UK Landlord Magazine Nov/Dec 2011

ISSUE No.153

UKLandlordTHE LEADING PUBLICATION FOR THE PRIVATE-RENTED SECTOR NOVEMBER/DECEMBER 2011

Combi-boiler manufacturers

quizzed

Issue price: £12 (where sold)

IN THIS ISSUE

Interview with Huw Lewis, Welsh Housing Minister

Products to make your rental property more energy effi cient

Who is responsible for Council tax?

The NLA in Europe

NLA AGM:

18 November

See details

inside

UKLANDLORD NOVEMBER/DECEMBER 2011 01

EDITORIAL

Welcome...A warm welcome to the new CEO of the NLA, Richard Lambert. Richard has solid experience in managing associations as the former CEO of the British Woodworking Federation and an excellent understanding of the property sector from his earlier career at the British Property Federation. When I met Richard during his fi rst week in the job, it was clear he had already hit the ground running, and I was impressed by his strong commitment to promote the best interests of landlords in the private-rented sector.

This issue of UK Landlord addresses the thorny issue of combi-boilers, which have been the subject of many letters from members owing to complaints about their reliability and the high cost of repairing and replacing them. We publish the detailed responses from three major manufacturers which address many of the issues raised by landlords. Let us know whether their answers satisfy you by uploading your comments at www.landlords.org.uk/news-campaigns/uk-landlord-magazine.

Wales plans to increase housing supply and boost housing quality and Huw Lewis, AM, the Welsh Minister for Housing, Regeneration and Heritage, sets out his plans for achieving these important aims.

We also examine liability for Council Tax which is a common query for many landlords. NLA Director Richard Price explains how the whole system works and it is good to know that the NLA is calling on the Valuation Offi ce Agency and HMRC for more consistency by local authorities in how these rules are applied.

According to a recent survey by the NLA, two thirds of landlords would consider taking advantage of the Government’s Green Deal to improve energy effi ciency in their properties. While politicians discuss the intricacies of how this will work, we look at some energy effi cient products on the market that are being used in rented properties.

Hope to see you at the Annual General Meeting on 18th November in London.

Best regards,

Andy Stern Editor

[email protected]

INTRODUCING THE NLA BOARD

November/December 2011: Issue 153 ISSN 1741 8801Publisher’s statement: Circulation 22,500PUBLISHERThe National Landlords Association22-26 Albert Embankment, London SE1 7TJContact > Richard Price, Director of OperationsE: [email protected]

EDITORIALEditor > Andy SternE: [email protected] Editor > Louise GaleE: [email protected]: 020 8458 5100

ADVERTISING & PRODUCTIONFor all enquiries and bookings:Advertising Manager > Steve PearceE: [email protected] T: 0117 957 5400

NLA CONTACTSMembership T: 020 7840 8937 (9am-5pm Mon-Fri)E: [email protected] Enquiries: T: 020 7840 8906 (9am-5pm Mon-Fri)E: [email protected]

General Enquiries and Correspondence with the NLA: 22-26 Albert Embankment, London SE1 7TJ T: 020 7840 8900 (offi ce hours: 9am-5pm Mon-Fri)F: 0871 247 7535 E: [email protected] www.landlords.org.ukPlease note that the NLA Offi ces will be closed from 5pm on Thursday 22 December 2011 and will reopen at 9am on Monday 2 January 2012.

Advice Line (members only): Telephone number available from Members Area of www.landlords.org.ukThe NLA Advice Line will be open from 9am to 5pm on Thursday 29 and Friday 30 December 2011.

Registered as a magazine © The National Landlords Association 2011. All rights reserved. No part of this publication may be scanned, reproduced, stored in a retrieval system, or transmitted in part or whole in any form or by any means – electronic, mechanical, photocopying, recording or otherwise – without prior permission of the National Landlords Association.

The description of a product or service in this publication does not constitute an endorsement by the National Landlords Association. The Publisher does not accept any responsibility for any claims made by advertisers. Written and oral advice from the National Landlords Association or contained in this publication is given in good faith but no responsibility whatsoever is accepted by the Association or its Offi cers for the accuracy of its advice, nor shall the Association be held liable for the consequence or reliance upon such advice. All the articles in this publication are for general information only and are not intended to be advice to any specifi c person. Readers are recommended to seek professional advice before taking or refraining from taking any action on the basis of the contents of any article in this publication. ISSN 1741 8801

Printed on paper from sustainable forests. Please pass this magazine on to another landlord and then recycle.

Design and Artwork by Rubicon Marketing Ltd 0117 957 5400

UKLandlord

ChairmanDavid Salusbury

DirectorCarolyn Uphill

Director of Finance& AdministrationPatrick Jacobs

Director (marketing)Anthony Lock

Director of OperationsRichard Price

DirectorTony Richard

Chief Executive Offi cerRichard Lambert

02 UKLANDLORD NOVEMBER/DECEMBER 2011

0804

04 MESSAGE FROM THE CHAIRMAN David Salusbury explains why the Government needs to encourage growth in the private-rented sector.

06 NLA AT THE PARTY POLITICAL CONFERENCES

07 HOT OFF THE PRESS

29 NLA NEWS Richard Lambert joins the NLA as CEO. 30 LANDLORD DEVELOPMENT & NLA ACCREDITATION Courses scheduled for 2011.

38 THE UK ASSOCIATION OF LETTING AGENTS Course dates for 2011.

39 PUBLIC AFFAIRS Tenancy deposit protection goes nationwide, energy bill sets the scene for the Green deal and EU looks at energy and water effi ciency rules.

