Is the letting agent up to no good?

Actually, it's pretty obvious now.

I've lost my deposit, too (see below).

I contacted the letting agent 2-3 days after the lease expired.

Based on this paragraph, it seems he has all bases covered.

What an evil human being.

Are you referring to the contract clause I've just quoted, or my previous comments about the matter?

As I say, this whole subject is new to me - and I'm absolutely offended that the letting agent, who hitherto I believed to be a good person, has sought to take advantage of me in this malign, disgusting manner.

I'm still as yet unsure what to do here: whether to contact the letting agent direct and threaten him with the truth and implications of his behaviour, or whether to contact a lawyer.

I'll do precisely that, and politely inform the letting agent about what I have since learned. I appreciate your comments in that regard.

In terms of the deposit etc., can you explain why you feel that an RTB case would be required and, if so, who do you think the case (currently) favours?

I see.

I do keep the place in maximum possible condition.

In many respects, I've improved the property - changed the fire alarms and so on, adding security etc.

But I do have this fear that if I try to double-down on this rent increase, the letting agent will somehow sneakily double-down on how the property has been kept: so he gets to keep it.

I didn't take any pictures when I first entered the place. So, I can't really prove anything.

The fire and smoke alarms were playing up; clearly gone into degenerate mode.

I had to replace them for safety reasons, they were ringing all day. I was told by the electrician that they should have been replaced several years ago. But one of the clauses in the contract was that I was responsible for changing things - and so, I did it.

In terms of permission, I contacted the letting agent - and I was referred to the electrician.

I understand you mention concern about getting the deposit back.

If you don't mind me saying so, you seem to believe - perhaps for very good reason - that my chances of getting that deposit back are nil.

Is this a correct assessment?

Basically, you think the letting agents are chancers?

Unfortunately, that seems to be the conclusion I'm coming to.

First of all, that's an improper course of action - and would make me just as bad as the letting agent. So that's a no no.

So you are suggesting just saying to the letting agent, "Take the deposit for last month's rent", and that's it?

What if, contractually, you have other obligations? For instance, in my contract, there is a 175 euro demand to pay for rubbish removal. But if the last month's rent is paid for the deposit, is this essentially included?

I don't know the answer to this, but after what the letting agent has done thus far, I'm really unsure about the best course of action.

It's quite clear that he cannot be trusted.

That's the only direct one stated (see below).

Other charges tend to be related to any damages done to the property etc.

That's what I don't get. Can't the letting agent just say whatever they want (and charge whatever they want) in the contract?

If I agreed to it, it's on me.

Or perhaps again, I'm missing something.

The problem (and stress) I'm having these days about this issue is the end game.

The letting agent has, in email form, issued a statement about a 4% rent increase (which is actually more like 4.5%) - then backtracked to 2% when I raised an issue. Even this 2% increase is not viable because of the 90-day notice rule I only learned about thanks to contributors to this thread. Clearly, the letting agent has attempted and succeeded at scamming me.

Now, I don't know what to do. Presumably, we are seeing all sorts of attempts to take more money. I still don't understand why, if I agree to paying 175 euros for rubbish removal, that this is somehow improper? Why is it improper? Perhaps it is, and perhaps I'm a naïve fool (which is highly likely), but what right do I have to say a letting agent cannot charge me 175 euros for rubbish removal if it's stated in the contract?

And moreover, what steps should I take now? Should I confront the letting agent - in which case, he may issue a formal rent review and I may end up paying more than I'm paying now, or should I just accept this 45 euro increase and prevent any escalation of the case?

In terms of the deposit, should I make moves now by complaining - or would this increase the risk of the letting agent making dodgy moves to keep said deposit?

I'm just unsure what the best path to follow is. Any clarification offered here is very, very, very, much appreciated.

Do you mind if I ask why you believe the deposit is something that could be genuinely contested?

We're talking 2,195 euros, so this isn't a small amount (to me at least).

By the way, does anyone know why it's acceptable for a letting agent to commit these egregious acts, and not face punishment for it?

Why are they allowed to be given free reign to even attempt to get away with this kind of thing?

But will the letting agent actually face real and meaningful consequences?

Or is it just a slap on the wrist?

Okay, well I hope so.

I'm formulating a plan of action as we speak.

My concern is that if his actions aren't considered "illegal" in the criminal sense of the word, then he can mouth his way out of the problem - even if he has scammed thousands of euros out of other tenants (regarding the bin fees alone, for example).

If he is scamming people to the tune of 30,000 euros in my entire block alone, and goodness knows how much he is hoovering up over everything he is 'managing', then why is this allowed?

Even you say that his registration may be affected.

This man could be accountable for scamming hundreds of thousands of euros over many years, and that's all he could face?