with was highly knowledgeable and had clearly taken many phone calls to this effect. Maybe a website to bookmark.

ii) Given the wide variation in professionalism between agents do not fear to take the bull by the horns when dealing with agents. Finally, it is worth checking if the agent you are using belong to any relevant trade associations (NALS / ARLA etc). Whilst not compulsory on the agents side it means you have a lot more leverage and avenues if things do go wrong. Oh and sounds obvious but try to get into the habit of retaining all correspondance with your agent. If verbal - try to follow up with emails (As discussed...etc). Having a paper trail is likely to be invaluable in the unlikely event you do run into problems.

Last but not least - Dont Panic.
posted by numberstation at 8:55 AM on January 13, 2016

Best answer: I haven't been able to detect any real rhyme or reason for rent increases in the London rental market. I've been lucky with good management companies / landlords in my two flats thus far. Both responsive and appreciative when I call in with repairs needed.

One never raised the rent and I suspected it was because the other tenants in the (small) building were more transient and unreliable and they didn't want to give me any reason to leave. The place was fine and basic but nothing covetable.

The second has raised the rent 5% every year, and in this case I suspect he's entirely motivated by market comparators. The flat is really nice and in a good neighbourhood and although I hate the increases, that's what everything else comparable is going for too.
posted by oneaday at 9:00 AM on January 13, 2016

Yeah they are pretty dubious. The last one I used seemed very respectable, nice office etc, but a year later he ran off owing a lot of people money. I only know because my landlord rented another of his flats through him and he stole the deposit and first months rent.

I've also had another agency take a deposit on a flat and then return the deposit and give the flat to someone else.

In my book they are a notch or two below "used car dealer" but it's hard to find a rental without them.
posted by w0mbat at 10:53 AM on January 13, 2016

Response by poster: I am much reassured to hear that we won't be asked to leave, nor build a needy reputation with future agencies. Thank you for sharing your experience and insight!
posted by pocksuppetteer at 12:25 PM on January 15, 2016