60 NLA MEMBER VIEWPOINT

61 MAXIMISE YOUR MEMBERSHIP

64 LETTERS & EMAILS

31 REGIONAL NEWS NLA Accreditation for Plymouth and controversial licensing in Wrexham.

32 LANDLORD EVENTS

34 SOUTH WEST FOCUS Regional investment information, with insights from NLA Representatives and local NLA Branch chairs.

CONTENTS


NLA REFERENCE

Inside this issue...

FEATURES

22

“Good landlords will have nothing to fear and potentially much to gain but less good landlords will have to improve to stay in the game.”

Huw Lewis, Minister for Housing, Regeneration and Heritage

16 LANDLORD PROPERTY MANAGEMENT 16 BUYING & SELLING Avoiding online property title fraud.

16 FINANCE & TAX Landlord wins late payment case against HMRC.

17 FINDING TENANTS Ombudsman fi nds for agent in referencing dispute.

17 HOUSES IN MULTIPLE OCCUPATION Welwyn Hatfi eld fl exes its muscles on HMOs.

18 LOCAL HOUSING ALLOWANCE Landlords to be hit by new under 35s rate.

18 LANDLORD & TENANT Advice on Court Forms.

20 LEASEHOLD/FREEHOLD Court rejects legal fees in service charge.

22 MAINTENANCE AND REPAIRS Roof certifi cation; EnviroVent partners with Asthma UK.

24 SAFETY IN YOUR PROPERTY CO Alarms to be included in Green Deal.

49 my|deposits Reducing tenancy deposit confl icts.

52 MORTGAGE MARKET ROUNDUP Trends and latest buy-to-let mortgage deals.

54 HOUSE PRICES AND LETTINGS MARKET Latest market statistics and surveys on house prices and lettings market plus auction analysis.

08 QUIZZING COMBI-BOILER MAKERS Three major boiler manufacturers respond to landlords’ questions.

14 UIPI: THE LANDLORD’S VOICE IN BRUSSELS Why being a member of the International Union of Property Owners makes a difference for NLA members.

26 GREEN PRODUCTS FOR RENTAL PROPERTIES A roundup of energy effi cient products on the market.

42 UK LANDLORD INTERVIEW: HUW LEWIS, WELSH MINISTER FOR HOUSING Huw Lewis presents his holistic approach to improving housing standards and supply in Wales. 44 Q&A: WHO IS RESPONSIBLE FOR COUNCIL TAX? NLA Director Richard Price looks at landlord and tenant liability for Council Tax.

46

NLA SERVICES

46 NLA RECOGNISED SUPPLIERS

50 CHAFES: PROPERTY AND BUSINESS LEGAL SERVICES

51 MATTRESSMAN: FURNISHING BEDROOMS FOR LANDLORDS

REGIONS

31

The NLA looks set to end the year on an upbeat note, not least thanks to the arrival of Richard Lambert who has taken up the position of NLA Chief Executive Offi cer. Richard’s success in leading his previous trade body through the recession while improving services for members augurs well for the NLA as it seeks to increase its membership and remain a leading representative body for the private-rented sector. ‘Where would we be without private landlords?’ was the theme of our very successful fringe meetings organised on our behalf by the New Statesman at the three main party political conferences. The message coming out of these events, it seems to me, was that if you are looking for solutions to the housing problems we face in this country and think the solution lies in owner occupation, you are not taking the facts into account. Also, if you think the solution lies in social housing, those responsible for the country’s fi nances think otherwise. The inescapable conclusion is that only the private-rented sector comes anywhere near offering a solution to the nation’s housing crisis in the reasonably near term.

Consider the evidence. The private-rented sector is playing an increasingly important part in providing housing in the UK. Far from being a second-best option, rented accommodation forms an increasingly vital element in the UK’s

housing mix. Around ten years ago, there were about 1.1m rented households. Today, the fi gure has grown to around 3.4m. Whereas 10 years ago we were talking about 10-11 per cent of the nation’s total housing stock being privately rented, nowadays the private sector makes up 16 per cent of all households - and we expect this fi gure to rise as people move away from homeownership towards more fl exible forms of accommodation.

Thus it cannot be loudly enough or often enough: private landlords are not part of the housing problem, they are very much part of the solution. Indeed, this position was voiced very succinctly by Jake Berry MP, Parliamentary Private Secretary to the Housing Minister, at the NLA fringe event at the Conservative Party Conference in Manchester, who said from the platform: “Where would we be without UK Landlords? The answer is in real, real trouble. They are absolutely vital to the Government’s housing plans and supporting the economy. I think the future of the private-rented sector is bright, it can only expand and play a greater role in providing housing in the UK.”

Encouraging necessary growth in the PRSAs the Government brings in reforms to welfare payments, in particular, cuts to and caps on Housing Benefi t, it needs to recognise the role of the private-rented sector in providing homes and

to think about ways of incentivising landlords to increase and improve their lettings. There are a number of ways that landlords could be encouraged to expand their portfolios. The obstacles at the moment are fairly high. Whilst we very much welcome the Government’s disinclination to impose further regulation on the sector, what is needed now is a review to consider how best to encourage landlords and facilitate investment in the sector. Perhaps recognising that many landlords have reached the stage in life where they are concerned about capital gains tax, inheritance tax and how they might pass on the benefi ts of their labours to the next generation.

