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Property Hawk

Charges - what can landlords claim?

Rebecca Brough of Fidler and Pepper explores the world of fees and charges in respect to a landlords rental agreement. What are the reasonable charges that a landlord can make and how enforceable are these charges in reality?

Starting point is the tenancy agreement

Most landlords who seek possession of the property from the tenants are happy to forego any costs, the main thing for them to get the property back and re-let. However, it is useful to know what you can claim back from your tenant in costs, and indeed if you used a letting agent  they would often charge the tenants various additional costs. You can include terms in the tenancy agreement  that allow you to charge your tenant for various costs - but what can you charge for and how much?

The Unfair Terms in Consumer Contracts Regulations 1999 apply to tenancies.

Regulation 5(1) states that a term is unfair if "contrary to the requirement of good faith, it causes a significant imbalance in the parties' rights and obligations arising out of the contract, to the detriment of the consumer"

But what does this mean? It basically applies a test of fairness to the particular clause.

Therefore, if you are going to include a term in the contract it must be in clear plain English and set out what you will charge for. A Judge would not allow you to claim for something unless it is set out clearly in the tenancy agreement. In the case of Director General of Fair Trading v First National Bank plc (2001) it stated that "a landlord should not take advantage of a tenant's weaker bargaining position or lack of experience. Standard terms should use plain and intelligible language and tenants need a chance to read all the terms before agreeing to the contract".

There are several clauses you may wish to consider adding to your tenancy agreement  (or already have them in). I will set these out individually.

Clauses in the tenancy agreement (for charges):

Late payment of rent

It’s perfectly reasonable to have a clause in your tenancy agreement charging your tenant for interest on any late payments of rent, however, the interest charged should be reasonable, there is no guideline but the interest rate applied by the Court would be a good indicator, this is 8% per annum.

You could also include a clause stating that there is a charge for letters sent chasing payment. With this you would have to bear in mind what a reasonable admin charge would be and also how regularly you send the letters. It would be for the Judge to decide what is reasonable, but as a guideline I would say that a charge of £15-£25 per letter would be reasonable; certainly £50 upwards would not. You would have to be prepared to justify the charge to a Judge.

With regard to how often letters are sent - I would say that it would be reasonable to send a letter 7-10 days after rent falls due and then maybe another one a couple of weeks to a month later. Sending letters every couple of days would not be reasonable and it could well be argued by the Judge that it is unfair to charge the tenant for excessive letters when it becomes clear that they are not able and/or going to pay the rent, and you should then consider other options open to you.

Of course you can send as many letters as you want, the test of fairness only comes into play when you are seeking to claim this cost from the tenant.

Issue of Notice

You can include a clause in your tenancy agreement that the tenant can be charged for Notices Seeking Possession, however it would only be reasonable and fair to charge the tenant for a Notice arising out of their breach of the tenancy. It would not be fair to charge the tenant for service of a Section 21 Notice  if in fact you wanted the property back to sell.

However, it would be reasonable to charge the tenant for a Section 8 Notice  for breach of rent arrears. Most tenancies would not stipulate an amount and it would be left for the Judge to decide what is reasonable to claim.

Cost of Possession Proceedings

The court automatically allows you to claim the Court fee of £175. You can also claim fixed legal costs if you instruct a Solicitor, however these are unlikely to cover the cost of your Solicitor.

You can include in your contract a term allowing you to claim all your reasonable costs of obtaining possession from the tenant. If you wished to do this you would have to produce a Schedule of Costs to the Court and the Judge would then consider what is reasonable to order the tenant to pay.

The Case of Church Commissioners v Ibrahim (1997) stated that where the tenancy agreement makes specific provision as to costs the landlord is "not to be deprived of his contractual rights to costs where he has claimed them unless there is a good reason to do so and that applied both to the making of a costs order in his favour and to the extent that costs are to be paid to him" even in a straight forward possession action.

Claims from deposit

You may be able to claim some of these costs from the deposit, but you will only be able to do this if there is a clause in your tenancy agreement that allows you to claim these costs from the deposit. When making the claim through your deposit scheme you will need to produce evidence to the scheme provider of the terms in your contract and what costs you have incurred. Again, as with the Courts the test of fairness will be applied and it will be for the Adjudicator to decide what is reasonable to claim.

However, something you to bear in mind, it is all very well charging your tenant extra money but if they don't have any money in the first place, what are your chances of getting it back. By all means have the clauses in your tenancy agreements and then review it on a case to case basis, seek to claim the costs back from a tenant you know is good for the money, but do not waste time and Court fees seeking to claim something you will not get back.

If you would like any advice on including these costs in your tenancy agreement or claiming them back from your tenant please do not hesitate to contact me at propertyhawk@fidler.co.uk

Rebecca

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Comments (7)

Charges
Charging to send a letter? It's all on computer these days. What a world we live in! 60p for a stamp? What next!
#1 - David - 11/23/2012 - 11:45
Charges
The cost is not made up from the stamp, its the time taken to prepare the letter.
#2 - Hiren Gandhi - 11/23/2012 - 12:12
Charges for Letters
Hiren is correct. If I take half an hour to prepare a letter (Remember we need to ensure it meets good practice and debt collection protocols) then I need to charge out that time including the overheads of the business. We do not sit around all day as some would suggest. If I am preparing a letter I cannot at the same time work for anyone else where I would be charging for same.
#3 - Ray - 11/23/2012 - 15:21
Insurance loadings
Many insurers are now insisting that landlords provide details of the "status" of their tenants throughout their tenancy. Loadings take place not only if a tenant is unemployed, but also if they receive any Housing Benefit. I am uneasy about this requirement not only as it may leave me uninsured if a tenant fails to tell me, but if we are passing on costs of the tenancy to the tenant, it naturally flows that a housing benefit recipient should pay a higher rent to cover the loading. That might be considered unfair and even prejudical. What are the views on this?
#4 - Stephen Coomber - 11/24/2012 - 10:50
Getting access to deposit after an Eviction
Hi

We recently evicted our tenants under section 21 - the tenan was in arrears an also caused damage to our property. Bayliffs were appointed and removed the tenant from our property.

we have had to spend a considerable amount of money to restore the property and were excpecting to get the full deposit back

We have just found out that we are unable to access the deposit money without the permission of the tenant. That is obviously notan option.

What options do we have available ?

thanks

Rita
#5 - rita - 11/25/2012 - 22:49
Getting Access to your Deposit
If the tenant is unwilling to agree to you retaining the deposit they have to state their reasons to the Scheme and then this will be looked into by the Adjudicator. Alternatively if you do not have a forwarding address for the tenants and they have not contacted the scheme you can still make a claim on the deposit. You will need to fill out a form and get it sworn by a Solicitor to confirm that you have no forwarding address and then send this to the scheme together with proof of your entitlement to the deposit.
#6 - Rebecca Brough - 11/26/2012 - 09:02
tenant on benefit
Tenant gets legal aid, so she doesn't care how long can take to evict her. I have secured possession under section 8 and 21, i also have Bailiff appointment, her solicitors have said they will apply to court to set aside the 3 Court Orders, she did not attend hearings and now she is claiming that she didn't know about the hearings and she didn't get any letters from Court, she is also claiming disrepair and she has instructed a surveyor to inspect property. She does not let me in the house and I believed she has damaged the house. i have told housing benefit office about her rent arrears but I don't get reply from them.Her rent arrears have run into thousands of pounds and she is very good in lying. i don't know what to expect, I already spent lots of money in court,legal fees and mortgage payments. Is there anything I can do to stop her from delaying Court orders?
#7 - Ely - 06/10/2013 - 01:59
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