HAP - issues with Rent Pressure Zone conditions

Shinsen

Hi all,

I have been having this kind of issue.
After a long research, I may have found an accommodation. I am due to sign the contract this week.
Before doing so, I called Hap office to be 100% sure that I'll be covered on the scheme and how long it would take for the Hap benefit to be processed.
Just to clarify, I have been admitted for the Hap in co. Dublin, while the accommodation where I should move in is in another county.
Hap co. Dublin contacted Hap in the other county for the movement request. They answered that they have concerns in relation to the rent amount quoted for this property as this, in the meantime, has been increased by more than 4%.
Hap co. Dublin says that the landlord will have to justify the increase or my claim could be rejected. They told me that if the increase is due to substantial property changes, the increase could be accepted.
When I saw the property nothing new was done. However when I said to the landlord that I wasn't taking it for certain reasons, he said that he would like to have me as a tenant and he's going to do some works in the apartment (replacing the carpet with wooden floors, painting the walls and he's going to work at the balconies as at the moment they are not safe). Actually, the works have already been started, the landlord told me today. When I mentioned this to Hap, asking if these works could be justified for the increase, they said not necessarily as these works are more related to maintenance rather than alteration of the property.
I asked what will I do if I am rejected? I am able to pay the deposit and the first month's rent, but not the same amount from the second month. They told me that I could open a dispute with Rtb because the rent was increased by more than 4% with no justification and as a consequence the Hap scheme got rejected.
So, after a long call with Hap, I called Rtb.
In short, Rtb advised me to talk with the landlord before signing the contract (but this means that I may be refused as a tenant with any sort of excuse) or wait to move in the property and open a dispute in case my Hap claim is rejected because of the pressure zone issue. Just to clarify, the landlord doesn't know yet that I am on the Hap scheme (I haven't been asked either).
Opening a dispute with the landlord from month 2 is not ideal and not a good start.
This is the only decent property I have found since my research started in October. I am very worried. I have been living in Ireland for 19 years, I have always paid my rent on time so far. In the last 2+ years I am on a very long sick leave from work, I may not be able to return to work. I have applied for Invalidity pension, but it's a very long wait. I am completely alone. Any advice would be very much appreciated.

Rows Grower

How much more than 4% has the rent increased by?

Shinsen

Rows Grower wrote: »

How much more than 4% has the rent increased by?

I don't know. Through the words of the person I was talking to in Hap, it sounds substantial.

Hap co. Dublin said that if I open a dispute with Rtb against the landlord for having increased the price of the property over the limit, I might not be able to prove such an increase because the Hap in the county might not pass me on that information for privacy reasons.

Rows Grower

Walk away from the situation and find somewhere else, who needs that stress and uncertainty?

Shinsen

Rows Grower wrote: »

Walk away from the situation and find somewhere else, who needs that stress and uncertainty?

I appreciate your message and I understand that this could be a stressful and uncertain situation. However...

1) the same scenario could happen with another property. After another long research this can happen again.

2) landlords apparently can get away with it even if they increase the rent over 4%. Another example applies to the previous property I rented. I paid 700 euro per month until July 2018. A new tenant moved in, my previous lanlord started renting it out for 1100 euro per month. Apparently there is no control unti a Hap tenant moves in.

Rows Grower

Maybe you should talk to the property owner and explain your situation to him.

If it took you that long to find a nice affordable place he'll probably have no issue trying to find a different tenant especially once he has the work on the balcony and the new timber floor and painting completed.