In particular, it would be helpful if roll over relief were extended to residential property that is held as part of a buy-to-let portfolio so that landlords can more readily reinvest capital in more property to let. Similarly, measures to recognise the importance of long-term commitment towards investment by landlords in buy-to-let would be welcomed in the form of a diminishing rate of CGT in relation to the time the property is held; in other words, the Government should look again at taper relief which was abolished a couple of years ago.

I think the Government could also usefully look at ways to persuade local authorities to incentivise


David Salusbury, NLA Chairman

Recognising the role of the PRS with real incentives

November/December 2011MESSAGE FROM THE CHAIRMAN


landlords. The NLA recognises the diffi culties which will stand in the way of restoring direct payment to landlords when the universal credit arrangements are introduced. Nevertheless, local authorities have discretion to authorise direct payment under certain circumstances. A more widely accepted presumption that this should be done where straightforward criteria are met might help. Other simple ways of helping the sector come to mind, like discounted licensing fees for reputable landlords (like members of the NLA). A greater willingness to understand and help landlords having to deal with unsatisfactory tenants would also help.

We need to talk about… EuropeI recently returned from a meeting of the UIPI, the International Union of Property Owners. As the UK representative on this body, the NLA strives to ensure that the interests of UK landlords are represented internationally. This is particularly important at the EU level from the stream of legislation affecting the private-rented sector in the UK is inexorably increasing. It is clear

being a member of the UIPI and, through them, having a permanent staff in Brussels to represent our interests is making a difference. And, my goodness do we need to make a difference! At the UIPI’s EU Affairs Committee, which I have the privilege to chair, Mme Emmanuelle Causse, Head of UIPI Public Affairs UIPI’s, reported on the raft of draft legislation coming out of Brussels which could have a bearing on the UK affairs of landlords. Examples include the energy effi ciency directive, the energy performance in buildings directive, the water effi ciency directive, EU cohesion rules and the directive on credit agreements relating to residential property, to name but a few. The NLA will need to work energetically to support the work of the UIPI at the EU level over the next few years. Let us not be under any illusion: we need a voice in Brussels.

In my fi nal word I return to the three NLA fringe events at the party conferences. It was gratifying to hear our work recognised from all quarters, with many speakers speaking about the need to improve the way landlords are perceived. If

you want to end the year feeling good about the importance of the private landlord in society, take a look at the recordings of the three events which can be viewed on the NLA’s website at: www.landlords.org.uk/news-campaigns. ■

What is needed now is a review to consider how best to encourage landlords and to facilitate investment in the sector.

Read more onlinewww.landlords.org.uk


Find out here about the NLA’s latest campaigns to encourage the Government to achieve a healthy private-rented sector.

NLA CAMPAIGNS

For an organisation like the NLA, party conference season represents an opportunity to engage with a large number of stakeholders, some of whom would otherwise be very diffi cult to access. This means that we are able to represent our members’ views very effectively to representatives of local and national government, industry stakeholders and opposition parties. This year, with conferences taking place in three major metropolitan areas – Birmingham, Liverpool and Manchester – we seized the opportunity to give individual landlords the chance to join the party political debate themselves.

Working with the New Statesman magazine, the NLA hosted a topical fringe debate at each of the three conferences asking the important question: “Where would we be without UK landlords?”

Each event provided NLA members with the opportunity to question a mix of housing experts, academics and crucially spokespeople from each party.

Kicking off the events in Birmingham, the Liberal Democrats’ event boasted contributions from Stephen Gilbert MP, a leading member of the Parliamentary Select Committee on Communities and Local Government, Professor Tim Brown of De Montfort University and the BBC’s Martin Roberts, best known as presenter of popular property show Homes Under the Hammer.

The following week in Liverpool, Labour’s former housing minister and now Shadow Secretary of State for Communities, Caroline Flint MP (who has subsequently been reshuffl ed to shadow Energy and Climate Change) was able

to provide not only a political slant on the PRS but her own experience of growing up in rented housing. Rounding-off a busy and productive conference season in Manchester, the event at the Conservative Party conference showcased perhaps its most infl uential panel yet as Jake Berry MP, Parliamentary Private Secretary to the Housing Minister, was joined by Richard Blakeway, the Mayor of London’s Housing Advisor and Nancy Kelley, Deputy Director of infl uential housing charity, the Joseph Rowntree Foundation.

Discussions at all three events were lively and above all wide ranging, but the recurring theme was most defi nitely the increasing importance of the PRS as a provider of housing to people of all walks of life. Landlords and delegates alike used the forum to good effect in order to move the debate ahead and demonstrate that there is an appetite for everyone involved in private renting to confront the problems present in the sector and share ideas.

However, it was also clear that although private renting is recognised as an essential and often preferable component of the housing mix, it still does not have the prominence it deserves in party policy across the board.

The NLA believes that this needs to change if landlords are to be able to play the important and necessary role of which they are asked. Hopefully these events were one small step towards achieving this goal, a big thank you to all of those NLA members who came along and made them such a success.■

The NLA at the Party Political Conferences

STARTING UP REGULATORY PROPERTY NEWS SAFETY FINANCE

To see more about the external affairs activities of the NLA, go to the Public Affairs section on page 36.

All three events are available to watch again on the NLA website at: www.landlords.org.uk/news-campaigns

[The National Landlords Association...] are constantly coming to see me and my colleagues to talk to us about what the sector needs. It is hugely worthwhile to have a big trade body like that representing landlords. That is the strength of being in something like the National Landlords Association... communicating with their members.Jake Berry MP

At the Conservative Party Conference

At the Liberal Democrat Party Conference

At the Labour Party Conference


Hot off the Press!!

