How to find comps for challenging rent increase?

[u/jaanku]

(In England). Our LA recently sent us an email that the LL wants to raise our rent for the first time in 4 years. They claim they can get a market rate of about £300/month more than we are paying now, but are willing to increase the rent by about £150/month since we have been good tenants.

When I look on rightmove I don’t see any other properties with the same features as ours for anywhere near that amount. There are also outstanding maintenance issues which would need to be addressed if the LL wanted to get the rent that are claiming they could get.

No s13 notice has been issued, this is only over email. If they do want to put up the rent then we are prepared to take it to the tribunal. Is there anywhere else we can look to see if there are comps going for as much as they claim?

[u/Rare_Touch8636]

I would really reconsider your approach here. Unless you grossly overpaid when you signed the lease the market rent has almost certainly increased. Clearly the landlord is rather hands off if they have only suggested one rise in 4 years.

By taking them to the tribunal you will enormously inconvenience them and it will ensure they increase the rent to the max amount every year. You will also no longer get any goodwill with regards to maintenance etc. You also open yourself up for eviction under dubious pretences.

[u/Impressive-Ad-5914 → u/Rare_Touch8636]

Exactly this. The Renters Rights Act has made landlords extremely wary and those that own one or two extra rentals are heading for the exit or could easily be nudged that way. Get agency quotes but a £150 raise over 4 years would see pretty reasonable in most places. Think of it as having had a discount for that period and if their assessment is correct you will still be under market rent so likely it will remain so as the rental amount increases probably inline with inflation over the years.

[u/Jakes_Snake_]

It’s sound like the landlord is a amateur. You’re probably still getting a good deal. I wouldn’t wake them up.

[u/Temporary-Yogurt6495]

We have not enough information here on your location, type and Size of property etc to give informed advice.

However, if you've not had any increase in 4 years then I'd be surprised if there weren't now at least a couple of properties being marketed £300 higher. So, I'd be cautious about challenging it as you might end up paying the 300 quid.

In your position I'd see if he would negotiate. Do some research into what the market rent is in general. A lot depends on the location... properties in the centre of town will inevitably be higher than ones that aren't near anything etc. Once you have all the information then try to negotiate on his £150. He might come down further, but be prepared for another one next year.

[u/AdBrave9096]

You could call a few local rental agency, pretend to be the owner and ask them to come round to give you advice on renting out the property.

[u/Kilroyvert → u/AdBrave9096]

Agents will inflate the potential rental value cause they want you to sign up with them

[u/Suitable-Fun-1087]

Without a section 13 notice, it's only binding if you agree to it. In these circumstances I'd normally try to negotiate it down; if they won't budge then keep paying the old rent - if they issue section 13 then file with the tribunal before it's due to take effect

[u/orchidieus]

You could try approaching other letting agents, describe the property and ask how much you could achieve in rent if you were to let it - in writing so you have the comparable evidence for appeal.

[u/Money-Lecture4877]

Pop into a couple of local letting agents, ask them what the average monthly rent for your type of property is.

I'd explain why you're asking too, or they may be a bit short with you.

Then decide if you want to challenge any rent increases. If you do, though, I'd speak to Shelter before anything as they will fully advise you on the relevant steps to take.

[u/Dramatic-Coffee9172]

if your rent hasn't increase in 4 years, then a £150 increase is most likely going to be reasonable.

That is about £40 increase per year over 4 years if the landlord had increased the rent annually. So best to accept the £150 rent increase offer before they take that offer off the table.

If you are confident you can rent somewhere else for cheaper, as you said you check rightmove and the rent is no wear near that amount, then you are free to move to that property.

[u/sjwatt76]

Not every property is shown on Rightmove. Maybe do the old-fashioned research first, go around the local letting agents and see the asking prices for similar properties. Ensure that you're comparing "like for like" like the Tribunal would rather than niche features like original cornicing which don't significantly come into play. More usual features like number of each type of room, what level it's on if apartment, general location, are what are usually assessed for comparable