To sell or rent out

JimmyVik

mrcheez wrote: »

Is there no way of vetting letting agencies and sourcing one that will be extra careful about tenants and how they treat the property?

The worst thing you can do is let it through an agency. They wont vet the tenants properly. Then when a tenant goes bad. Sorry, you are on your own, bye, but we'll take all the fees we are owed up to now.

mrcheez

JimmyVik wrote: »

The worst thing you can do is let it through an agency. They wont vet the tenants properly. Then when a tenant goes bad. Sorry, you are on your own, bye, but we'll take all the fees we are owed up to now.

wow seems to be a market there for a good agency to fill

They can't all be bad?

JimmyVik

mrcheez wrote: »

wow seems to be a market there for a good agency to fill

They can't all be bad?


They are all bad when it comes to losses. They just bail out. Its in their contracts. Just check in the RTB records and see if its agents or owners who are in there either answering a case or bringing a case.


Try getting an agent to sign a contract that says they will be the ones to follow through and take the losses should they mess up vetting a tenant and then things go bad.

redarmyblues

Caranica wrote: »

We used a letting agency. Didn't stop the house getting trashed.

IMHO, you are more likely to get bad tenants if an agency is involved as they are motivated to get it let as quick as possible.

Caranica

fliball123 wrote: »

I would not sell I would keep the smallest bedroom for herself and say she is still living there and then do 3 rent a rooms and she can earn 14k rent free and no leases or hassles when wanting the tenants out as its not a rental. Also if the 3 other tenants still think that you are living there they are more likely to behave

That would be fraud!

Edgware

mrcheez wrote: »

Is there no way of vetting letting agencies and sourcing one that will be extra careful about tenants and how they treat the property?

I know cases where all the vetting has been done, tenants were professionals in good jobs etc and still problems. One months deposit is not much use when you have to start replacing
bathroom fittings, pipes pulled apart, curtain rails ripped down.
Even with regular inspection of the property it is too difficult to get rid of a bad tenant quickly.
They can play the system for months, pay no rent and wreck the place. Then when you get a PRTB date they disappear

fliball123

JimmyVik wrote: »

Problem there is tenants say nothing until you decide you want the house back. Then they come up with all the proof they have kept all the time that she wasnt living there and you wont get the house back.

All she has to do is keep her name on the bills and put bills inclusive in the rent and pop over to her room every week and how can they disprove it.

fliball123

Caranica wrote: »

That would be fraud!

Well she could even sleep there one night a week if that makes you feel better but I would hazard a guess she doesnt give a flying phuck what you or anyone else thinks

Steer55

fliball123 wrote: »

Well she could even sleep there one night a week if that makes you feel better but I would hazard a guess she doesnt give a flying phuck what you or anyone else thinks

Charming

Edgware

fliball123 wrote: »

Well she could even sleep there one night a week if that makes you feel better but I would hazard a guess she doesnt give a flying phuck what you or anyone else thinks

Is that the best you can come up with? People here raise questions about Accommodation and Property, a person suggested a procedure which may actually lead to a criminal charge.
When this is pointed out you abuse him. After Hours may accept that banter but here will do without it. You clearly have little or no knowledge of the property scene and taxation liabilities

Graham

Mod Note

Any more suggestion of fraud will be met with an instabeating.

fliball123

Edgware wrote: »

Is that the best you can come up with? People here raise questions about Accommodation and Property, a person suggested a procedure which may actually lead to a criminal charge.
When this is pointed out you abuse him. After Hours may accept that banter but here will do without it. You clearly have little or no knowledge of the property scene and taxation liabilities

Where is the problem the woman would be staying in the room one night a week therefore is resident and rent out the rest of the rooms it gets away from the riggers of the landlord tenant agreements as in you dont have to listen to the PTRB if you need them out you can get them out and you can earn 14k tax free. What is the problem here its not fraud its using the existing rules to maximize your profit on an asset with the least amount of Risk.

3DataModem

tscul32 wrote: »

Can you keep a garage/shed locked for personal storage when renting out your property?

Not going to comment on the other aspects as others have done so already.