Students struggle to fi nd a homeAs the weather gets cold, spare a thought for the many students who’ve struggled to fi nd a home to rent this semester. In fact, the situation has become so dire at the University of Lincoln that some students have had to start term living in less-than-luxury portable cabins brought onto campus, for £30 a week. Our members who rent to students say they are a delight to house. If you’re thinking of joining the student rental market, the NLA West Midlands representative Mary Latham gave the Daily Mail some good advice: “You have to do your research. For every university town, there is the ‘Golden Halo’ that students like to live in. The fi rst thing to do is contact the university accommodation offi ce and students’ union to fi nd out the good areas. Students are becoming more and more selective about location and standards of accommodation.”

B2L mortgages back in vogueSentiment among mortgage lenders is fi nally turning a corner, with a sharp increase in the number of buy-to-let mortgages on offer for landlords. While lenders are still shying away from fi rst-home buyers, they are keen to cater for experienced landlords who are looking to expand their portfolios. And with low interest rates and rents continu-ing to rise, some landlords are seeing it as a good time to expand their portfolios. The Financial Times said “Sales of new developments to investors have been in decline since 2007, when the buy-to-let boom turned to bust. (But now) in London, in particular, the downward trend has reversed.” Just remember to do your sums properly before visiting the bank.

University students are homeless, buy-to-let mortgages are back and the taxman is out for anyone fi ling late returns. Welcome to another edition of Hot off the Press.

Dane Svenson NLA Press Offi cer

Want to know more...?• Fancy a read of the NLA blog? It’s all here: http://nlauk.wordpress.com • Follow us on Twitter to read the latest NLA news and industry comment www.twitter.com/nationalandlord • Become a fan of the NLA on facebook: http://tinyurl.com/yztxyd4• Drop us an email if you think there are issues that the NLA should be investigating: [email protected]

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Don’t forget the taxmanHM Revenue & Customs is cracking down on people who fi le tax returns late. Now, landlords could face a fi ne of over £1,600 for fi ling a late return – even if you don’t owe any tax. The deadline for fi ling a paper tax return has already passed, but you can still fi le one online until 31 January. Under the old system, if you owed no tax there was no penalty for late fi ling. But as reported in The Sunday Times, under the new system there are automatic fi xed penalties and then “The clock will also start ticking on further penalties.” Visit the NLA Landlord Library for more guidance and see www.landlords.org.uk/support-advice/taxation-investigation-insurance for information about the free NLA taxation telephone helpline for NLA members.


When to install a combi UK Landlord: What would you say were the pros and cons of combi-boilers compared to other boilers?

Paul Haynes (BDR Therma): Old boilers were usually heat-only boilers. That meant they had few moving parts and the pumps etc were all externally fi xed on the central heating system. In 2005, the Building Regulations were changed and all boilers fi tted had to be condensing, or high effi ciency, boilers. Combi, or combination, boilers, became more popular. Combi boilers do not need a hot water storage cylinder to be installed in the home. They heat up the water as it is needed when the tap is turned on, rather than heating up a tank of hot water. To do this, they switch over from heating the radiators to heating the water to the tap. The central heating pump and expansion vessel and three-way valve are all contained within the boiler. High effi ciency boilers extract much more heat from the fuel used, so are considerably more energy and cost effi cient than the old non-condensing models.

Glow-worm: Combis are very versatile and can be used in many different types of properties – a Gas Safe Registered installer is the best person to advise on the suitability of a particular type of boiler, as it really depends on the property type, occupancy etc, but usually there is a combi to suit virtually all types of UK homes. Glow-worm offer a full range of combi boilers within our Ultracom and Flexicom ranges with outputs ranging between 24 - 35 kW.

Martyn Bridges (Worcester Bosch): Our range of Greenstar combi boilers operate at over 90% effi ciency, placing them in the highest possible offi cial effi ciency category; SEDBUK band A. The unique feature of our Greenstar boilers is that they condense in both heating and hot water modes, resulting in greater effi ciencies and fuel savings. Our combi boilers are available in a range of outputs, so we have a suitable option for most property requirements. Our advice would always be to consult one of our qualifi ed engineers in the fi rst instance, who will be able to advise on the best option to maximise effi ciency and fuel savings for the end user.

Guaranteed to last? UK Landlord: What’s the average lifespan of one of your combi-boilers? We have received complaints that combi-boilers don’t last as long as old boilers used to.

Glow-worm: The average lifespan of a combi boiler will vary, depending on its use, its maintenance and servicing. All Glow-worm boilers are designed for a minimum expected use of 15 years, however it is very important to ensure annual servicing and maintenance throughout its life. We place great emphasis on product quality – our Flexicom and Ultracom boilers have heat exchangers manufactured from high grade stainless steel or aluminium to ensure longevity, and all components are extensively tested before assembly. Each of our completed products is thoroughly quality checked before leaving the production process, to ensure we provide reliable and robust products that do the job.

STARTING UP REGULATORY PROPERTY TENANCY SAFETY FINANCE

FEATURE – REPAIRS AND MAINTENANCE: BOILERS

Following numerous letters of complaint from NLA members about the problems they experience with combi-boilers, UK Landlord contacted boiler manufacturers BDR Thermea (whose brands include Potterton, Baxi and HeatraeSadia), Glow-worm and Worcester Bosch to hear directly how they respond to landlords’ frustrations and concerns.

