Tenant claiming I'm overcharging them? Is this even a thing?

Landlord Discussion
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Hello All,

I’m a new landlord and finding my tenants unnecessary awkward. I’m staying professional but every month they are finding non-existing defects. For example, the tenant claimed that all 3 nearly new taps were leaking, when I instructed two independent plumbers, they both said this was a ‘figment of imagination’. They were all in full working order.

I have now received another email (they’re becoming weekly) that i"m overcharging them. Is this a thing?

The tenant wrote -

“Throughout our tenure at your property (which in law is meant to be our home), and values less than £500k yet you overcharge us for rent at £2000 per calendar month, exceeding the government’s maximum threshold.”

Firstly, the same size flat in the development has just been listed for £850,000 and also the rent was agreed by both parties back in 2019.

Any advice would really help.

Thank you.

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tell them they signed the contract. The value of the property is imaterial except to a landlord. Goverment max threshold is a figment of their imagination. What threshold are they refering to?

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I would offer to release them from the contract if they are unhappy with the property. There is no maximum chargeable rent.

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Fair Market Rent is based on what similar properties in the area are being rented at not on what the value of the house to sell is. Tenants also are allowed to choose to pay above this level, as soon as they pay the rent at that level they consent to that payment.

Your tenants have 0 leg to stand on. They shouldn’t have agreed to a rent they didn’t want to pay.

I would strongly suggest you talk to a specialist in tenancy law. Pay for a consultation because it sounds like these people may be willing to use any excuse to take legal action- you need to be impeccable.

So many problems that can stretch out months or years would have been resolved if the person got professional legal advice from the start. It is well worth it for the confidence and peace of mind as you deal with a deeply frustrating situation.

First: Is this all happening over email? If you have email documenting the complaints on the tap, which were in good working order, you have grounds to charge them for the two plumbers you sent out.

Keep this in writing as much as possible. Save all of their emails.

Your tenants appear to be harassing you and you need to be able to navigate this properly. You have rights as an individual as well as they do. Unfortunately the law can skew in favor of the tenant, though, so remember to be legally impeccable as you go forward.

Best case scenario they just want out of the lease and then it is probably worth it for you to just agree to let them leave early and get them out fast. Find tenants who aren’t jerks.

Worst case they’re going to try every trick in the book to pull one over on you and that’s why you need legal protection.

They’re pulling in (inaccurate) legalese- assume they are willing to take you to court and exercise their rights. Respond in kind by protecting your own legal interests.

You can start out by taking David’s advice and just offer to release them from contract if they aren’t happy- but if that doesn’t work do get professional legal advice.

Unfortunately, amateur landlord mistakes can end up costing you thousands of a tenant is unscrupulous enough to take advantage.

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Make sure you have jumped through all the legal loopholes and back agaulin. How To Rent booklet, not charged too much deposit, EPC, gas safety, electrical safety etc. I reckon these folk are looking for a way to do you over and you will get stung if you haven’t crossed all the t’s.

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