We want to sell, but without giving them chap rent for longer than we are legally obliged to do so. We cannot raise rent until 1 February due to 1% rise on 1 Feb 2022. We want a better return for a few months if we cannot get rid of them. They cannot stay longer than another year or so because we do want to sell. But we want the rent increase after 1 Feb whether they stay or go.

If we give them 6 months notice now, we'd be forced to let them stay until May on £500 - and beyond that if they don't move out and we have to go to court.

We can get them out sooner if they don't pay the rent increase. The damage is done, so if they choose to stay, it won't make much difference to the damage now. If they leave, it will be a relief.

We will do it up and sell - maybe not spend 10k on renovations, but we will put new doors on the kitchen - or may replace if it's completely unsalvageable. New carpets, new kitchen floor, newer looking kitchen, and deep clean of the newish bathroom, could add 20k to the sale value.

At the moment, they've wiped 20k off the value compared to what we could have sold it for in the condition it was in when they moved in.

It's a shame to take a 20k loss because we can't be bothered to do it up. I think it's worth trying to restore the condition before we sell, even if it's not quite as good as it was when they moved in.

6.2% is no longer available, but new deal at 5.7 isn't far off.