Quizzing combi-boiler makers


Worcester Bosch: The average lifespan of one of our range of Greenstar combi boilers is 12-15 years. We are aware, however, of some householders that still have Worcester appliances suitably working that are over 40 years old.

UK Landlord: What kind of guarantees do you offer on your new combi-boilers?

BDR Thermea: We offer a warranty of up to fi ve years on our high effi ciency combi, system and heat only boilers.

Glow-worm: Glow-worm offer two years’ parts & labour warranty on all Glow-worm Flexicom and Ultracomcombi models as standard, and also have a range of extended warranty options available.

Worcester Bosch: All of our boilers are supported by a standard two year guarantee, with a ten year guarantee on the primary heat exchanger and a fi ve year anti-scale guarantee on the domestic hot water heat

exchanger. By arranging an installation through one of our network of Worcester accredited installers, homeowners can benefi t from up to fi ve years’ guarantee. For a limited time, we have extended the guarantee on all of our boilers. This exclusive

offer applies to selected models from our Greenstar range purchased and installed before the end of this year and means that many of our Worcester accredited installers are able to offer an extended guarantee of up to seven years.


Tests to ensure quality and reliability?

UK Landlord: What type of tests do you carry out before you place a combi-boiler on the market to ensure that it can withstand extreme drops in temperature? Why is it that new boilers just can’t cope with the cold weather?

BDR Thermea: Before boilers are launched in the market place they are subject to years of development and testing. The components and boilers are subjected to lengthy extreme condition testing. Extensive fi eld trials are carried out for several years. Life tests are carried out in climate chambers, replicating temperatures from -20 degrees C to +40 degrees C.

Our combi boilers have built in frost protection and, when installed correctly, are capable of withstanding cold temperatures. During the recent extremely cold weather,

there was an issue with many boilers, of all brands, where the condensate waste pipe had been fi tted externally and froze in the sub-zero temperatures, causing the boiler to shut down to protect itself. This is a problem with the installation rather than the boiler; the installation instructions clearly show how the condensate pipe should be installed and fed into a waste pipe within the property rather than outside, and the Benchmark check list, which should be gone through with the customer before the installer leaves, also has a section on the condensate pipe.

Glow-worm: Each of our boilers undergoes extensive research, design and fi eld trial testing before launch, to ensure the highest standards are maintained, and product performance/reliability are assured. This has been supported by our recent Best Buy recommendation by independent consumer body, Which? It is a common misconception that condensing boilers won’t operate well in the cold temperatures, and some recent consumer

experiences on frozen condensate pipes over the cold winter months, have added to these concerns. In reality, if a boiler has an externally discharged condensate it may be susceptible to freezing weather. Glow-worm’s Flexicom and Ultracom feature a fl ush condensate siphon to minimise the risk. In addition, it is recommended that all condensate pipes should be discharged internally to prevent this, as once a condensate pipe is blocked or frozen the boiler will not operate as expected. All installations should be carried out in conjunction with the manufacturers’ instructions supplied at purchase, to ensure accuracy in installation, and prevent potential diffi culties. For additional peace of mind, all Glow-worm, Ultracom and Flexicom boilers feature 2 stage inbuilt frost protection, and Glow-worm also offer a condensate pump as an optional extra to ensure that the discharge pipe can still be fi tted internally when the necessary fall is not available. Worcester Bosch: Before we bring any new product to the market, we always complete at least two winters of fi eld trials to ensure that the technology is able to function even in the most extreme of conditions. This along with sometimes hundreds of fi eld trials, accelerated life-cycle tests, individual component exhaustive testing make our appliances the very best and durable for the market’s needs.


Why do they break down?

UK Landlord: Some readers have complained about the frequent breakdowns of combi-boilers and the costs incurred in getting the boilers repaired as well as the inconvenience to tenants who may decide to leave the property or ask for a reduced rent. What do you advise landlords to look for when getting a combi-boiler installed?

BDR Thermea: Landlords should make sure that the installer does a proper site survey, and does not just fi t the cheapest option. The boiler should be fi t for purpose, i.e. the right output and type of boiler to provide heating and hot water for the property. Check that the installer is Gas Safe registered and can provide a service level agreement (SLA). Either the installer or the manufacturer will offer a service contract and can provide an annual service. Baxi boilers are backed by Heateam, which has a UK contact centre open 363 days a year and a nationwide network of nearly 300 Gas Safe Registered service engineers. Register the boiler with the manufacturer so that its warranty is valid. Boilers should be serviced annually (this is a requirement of the warranty) to check for gas safety and to make sure they are running effi ciently. In addition, when the boiler is installed, the installer should go through the Benchmark checklist with the customer, making sure that they understand how to operate it..

Glow-worm: We would advise landlords to look at the quality of the brand name, what additional services the brand offers with its products and its longevity within the UK marketplace. Independent consumer bodies such as Which? regularly review and evaluate a range of boilers available on the UK market. This is a good source of information to get your search started. Also, landlords should only consider a boiler that is fully supported by a national service network. Glow-worm has over 360 service engineers on the road and is able to offer a same-day/next-day service with a 97% fi rst time fi x rate, availability of spare parts for up to 15 years and a dedicated consumer call line, if you do ever need some extra support. Finally, always ensure that your installation will be completed by a competent and reputable Gas Safe Registered engineer who

will be able to recommend the most suitable model based on the requirements of the property.

