How to increase the rent on your property
It is understandable that over time the rent on your property may need to be increased. With the rise in property prices and inflation, you may have to increase the price of your home even if you have had the same tenants for years. This news can be difficult for any tenant to swallow and it is very important that you follow the rules to ensure a smooth transition to the higher rate. This blog gives you some advice on the steps to take to increase the rent on your property/ies.
In this day and age it is very difficult to get on the property ladder and as a result, there is a higher demand for rental properties. Due to this fact, private rental properties are becoming increasingly more expensive. You can’t just increase your rent without following some steps. Here is a breakdown of what you need to do:
Fixed Term Agreement:
If you have a fixed term agreement with your current tenants then you have to fulfill the expectations of that contract before you up the rent. A fixed term agreement is usually between 6 and 12 months. You can ask for the consent of your tenants during this time if you really want to increase the rent, but your tenants are in control in this case.
Rental review:
If you are in a fixed term contract but you have included a rental review in your original tenancy you can possibly change the rent mid-agreement. You must have outlined in your original agreement how often the rent can be changed and how the new level will be set.
End of the Fixed Term Lease:
If you are at the end of your fixed term lease you can issue your tenants a ‘notice of increase’ that gives them at least two months of notice that you are raising the rent.
Can my tenants negotiate?
Your tenants can try to negotiate with you on the rent increase. They can also appeal to an independent committee against the decision and this may happen if the increase if vast.
Negotiation:
If your tenants try to negotiate with you, try to listen to their reasoning. If this increase means they can no longer afford your property, you may want to consider giving them a longer notice period to try and come up with the funds they need. It is better to settle disputes like this before a drastic decision is made by either you the landlord, or your tenants.
What may tenants request as a result of the increase?
Tenants may be happy to pay the new rent price but may come to you with additional requests. Below is a list of some of the extra benefits they may ask for.
- Inclusion of household bills. Your tenants may ask for you to cover the water and/or power bills as a result of the increase in rent. It is entirely up to you what you decide to do here. Some landlords agree to pay for everything, telephone and internet included, but you may only want to cover the basics or nothing at all.
- Maintenance: It is common for tenants to request improvements to the property to justify the rent increase. This can be anything from a deep clean to a new dishwasher and again, it is your decision what you allow.
Can my tenants complain?
Yes your tenants can complain if they feel like the increase if unfair. They can use a local rent assessment committee to act as an independent arbitrator and this committee can decide on a fair maximum rent for the property. This won’t always go against you as you may find the committee actually places your property in a higher rent bracket. There is a one month time limit on referrals and if your tenants start paying the new rent price before you reach the committee then the case will be dismissed. The committee will see the payment as the tenants accepting the new rent.
Are there any exceptions?
Not all tenants are protected by the same laws, and even though the above covers most rental properties, there are some exceptions:
- Live in Landlord: If your tenant lives with you then their options are much more limited. It is usually a case of pay or pack up your bags.
- Protected tenants: Did your tenants move into your property before January 15, 1989? If yes, then they may be protected tenants and the process of increasing your rent is a lot lengthier.
You must ask an independent office to set a fair rent for your property for the next 12 months.
Be wary that upping your rent can be very bad news for your tenants and approaching the situation in a delicate way is advised. Have you upped your rent recently? What was your experience like?
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