But the "personal storage" aspect is not that simple. The stuff in storage becomes almost impossible to insure (the tenants contents won't cover it, your landlord insurance won't cover it). Also how often would you be popping by to inspect your properly in the tenants home?

Graham

fliball123 wrote: »

Where is the problem the woman would be staying in the room one night a week therefore is resident and rent out the rest of the rooms it gets away from the riggers of the landlord tenant agreements as in you dont have to listen to the PTRB if you need them out you can get them out and you can earn 14k tax free.

Nope

What type of residence qualifies?

Sole or main residence
Your main residence is your home for most of the year and where friends would expect to find you. You do not have to own the property to claim relief.

The room or rooms must be in a residential property that is located in Ireland. You must use it as your main residence during the tax year.

fliball123

Graham wrote: »

Nope

Semantics if your paying the bills and decide for the sake of company to stay with a friend/relative for 5/6 days a week who is going to tell you your not allowed

Claw Hammer

fliball123 wrote: »

Semantics if your paying the bills and decide for the sake of company to stay with a friend/relative for 5/6 days a week who is going to tell you your not allowed

A complaint goes to the RTB and they decide whether she is living there or not. If the RTB don't accept she is living there, there is a world of hassle.

Bass Reeves

fliball123 wrote: »

Semantics if your paying the bills and decide for the sake of company to stay with a friend/relative for 5/6 days a week who is going to tell you your not allowed

TBH the reason it is unlikely to be s runner is it would be impossible for a women probably in her late 60/70's to stay in a house once a week she was not normally living in with strangers.

However many are making out renting to be harder than it is. Often the root cause of issues is landlord laziness or unware of rules and regulations.

I have two properties,I do a walk through the property every 8-10 weeks after giving tenants notice. If dealing with HAP I collect the balance of the rent from the tenat monthly this again allows me to access house. In case of damage to the integrity of the propertyyou are not require to give notice of termination of tenancy, you just evict. Anti social behaviour is 7 days, non payment of tent is 28 days to sort arrears and 28 days to vacate if arrears not settled.

The key with being a landlord is a walk throught every 8-10 weeks especially at the start and especially if you think there is issues. If tenant is not answering phone and not answering the door you can presume they have vacated the property and you have to secure it

Claw Hammer

Bass Reeves wrote: »

In case of damage to the integrity of the propertyyou are not require to give notice of termination of tenancy, you just evict.

That is not in accordance with the law. you are supposed to issue a request to the tenant in writing for proposals to repair the damage within a reasonable time. Only when that is not forthcoming can you proceed to issue a Notice of Termination.

Graham

fliball123 wrote: »

Semantics if your paying the bills and decide for the sake of company to stay with a friend/relative for 5/6 days a week who is going to tell you your not allowed

If you're trying to claim RaR relief, Revenue.

Mod Hat On

Any further suggestions that might be viewed as fraud will not end well.

Bass Reeves

Claw Hammer wrote: »

That is not in accordance with the law. you are supposed to issue a request to the tenant in writing for proposals to repair the damage within a reasonable time. Only when that is not forthcoming can you proceed to issue a Notice of Termination.

It depends whether the damage can be considered as damage to the integrity of the house is my understanding.

fliball123

Claw Hammer wrote: »

A complaint goes to the RTB and they decide whether she is living there or not. If the RTB don't accept she is living there, there is a world of hassle.

RTB have no say in a rent to room scheme

meijin

fliball123 wrote: »

RTB have no say in a rent to room scheme

It has, if it's a fake Rent a Room / licence. They'll assess facts, and might decide that it was a tenancy.

Claw Hammer

fliball123 wrote: »

RTB have no say in a rent to room scheme

They have a say if it is a self contained unit within a dwelling. The rent a room relief is a revenue matter, the definition of a dwelling is for the RTB. It is quite possible to have a unit which qualifies for rent a room and is also under the RTB.

Claw Hammer

Bass Reeves wrote: »

It depends whether the damage can be considered as damage to the integrity of the house is my understanding.

What are you basing your understanding on? What law? The only means of terminatig a tenacy by a landlord is by a Notice of Termination. There is no mention of integrity of a dwelling in the RTA. The word "integrity" does not appear in the act at all.
Have you some source for your propositions or are you making it up?