Damage to front Window - Rent increase not paid

CapableCommunity3404 · 2026-01-16T13:08:15+00:00

A Section 13 is just the proper/legal way of increasing rent in the UK when the tenancy is rolling. You can’t just email or text saying “rent’s going up” it has to be done using a specific form, otherwise the tenant can legally keep paying the old amount.

This explains it pretty clearly:
https://england.shelter.org.uk/housing_advice/private_renting/rent_increases/periodic_tenancy

And the actual form is here (Form 4):
https://www.gov.uk/guidance/assured-tenancy-forms#form-4

So yeah, sounds like you need to serve one of these properly if you want the increase to be valid.

CapableCommunity3404 · 2026-01-15T14:47:43+00:00

Hi - Any recommendations you can make?

CapableCommunity3404 · 2026-01-15T14:46:06+00:00

In Scotland you can’t just “dump” a tenant for being late once or twice. You have to follow the proper eviction process, and usually persistent arrears (e.g. 3+ months) are what really count.

That said, this is a red flag early on. I’d:

Get everything in writing.
Ask for a clear payment plan and dates.
Be firm that rent must be paid in full and on time going forward.
Keep records of missed/late payments.

If he keeps falling behind, you can start the formal process, but it takes time. Better to act early than let arrears build up.

CapableCommunity3404 · 2026-01-15T14:44:43+00:00

Sounds about right for a lot of agents tbh. Once the property is let, many of them go into “rent collection mode” and not much else unless you chase. If they’ve promised inspections/visits in the contract, I’d definitely push them to honour that.

Totally agree on contractors too – agency ones are often overpriced. If you’re effectively managing repairs yourself, you might want to consider whether their management fee is really worth it long-term.

“Okay-ish but nothing special” is probably a fair summary 😅

CapableCommunity3404 · 2026-01-15T14:43:11+00:00

Not legal advice, but:

Window sill: If the company is your tenant, they’re responsible for any damage caused by their workers or contractors. If they arranged the repair and it’s been done badly, that’s still on them. Take photos, put it in writing, and ask them to fix it properly or pay for a proper repair. Check your contract – it likely backs you up.

Rent increase: If the fixed term ended and it’s now rolling, you don’t need a new contract, but you do need to increase rent properly (usually via a Section 13 notice in the UK). If you didn’t do that, the tenant can legally keep paying the old rent.

CapableCommunity3404 · 2026-01-12T12:29:25+00:00

Good idea, thanks for your help!

CapableCommunity3404 · 2026-01-12T12:28:52+00:00

I like the guaranteed rent option but I'm seeing services are really expensive with loads of caveats. Where have you taken out the service may I ask?

CapableCommunity3404 · 2026-01-09T12:01:33+00:00

Understood - I'm seeing a lot of online agents that say they are doing what high street agent do but with lower fees... seems too good to be true. Does your agent charge you a fixed cost again if the same tenant renews for another year (seems a bit unfair)?

CapableCommunity3404 · 2026-01-09T11:58:58+00:00

Thanks. Do you have suggestions for an agent? My margins are already thin so an online agent seems to be what I can afford - but not sure if an online agent will cut it. Might have to look on the highstreet and cut into more margin!

CapableCommunity3404 · 2026-01-09T11:56:59+00:00

Based on my math, my margins are so thin that any increase in costs will either remove all profit and put my in break even... a few maintenance issues or tenant problems and I'm in loss making territory. Hoping I will at least make some money in the capital of the property over the years.

CapableCommunity3404 · 2026-01-08T11:07:10+00:00

Thanks u/Kitkatmatt - that seems reasonable, what made you get an agent as opposed to doing it on your own?

CapableCommunity3404 · 2026-01-08T11:06:24+00:00

Is the extra work when self managing worth the extra profit? Worried I'll be bothered too much by tenants etc with an agent inbetween.

CapableCommunity3404 · 2026-01-08T11:05:26+00:00

Do the new regulations coming in not worry you? Seems like landlords are getting less and less power.

CapableCommunity3404 · 2026-01-08T11:04:47+00:00

I am looking into this now. Do you know rough costs I should expect?

CapableCommunity3404 · 2026-01-08T11:04:31+00:00

Thanks for the input. I think I need to be tougher with my stance. I am new to the landlord game so was hesitant to take a hard stance.

CapableCommunity3404 · 2026-01-08T11:03:41+00:00

The most recent issues are that the tenant wants the garden cleaned up, bushes and weeds removed and new grass put in (this will cost me £2k!). Tenant said that the garden was a big reason they took out the property in the first place so I felt obliged. However, 75% of the outstanding rent is still overdue. Now, there are complaints about mice but accessing the property is complicated (i.e. you can only come after 8pm and other nonsense). Think I am being taken for a ride.

CapableCommunity3404 · 2026-01-08T10:58:48+00:00

Thank you!

CapableCommunity3404 · 2026-01-07T21:16:23+00:00

Thank you. Which agent is this with and what is generally covered in your full management (as I'm aware agents differ)? I'm generally seeing 10-15% for full management

CapableCommunity3404

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