Worcester Bosch: During the winter of 2009/10 the UK experienced prolonged spells of extreme weather. This resulted in a signifi cant increase in the number of calls to boiler manufacturers and heating installers from householders with condensing boilers where the condensate drainage pipe had frozen, temporarily causing the boiler to shut down. In virtually all of the cases, this occurred where part of the condensate drainage pipe was located externally. To help prevent this issue in future, Worcester Bosch Group has been part of the HHIC Freezing Condensate Working Group, which includes representatives from British Gas and other boiler manufacturers, and has agreed the guidance that should be issued to installers clarifying the existing recommendations on routing of condensate drainage pipework during a boiler installation. These detailed recommendations can be accessed in full through online technical bulletins and a dedicated YouTube channel.

Flimsy controls

UK Landlord: We’ve had complaints that on some boilers the on/off controls aren’t sturdy enough. One landlord said the plastic on /off controls were so fl imsy that his tenants used a screwdriver to turn them on. How could a landlord check this won’t happen before they purchase a combi-boiler?

BDR Thermea: Our boiler controls are tried and tested. If the landlord is worried about the controls, the installer should be happy to show examples before starting work.

Glow-worm: All Glow-worm boilers feature push button controls for ease of use for both the installers and the end user or tenant. Both installer and end user testing is a central part of Glow-worm’s product development process, to ensure ease of operation. Glow-worm’s Ultracom2 range of combi boilers takes the next step however, offering landlords a choice of fl exible controls, to suit their exact needs. They can choose between analogue digital or the external intelligent control Cliamparo2 RF which is both intuitive and easy to use, enabling tenants to programme their exact heating and hot water requirements for each part of every day.

Worcester Bosch: It would be sensible to choose a reputable manufacturer and physically view the controls yourself. At Worcester we have hundreds of installers with Worcester boilers and controls installed at their own homes, as well as training centres and showrooms all over the country where viewings can be undertaken.



Paul Haynes, Head of product management, BDR Therma


Pricey parts

UK Landlord: We’ve had some complaints that spare parts for combi-boilers are heavily marked up. How can landlords and their trusted plumbers fi nd reduced costs for spare parts?

BDR Thermea: If the boiler is covered by the manufacturer’s service contract, for example Baxi boilers can be covered by a Heateam service plan, the engineer will always use genuine Baxi spares supplied by Interpart, our spares division. If the installer carries out repairs, make sure they use genuine spare parts from a reputable heating merchant rather than cheaper, lower quality parts. Most heating merchants have manufacturers’ spare parts in their price lists, and many installers receive discounts from their preferred and most used merchant.

Glow-worm: Replacing spare parts is often more cost-effective than replacing a new appliance, including labour and inconvenience to the tenant. Glow-worm make a signifi cant investment in ensuring functional spare parts are available for at least 15 years after boiler production ends. It is however very important that landlords ensure their installer is using approved spares and not imitation parts that have not been tested for use with Glow-worm

products. Glow-worm genuine spare parts have been endorsed as meeting the original safety and performance specifi cation of our appliances. Glow-worm has a network of dedicated spare part distributors in over 450 outlets across the UK. Each stockist has been approved by us and commits to hold the majority of Glow-worm spares requirements at any one time; otherwise it’s only a call away!.

Worcester Bosch: Research is key. Choose three or four typical parts such as a fan, PCB, gas valve and pump before checking how much these would cost from a spare parts supplier for the brand of boiler you require them for.

Upload your feedback on this issue at www.landlords.org.uk/news-campaigns/uk-landlord-magazine or create a new conversation on the NLA Blog www.landlords.org.uk/support-advice/member-guide

The Health and Safety Executive (HSE) has issued major new rules for gas boilers or gas-fi red central heating installations requiring the installation of inspection hatches by 31 December 2012 so that fl ues can be checked for safety. The revised technical guidance for Gas Safe engineers requires that inspection hatches be fi tted in properties where the fl ue is concealed within voids so that they can be properly inspected. Any Gas Safe engineer working on affected systems after 1st January 2013 that cannot be properly inspected will advise the homeowner/occupier that the system is “at risk” and will seek permission to turn off the gas supply to the boiler. They will advise the homeowner/occupier that the system should

not be used until inspection hatches are fi tted in order that the fl ue can be checked. Once inspection hatches have been fi tted, the Gas Safe engineer will be able to make sure that the fl ue is safe and was installed in line with the relevant standards and manufacturers’ instructions. Any defect in a fl ue could result in carbon monoxide entering a property. According to HSE statistics around 20 people die each year from carbon monoxide poisoning caused by gas appliances and fl ues that have not been properly installed, maintained or that are poorly ventilated. It is the responsibility of the landlord to ensure that inspection hatches are installed and that the boiler and fl ue are checked every year. ■

Important changes to gas boiler rules

For more information, see the NLA Landlord Library: www.landlords.org.uk/library/safety/gas/hidden-boiler-fl ues-new-requirement


Health and Safety Executive

Martyn Bridges, Director of Marketing and Technical Support,Worcester Bosch

What do you think?Are you satisfi ed with the answers provided by the manufacturers?

NLA Recognised Supplier British Gas provides a boiler repair service and energy effi ciency advice as part of their Property Manager Scheme. NLA members with 10 properties or more can access this dedicated service from British Gas completely free of charge and can also qualify for additional discounts on maintenance & repairs.

