A Learning Curve

[Carryon Regardless]

So the flat was returned to my possession early April. A local (to Prestatyn) agent has been promoting at £400pcm since, and soon after I started advertising at the same, well £399.

A few sporadic responses and a few viewings. The A even managed to get it as far as gone but on the signing day the new T's couldn't find the up front cash.

In short the applications have been relatively few and questionable quality.

This week I advertised at £380 and the first 2 weeks free. I have been reluctant before as I might anticipate the present T's asking why they pay £396 if £380 is the going rate. Then there is the concern as to what types 'free' will attract.

The phone has been as it used to be years ago 11 reasonable leads, and a few I rejected, a few that had reason not to progress. Of these it feels as though I have reason for optimism, and for another flat that isn't actually returned to me yet. A viewing in that flat at 8pm last evening has positive signs (touch head).

Next time I see value in dropping the rent a tad and giving the first month free.

There are an increasing number of calls from those with small dogs, or a cat. I definitely prefer neither but where the person looks otherwise to be good quality I suggest they buy the carpets at the start, then no deposit hassle around the carpets later. That suggestion is being taken well.

There is one applicant. Requires a wheel chair inside, requires the odd hand rail and a device to lower him (assisted by carer) into the bath. They are willing to buy the (new) carpets. I still have concerns around possible detrimental effects such as wear marks on the bath.

The plus is that he might well be there for many years, but as we know there are no promises.

Any thoughts ??

[Mortitia]

Wear marks on the bath!! Cost of new bath + fitting £500 max. 1.5 months rent. It's a no brainer to me.

In your case COR surely it has got to be worth giving this applicant a chance?

Make sure inventory is up to date before move in and inspect every 3 months.

Of course don't expect the person's health to improve but you may well get a good run with this tenancy in what seems to be a hard to let area.

Mortitia

[Grampa]

I would make sure it clearly states in the contract that the property is returned to the same condition (less wear & tear) at the end of the tenancy so it may be worthwhile getting a larger deposit. Otherwise you could be in a situation where more and more changes are made to the property to accommodate the persons disability which could mean major works later on.

This could be lowered kitchen units, specialised baths, numerous rails and lifting gear, long concrete ramps up to the front door.

Also there is a chance you will be asked to do more minor maintenace jobs where before the tenant would do them. ie: grass/hedge cutting, changing light bulbs etc.

Also get a guarantor.

I am not saying dont rent to a disabled person just enter into it with your eyes open.

[Melboy]

You also need to be aware that disabled tenants can apply to the local council to have disabilty aids fitted free of charge under disabilty law.

These items may be fitted and as a landlord you may not be able to stop disabilty aids installation.

(From experience of my MiL in rented property requiring hand support rails )

[Richlist]

An interesting thread with lots of good points.

As unpopular as it may be and at the risk of seeming hard/ unsympathetic (although I really don't care what the rest of you think of me)...........I'm now going to add disabled people & people in receipt of disability allowance to my long list of excluded applicants for any of my properties. I never got many or any disabled applications anyway......but now there definitely won't be any.

Thanks all.

[Carryon Regardless]

Another thought I've had is the possible need to raise sockets and lower light switches, of course all of no use later.

Am I able to refuse such works or even reject such a T, would this be discrimination ?

With internationals my not being able to carry out suitable history / credit checks prevents the discrimination card in my mind, this is different.

[Grampa]

I think you have to judge each on on their own merits. It could be someone with mental heath problems (lots of various degrees) to someone with a bad back and cant work (oh yeah course you have).

But what ever their situation you are likely to have more W & T if they dont go out to work every day similar to a HB tenant. That isnt to say many disabled people hold down full time jobs.

I better stop now or I will dig a big hold for myself and have the PC brigade out for me.

[Melboy]

An interesting thread with lots of good points.

As unpopular as it may be and at the risk of seeming hard/ unsympathetic (although I really don't care what the rest of you think of me)...........I'm now going to add disabled people & people in receipt of disability allowance to my long list of excluded applicants for any of my properties. I never got many or any disabled applications anyway......but now there definitely won't be any.

Thanks all.

Your list grows bigger by the month RL.

Will it reach a point when noone actually qualifies for a tenancy?