icarus_67 wrote: » Well what happens if the landlord can't afford these new regulations and has to kick the HAP tenant out and just get a private tenant? Have you ever thought about that? It's ridiculous.
icarus_67 wrote: » Is it just habitable rooms that need to be ventilated? Like bedrooms? Not every room?
icarus_67 wrote: » Well what happens if the landlord can't afford these new regulations and has to either substantially raise the rent or kick the HAP tenant out and just get a private tenant? Have you ever thought about that? It's ridiculous.
icarus_67 wrote: » Well I'm really worried about the costs involved. Especially the whole vent installation thing. I would need to install 4 vents in order to make sure the property complies with the regulations.
dancingqueen wrote: » Well like any profitable business, it is up to the landlord to ensure they can maintain the property they own so it is fit for renting. If I was a tenant in a property, I can report a landlord for not providing something within minimum regulations. You can't just kick out a HAP tenant either. I'm glad you're not my landlord.
lawrencesummers wrote: » Any costs associated with repairs is deductible from your tax liability. So you either pay to have the work done, or you pay more tax.
icarus_67 wrote: » Well I certainly have no intention of kicking them out. I'm not a monster. But I'll most definitely will have to raise the rent to cover these costs. So all of these silly regulations are going to affect the tenant more than anyone.
dancingqueen wrote: » Hate to break it to you but you can't do that either. The HAP crowd will have accepted the rent initially agreed before the inspection. Regulations are to protect both tenant and landlord. Silly to you, not silly to most.
icarus_67 wrote: » What do you mean? I receive the full amount that's allowed from HAP and also a I receive a top-up from the tenant. Isn't it at my discretion to increase the amount of top up I receive from the tenant? The HAP crowd have no involvement with the top-up that I receive.
mrslancaster wrote: » Is the house in a RPZ? You cant just raise the rent immediatley to cover your costs, there's regulations about how often rents can increase
icarus_67 wrote: » Not always no? The house I'm currently in and the house I grew up in never had vents in each room. It's total overkill. Normally people would open a window when they need to to let fresh air in. A new vent in each room would cost 250 Euros each approximately. It's crazy.
Ace2007 wrote: » Is the top up part from the tenant under the table or does the council know about it?
icarus_67 wrote: » No, it's not in a RPZ. The last time I raised rent was a couple of years ago. I'm pretty sure enough time has passed so that I can raise it again although I'll have to look it up. However if I can cover these costs by deducting them in my tax bill I may not have to raise the rent. But I'm not entirely sure how that works.
mrslancaster wrote: » If you include the cost of certain repairs in your rental tax return it will reduce your taxable income.
handlemaster wrote: » Its the rules they go by. I had electrics to upgrade house electrics not exactly to the code of today. Vent to input. Locks, plaster work after work etc. Cost 4k approx
dancingqueen wrote: » You can't just raise the rent. Outside an RPZ, rent cannot be raised for 24 months after the start of a new tenancy. I suggest you read up things, or you could get yourself into a bit of bother.
icarus_67 wrote: » Well that's the thing. It's not a new tenancy. The tenant has been living there for years. The last time I raised rent was a year and a half ago. So does that mean I'm allowed to raise the rent in 6 months time?
Moonbeam wrote: » Do not worry about it, once the house is in a good state and any legal requirements for renting are met. Then it is only little things like in my case the extractor fan needed new filters.
dancingqueen wrote: » No. Because the HAP agreement is a new tenancy, they are your new tenant, in effect.
dancingqueen wrote: » No. Because the HAP agreement is a new tenancy, they are your new tenant, in effect. I would check this though with the PRTB. I believe that once they accept to pay the rent on behalf of the tenant that amount stands for the 24 months. Tenants are also afforded part 6 tenancy rights, previously part 4.
icarus_67 wrote: » The council is fully aware of it and it's a completely normal practice. It's very common for a tenant's rent to exceed the maximum amount that they can receive from HAP so that's where the "top-up" comes from.
Ace2007 wrote: » What's normal practice and what's allowed under law may not be the same. For instance what if you put up the "top up" rate and the tenant can't pay it - are you going to give them notice ? Are you allow to give them notice for that reason?
ztoical wrote: » You would still need to meet regulations with a private tenant, these aren't HAP specific. I was renting my house until recently to private tenant. Had inspection and had to pay around 300euro - Gas cert, electrical cert, added a fire blanket, fix a crack on one of the hallway sockets and one of the outside lights wasn't working (I wasn't aware of either issue and would have had them fixed had I known) House is about 15 years old with vents in every room so no issue there. Wasn't asked to put child-locks in.
icarus_67 wrote: » I've read about what you mentioned:"Tenancies commencing after the 24th December 2016 For tenancies that began after the 24th of December 2016, after the first 6 month probationary period of the tenancy, the tenant secures the right to remain in the property for a further five and a half years and the tenancy is referred to as a 'Part 4 tenancy.'" So does that mean that a tenant can remain in a rented property for 5 years without being evicted? I don't understand? What if they just stop paying rent? Are they still protected from being evicted in this case?
icarus_67 wrote: » Well the tenant and I openly discussed the top up with the council during their HAP application and this was considered normal by them. I also discussed this kind of thing with someone in the local authority and it was totally normal. There's very few apartments to rent in Ireland whereby the maximum HAP payment would cover the entirety of the rent. Do you know of many rented homes etc whereby the rent is under 400 Euros a month? Especially in cities etc? Apologies, what do you mean by "give them notice"? Give them notice that I will evict them if they don't pay?
Ace2007 wrote: » I am aware of the practice, i just don't know if that's grounds for giving an individual notice if they can't pay any more. HAP payments differ from county to county and from families to couples to individuals.
