Rhyl tenants ‘genuinely scared’ amid rent increase by landlord ‘destroying lives’

The properties, on West Parade, were taken on last year by Habodel, landlords based in Auckley, Doncaster, having previously been owned by Rhyl-based Haigh Properties.

Last week, four residents in the block, all of whom wished to remain anonymous, contacted the Journal, highlighting their rent concerns and the other issues they are facing.

These include the presence of mice and rats, windows and storage heaters deemed not fit for purpose, and a lack of cleanliness, which they say coincides with Habodel dispensing with the services of a cleaner and caretaker at the premises.

A mousetrap set up in one of the flats. (Image: Newsquest)

It is since Habodel bought the West Parade flats, the tenants said, that many of these problems have arisen.

Among the four tenants who spoke to the Journal, one has taken issue with Habodel imposing a monthly charge on keeping pets in the flat, while another is retired and fears their pension will not be able to cover the rental increases the landlord is proposing.

There is no set limit on what a private landlord, such as Habodel, can increase rent by.

Tenant 1

“We have major issues in the flat, but so does everyone else in these blocks. We have mice in the walls, windows that let in all of the wind and sand from the beach, and storage heaters not fit for the size of flat we’re in.

“The list goes on, but our main concern, and I speak for all the tenants here, is the increase in rent.

“We were paying £410 for a flat which we loved. Habodel took over, and within weeks, upped the rent to £455, plus £20 per calendar month for having pets.

“I don’t see why there’s a monthly charge on pets. If they cause damage, that’s fine; we’d pay for that, but I don’t understand the £20-a-month charge. With other money issues, it’s becoming a problem now.

“A lot of tenants that signed the new tenancy before us are getting told that their rent will increase to £600+ depending on the size.

“We’re all at a loss here and scared for our futures. Some people have been in these apartments for so many years, and are now feeling forced to move on.

“The rent increase is, frankly, disgusting, considering the issues we all face daily. They’re upping the rent, but not doing anything to warrant the rent change.

“The mice issue has been going on for months now. On the end of our apartment block, there’s a hole in the wall; I don’t know how it got there, but we think that’s how the mice are getting in.

“We’ve had a specialist round, who said there’s an issue that needs sorting, but Habodel doesn’t seem to want to pay them.

“When we email Habodel ourselves, it’s basically: ‘It’s your property, you need to fix this yourselves’. If it was inside our flat, and we knew we caused it, then fair enough, but we knew for a fact that it wasn’t.

“We used to have a caretaker and a cleaner on-site, which was included in the rent, but Habodel took them away, so there’s nobody keeping an eye on the properties anymore.

“A lot of people have moved out of here because of these issues, but a lot of us also can’t just move out, so we’re stuck. Something needs to be done; we all can’t pay the rent they’re wanting us to pay.

“All they’ve done for us since they took over is put a towel rail in and new storage heaters, but they’re just as bad as the old ones.

“We’re seeing the empty flats going on Rightmove, and seeing the prices they want, but obviously, they’re not explaining any of the issues here on Rightmove. I don’t think they’re being very honest.”

Numerous tenants criticised the sub-standard windows at the properties. (Image: Newsquest)

Tenant 2

“I had a six-month contract, for which I paid £400 per month.

“In January, I was contacted by Habodel who told me the flat I was renting was worth £490 a month; at which point, I discussed the fact that, as I was on a minimum wage job, I could not afford a £90 increase.

“I was scared I would lose my flat, so I agreed I could afford a small increase. In January, my 12-month contract will be negotiated again.

“I am genuinely concerned, as so many tenants on the lower floors have left; a considerable number in particular as there has been a mice and possible rat infestation, a problem which the company have delayed tackling for months.

“I accepted the property as there was absolutely nothing else available in the area that I could afford, and at that point, the property was owned by a local reputable owner - Haigh Properties.

“It looked perfect for my needs; I'm relatively fit, it was close to all amenities, I had good security, and I have wonderful views which I love. I don’t want to feel intimidated to pay way above the annual rate of increase.

“I require help on the legal requirement for annual rent increases, as this company is hiking other tenants’ rents to 25-39 per cent on general average, and the lines are blurred as to what they can actually increase legally.

“Many people have felt intimidated, and we can only think they want the majority of us out, so they can do the bare minimum to an empty flat, i.e. minimal decorating and some carpet replacement.

“Then, they increase rent by at least 25 per cent. I have looked online and keep finding information that suggests the general increase for rents is about eight per cent.

“Within the rent, we are supposed to have communal areas cleaned; this hasn’t been done for a year.

“We were also told they would assess the windows, as the seals are shot at and need replacing. This also has not happened.

“I genuinely think they've decided not to redevelop the property, but rather, oust out the current tenants and hike up considerably the rents for unsuspecting new tenants. Those who have left have been wired down with a lack of co-operation from Habodel.

“At this stage, I am genuinely scared.”

Another criticism of the flats was their lack of cleanliness. (Image: Newsquest)

Tenant 3

“I am really worried about the situation with the rent increases. Although I haven't yet been contacted by Habodel, after listening to the other tenants, I am expecting them to propose an increase of at least 35 per cent.

“I am now retired and rely on my state pension and a small private pension, plus a little bit of Local Housing Allowance, so in total, I have about £1,000 per month to cover everything.

“I have been reading that my pension might be increased by 10 per cent in April, but if I have to give all of that and more to Habodel, how will I afford all of the other increases, like food and energy?

“Currently, the government only accounts for a maximum of £300 monthly for rent when they work out housing allowance, so I won't get any extra from that.