For more information, see www.landlords.org.uk/services/suppliers/british-gas


FEATURE: THE NLA IN EUROPE


UIPI: the landlord’s voice in Brussels The NLA’s membership of Brussels-based UIPI gives landlords in

the UK a seat at the high table of European policymaking affecting the private-rented sector.

The legislative proposals and regulations that come out of Brussels are having an increasing impact on the daily business of landlords across the UK. From energy effi ciency to water savings, and consumer protection to mortgages, it is often European Union directives that determine the measures taken in the private-rented sector (PRS) by national parliaments, including Westminster.

It is the International Union of Property Owners, the UIPI, (Union Internationale de la Propriété Immobilière) that stands up for the

interests of landlords in Brussels, lobbying for the private-rented sector just as the NLA lobbies for the sector in the UK.

Established in 1923, the UIPI represents small and medium real estate fi rms, house owners, and both commercial and residential

landlords. The NLA is one of the main driving forces of the organisation, working alongside national associations from 25 countries, who have all come together to defend the rights of Europe’s property owners and promote the growth of the private-rented sector.

With many European countries facing real estate crises, the UIPI has been working hard to make sure that EU policies refl ect the concerns of a sector that plays such a crucial role in the European housing market.

Over the course of the last year, the UIPI

has been able to score major successes in protecting landlords from potentially damaging regulations on consumer protection and distance selling. Thanks to UIPI lobbying, property-related contracts were excluded from the consumer rights directive. That means

that landlords can post online information about properties to let without having to worry about compliance with a host of complicated new rules. Meanwhile, in March this year, the Commission decided against imposing binding energy effi ciency targets on private buildings, after the UIPI warned policymakers about the fi nancial impact of targets on property owners. Brussels now recognises that it is the private-rented sector that has the most important part to play in making Europe’s housing stock more environmentally friendly, and understands that it needs to keep European landlords on its side in this effort.

It is the UIPI’s responsibility to make sure that property owners and landlords continue to enjoy the support of EU policymakers in the years to come. As UK Landlord reports in this issue, the organisation is now looking to ensure that the EU’s latest Energy Effi ciency and Water Effi ciency initiatives do not impose new requirements on the private-rented sector.

Standing up for landlords with portfolios of all sizes in the corridors of power in Brussels isn’t always easy – but thanks to the UIPI, our voices can be heard loud and clear. ■

For more information, see www.uipi.com


Members who are concerned about potential property title fraud in England and Wales are advised to consult the guidance note published by The Land Registry.

Since the electronic title deed became available to download in 2003, the cost of fraud has grown tenfold. In 2004-2005, 15 cases of fraud were reported by the Land Registry, resulting in compensation costs of £491,646. In 2009-2010, this increased to 53 claims, requiring the Land Registry to pay out £4.9m.

Conmen acquire title to a property using forged transfer or by impersonating the registered owner and then selling it on.

Alternatively, a mortgage is taken out against a property by a fraudster who then absconds. In particular, properties owned by the elderly, absent landlords and homes without mortgages are targeted. Leeds Crown Court jailed mortgage-adviser-turned-fraudster, Feruza Mettrick, for fi ve years in July 2011 for stealing the identity of landlords in an attempt to defraud lenders of more than £2m. The Land Registry’s Public Guide No 17 recommends voluntary fi rst registration to improve security of title and to ensure compensation may be offered for losses suffered under fraud. Secondly, owners are reminded to keep their name

and address updated on the register. This ensures the Registry can contact owners when an application is received regarding their property. Similarly, they suggest that proprietors who believe they may be vulnerable to fraud enter a restriction on their title so no dealings with the property can be registered until a professional conveyancer verifi es the signature of the individual signing the deed.

The Registry has also warned of third-party protection services attempting to associate themselves with the Registry, stating they have no involvement with these websites. ■

This section is intended to provide assistance to landlords throughout the life-cycle of buying, renovating, letting and selling a property. It also contains practical and technical information aimed to help landlords maintain their properties effectively and in compliance with the law.

LANDLORD PROPERTY MANAGEMENT INFORMATION

Buying & Selling


Fraudsters exploit online land register

As the Government encourages local authorities to evict council house tenants who participated in the riots in some English cities in August, the NLA has warned that this approach will do little to solve the problem of anti-social behaviour.

Wandsworth Council was the fi rst local authority to serve an eviction notice to tenants involved in the disturbances. Ravi Govindia, Council leader, stated: “In Wandsworth we are determined to take the strongest possible action against any tenant or member of their household responsible for the truly shocking behaviour perpetrated on local homes and businesses.”

However, the NLA is concerned that these evictions will simply move these problem tenants into the private-rented sector, leaving landlords ill-equipped to manage their tenancies effectively. “There is currently no system

in place for private landlords to perform background checks on tenants exiting social housing, noted David Salusbury, Chairman of the NLA. “Local Authorities cannot expect private landlords to absorb convicted tenants without knowing their background. Overall, it’s diffi cult to see how this initiative will resolve the deeper problem of anti-social behaviour.” ■

Rioters evicted from council houses

Landlord wins late payment case against HMRCA tribunal has ruled in favour of a private landlord, Maxine Barron, in her appeal against a £54 penalty for late payment of taxes from HMRC.

The tribunal said that Miss Barron had established a ‘reasonable excuse’ for late payment. Miss Barron had been unable to pay the tax due on time due to lack of funds, after a tenant seriously damaged her property and then left prematurely.

