End of tenancy confusion - what are my rights and what are my options?
I'll try and keep this as brief as I can - sorry for the long post:
I (32M) have been renting for 14 years, at current property since October 2022 (England)
12 month Tenancy started 2/10/22
split up with partner and co-tenant January 2023. long term relationship so slow severance of ties - not relevant. Letting agent informed around March/ April and eventually ended up leaving that tenancy agreement early and starting a new one 1/09/23 so only 1 month prior to tenancy agreement end date. Rent increased by 50 pounds PCM, I agreed to just end the situation, I accepted there was some cost to this faff so I agreed and signed a new 12 month Tenancy.
I am not sure it is relevant, but I ended up getting a dog and signing a Pet clause addendum and paying a small admin fee for this around January 2024.
That's the background story, onto events of recent:
04/07/24: email from letting agent: your tenancy agreement is due to expire on 01/09/24 (it is). they outline two options and I quote: "we would like to know if you wish to renew your tenancy for a further fixed term or if you intend to give notice to vacate the property in line with the terms set out in your agreement. If you do wish to renew the tenancy we will approach your landlord for their further instruction and issue paperwork accordingly."
06/07/24: I replied stating I am happy at the property and I request a further 2 year fixed term and keeping the rent the same level (I've never had an issue with rent payments but I am right at the limit of my financial capacity and occasionally have to use a credit card for groceries - information I keep to myself)
08/07/24: reply from letting agent: ok we will contact landlord and revert.
22/07/24: no reply so I send an email chasing for an update, anxious that I am going to run out of time to find somewhere to live if we cannot agree a new fixed term before 30 days from the end of the current fixed term ending.
22/07/24: Reply from letting agent: "I have chased again" implying they have been chasing but I doubt as much.
This led me to some anxious googling of my rights and what actually happens, I also very carefully re-read my tenancy agreement which states: "Notice within a statutory periodic assured shorthold tenancy agreement - if notice is not served within the fixed term and a new fixed term is not agreed the tenancy agreement automatically becomes a statutory periodic assured shorthold tenancy under the same terms as this agreement" (landlord gives 2 months notice tenant 1 months)
This as I understand is common practice, and I also understand allows one reasonable rent increase within a 12 month period.
20/08/24: TODAY
I have had no further correspondence with the letting agent and I have never had any direct correspondence with my landlord. I did not chase again for an update due to some confusion about my rights, some anxiety around the situation and general work pressure occupying too much of my mental capacity.
I recieved an email TODAY which reads: " I have spoken to the landlord who is happy to renew for a further 12 months at a rent of (plus 65 pounds PCM)
So just to recap - almost 60 days before the end of the tenancy agreement fixed term LA asks if I want to renew. I say yes: 24 months at current rent price please. I essentially hear nothing until today 11 days before end of fixed term offering a 12 month fixed term at +65 PCM.
And finally we get to the question:
As In understand it, I have 3 options:
- give notice to exit the property - complicated because fixed term ends before 30 days notice would be up, also not something I wish to do.
- accept a new fixed term and rent increase - can anyone tell me what happens here because there is less than 30 days notice for a rent increase or tenancy etc - doesn't feel quite right to me.
- an option I was never offered initially - do nothing and allow my tenancy to become a rolling monthly agreement, accept this may bring a rent increase but hope that due to lower costs to landlord this might be delayed/ smaller than offered with new fixed term.
I think option 3 makes the most sense for me, I lose a little long term address stability but hopefully fend off a rent increase. will this be a battle with my letting agent? obviously I have to let them know my intent but can someone just explain any potential issues with this option? This is not something I have ever done before - I have always just renewed each year for a further 12 month period at all my previous properties, am now wondering if I have been missing a trick all these years!
thanks in advance for any input, I know this is a very long post - thank you to those who read it all!