“I moved here after a lifelong dream of living by the sea and expected it would be my home for many years to come, but I feel I will be faced with the prospect of being made homeless because I won't be able to afford the demands of a greedy landlord.

“These flats are old and extremely hard to keep warm as the storage heaters are old and completely uneconomic. The windows let in so many drafts that, on very cold days, I can't sit in the lounge, because it is simply too cold.

“I have also had an issue in the past with mice inside the flat, and although that only happened once, I can constantly hear them scratching in the walls and old chimneys.

“I know that this is a serious problem for some of the other tenants, but despite promises, Habodel have not set up a regular monthly contract for pest control.

“They dispensed with the services of our on-site caretaker, and the communal areas are now looking dirty and run-down, having not been cleaned for over 12 months.

“Previously, the building was kept clean and really stood out from the other properties in the area.

“As an older person living alone, I always felt safe here, knowing that it was well looked-after and, if there was a problem, I had someone to go to.

“Habodel also no longer make regular checks of the alarms as they are required to by law; in fact, I have no idea if they would work if anything happened.

“I don't think Habodel are a fair and caring landlord, and think they wouldn't think twice about issuing eviction notices, with very little regard for the lives they are destroying.

“I know this is probably happening to lots of other people, but the government really needs to put in better protections for tenants; specifically, some laws which govern the increases on rent.

“I realise that rents need to be increased, but they need to be at a fair rate, not just whatever the landlord thinks they can get.”

Some tenants have taped over their windows. (Image: Newsquest)

Tenant 4

“Since Habodel took over, they have been nothing but a nuisance, constantly having workers over who are like cowboys, messing about with loud music and shouting.

“They do this from such early hours and we have no warning about it.

“You report problems with your flat and they take ages to get back to you, and even when they do, they still don't fix it.

“I’ve had no real heating in my flat at all. My front lounge is so cold, I can barely sit in there. The windows are all broken, and my curtain rail has always been broken since I moved in.

“I have a poorly-designed bathroom that still leaks, and had issues with pests coming in my flat, which was later found out by Rentokil to be baby rats and a mouse.

“Rentokil have told Habodel that the side of the building has holes, which isn't repaired, so that's how they are in the walls, and not just in one flat like they are implying.

“It's like they don't care who moves in, as long as they pay these ridiculous prices they are charging.”

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In response, Paul Morton, chief executive of G2M Group, which owns Habodel, said that this is, unfortunately, a common predicament across the UK currently.

Mr Morton said that the company, responsible for more than 2,000 UK properties, inherited a number of issues at the West Parade flats which, in time, it hopes to address.

He said: “For decades, much of the UK property stock, like West Parade, has been owned by private ‘buy to let’ landlords, who have perpetually under-rented and under-invested in their properties, which has led to a tired, energy-inefficient and often hazardous private rental sector that is not sustainable.

“G2M Group is looking to address this issue. Our core purpose is the revitalisation of homes to make renting a happier experience for UK renters and to make a significant positive environmental impact.

“In practice, that means we acquire houses, regenerate them to improve standards and energy efficiency and look to provide a service offering surpassing that delivered by the ‘buy to let’ market, leaving a legacy of turning houses into homes to rent for the long term.

“Unlike housing associations, we are not a charitable body, and whilst we look to invest heavily into our relationships with our residents, we are not in a position where we can subsidise market rent for any significant period.

“The growth in UK rent is beyond our control and is a direct result of the under-supply of property, following decades of under-development and increasing affordability issues.

“Whilst we cannot control the market rental value of a property at the point of purchase, we can help our residents by manging the transition to market rent and provide certainty and security after that point by delivering a more sustainable rental model.”

Currently, nearly 60 per cent of G2M Group residents are now on contracts which are three years or greater in length.

These contracts are inflation-linked which, when introduced four years ago, were designed to protect those residents from excessive market rent increases.

Mr Morton added: “Clearly, in this current economic climate, being inflation-linked is less than ideal, which is why G2M has self-imposed a rent control cap of three per cent on these contracts to mitigate the exposure for our residents, whilst helping G2M cover the increasing maintenance costs it faces.

“On acquisition, all our properties are mapped out to understand the condition of the property and its current energy performance.

“We then develop a strategy for that property to improve its standard if needed and for energy improvement where possible.

“There is no such thing as unlimited funds, and we look towards the government and local authority initiatives to help fund the delivery of energy improvement measures in our properties where possible.”

G2M also plans to replace windows at the West Parade flats next year, but said the funding is not yet available to address the energy-related concerns highlighted by the tenants.

This, Mr Morton said, was due to a “political issue I frankly find extremely frustrating”.

He added: “Much to our disappointment, further energy improvements we would like to undertake are not eligible for such funding, which is a political issue I frankly find extremely frustrating given the position we are in to make a real environmental impact.

“With the appropriate local authority and government funding, G2M can make a positive and meaningful environmental impact, at the same time addressing the fuel poverty issues that our residents face, including those at West Parade.

“We believe there is a need for these bodies to make such funding more readily available and easier to access so that responsible organisations such as G2M can implement the change needed.

“I was extremely disappointed to hear of the maintenance issues that have been highlighted, as we take great pride in investing in our resident relationships.

“There are clearly a lot of legacy problems at this property that G2M has inherited and are having to deal with. We do not always get it right.

“We have instigated an internal review to understand the maintenance works order flow from the residents, our timeliness of response and quality of works done to date and would encourage any further problems with our to be reported using our complaints procedure, which can be found on the Habodel website.”

James Davies, Vale of Clywd MP, added: “The accounts of tenants at these properties are concerning and had not been brought to my attention previously.

"I would invite residents to contact me to help explore the issues further.”