Miss Barron said that as a result of damage and default by a former tenant at one of her let properties, she found herself with an empty, damaged house over the winter of 2009/2010 and had to spend signifi cant sums on repairs and maintenance so as to ensure that further damage was not caused by such things as pipes freezing and then splitting, allowing water damage to occur.

She used up all her savings and she had to rely upon running up debt on credit cards to fund much of the unexpected emergency work, whilst also attempting to keep up mortgage payments on the rented property.

“In our judgement, the cause of the appellant’s impecuniosity was suffi cient to give rise to a reasonable excuse throughout the period of default relied that led to the surcharge of £54.07,” the tribunal ruled. “The appeal is allowed and the surcharge is discharged.” ■

Finance & Tax

Finding tenants

For more Visit: http://www1.landregistry.gov.uk/property-information/property-fraud



The Property Ombudsman has rejected a complaint from a prospective tenant against an agent who did not obtain the landlord’s signature on the tenancy agreement before she signed the document and paid a deposit and an administration fee. The complainant failed the subsequent referencing process, and as a

result, the landlords did not wish to proceed with the tenancy. Although the agents refunded the deposit of £796, they did not return the referencing fee as they had to pay for the referencing to be conducted.

The Property Ombudsman ruled that it is not uncommon for a tenant to sign a tenancy

agreement before a landlord when a landlord could not be present to sign at the same time as the tenant. “As the agent had paid an agency for the referencing, it was fair and reasonable for them to retain their fee for this,” according to Christopher Hamer, The Property Ombudsman. ■

Finding TenantsOmbudsman fi nds for agent in referencing dispute


Welwyn Hatfi eld Borough Council has brought its fi rst case against landlords for breaches of HMO rules.

Watford Magistrates Court supported the Council’s position that two landlords from Hatfi eld were guilty of fi ve breaches of the Housing (Management of Houses in Multiple Occupation) Regulations 2006.

The landlords (whose names are not released by the Council) were each fi ned a total of £11,500 and each ordered to pay £2,225 towards the council’s costs and a victim surcharge of £15 each. The total amount for each defendant came to £13,765.

The defendants were found guilty of the charges including failing to ensure that all means of escape from fi re in the property were kept

free from obstruction, and failing to ensure that any fi re fi ghting equipment and fi re alarms at the property were maintained in good working order.

Chief Executive of Welwyn Hatfi eld Borough Council, Michel Saminaden, said: “This is the fi rst case of its kind that the Council has brought, and I’m very pleased with the result. It lays the foundation for a number of future projects that the council is working on to improve the quality of private sector housing within the borough.” ■

Local Housing Allowance

A landlord has received compensation from a council who sent LHA payments directly to tenants who then vacated the property prematurely, leaving the landlord out of pocket for rent due.

The Local Government Ombudsman has supported the position of a landlord, and has required the London Borough of Merton Council to make a £4,000 compensatory award to cover loss in rent because the fi rst LHA cheque was sent to the tenant and misused.

According to Housing Benefi t consultant Bill Irvine who advised the landlord, the tenant never paid the money to the landlord, and left without trace and without notice, eight weeks in arrears. Mr Irvine says that the council had made the fi rst cheque payable to the tenant and not the landlord, in clear contradiction of regulations and guidance.It can take up to three months before some councils determine a claim and make an initial LHA payment, leading to major losses for landlords who fall victim of this malpractice. ■

Landlords challenge missing LHA payments

HMOsWelwyn Hatfi eld fl exes its muscles on HMO rules

For more information about this case, see www.hbadvice.co.uk


The NLA is warning that landlords, particularly those outside of London, are likely to face considerable fi nancial diffi culty from the next wave of housing benefi t reform. As of January 2012, the rules are changing for Local Housing Allowance (LHA) for single people living in self-contained accommodation and who are aged between 25-35.

The shared accommodation rate currently applies to single people under the age of 25 living in accommodation that they rent from a private landlord. This will be extended to people aged under 35.

What this means is that as from January, single people under 35 and with no children will no longer receive Housing Benefi t based on one-bedroom, self-contained accommodation. People in this category will only be entitled to the lower rate of Housing Benefi t for a room in shared accommodation after LHA is reassessed from January 2012. The LHA rate for shared accommodation in each area may be much lower than the one-bedroom, self-contained rate.

However, those receiving Housing Benefi t on the LHA one-bedroom rate, whose claim started before the 1st of April

2011, will continue to receive this until the anniversary date of the claim after January 2012. The benefi t will be recalculated from the anniversary date and will be changed to the LHA shared room rate. The Government has introduced a transitional protection period of up to nine months during which time the Housing Benefi t will remain at the higher amount of the anniversary date, before it is reduced to the LHA shared room rate. The purpose of the transitional period is to allow people time to look for alternative, less expensive accommodation, employment and increased fi nancial stability.

Steve Bartlett, the NLA’s Local Representative in Dorset (pictured) said “these changes are likely to affect 500 single people in Bournemouth alone, many of whom will be forced to fi nd shared housing accommodation at a time when the Article 4 Direction to require planning consent for any new shared housing in Bournemouth (which comes in effect in December 2011) will prevent the private-rented sector from making this type of accommodation available to them. A further increase in homelessness in the area is expected because of this issue.” ■



The NLA is advising members who plan to use court forms in possession actions, following the service of the appropriate prior notice, to fi rst telephone the NLA Advice Line for guidance. In particular, if you are fi lling

out Form N5b, the claim form for possession of property, used for the Accelerated Procedure for Assured Shorthold Tenancies in England and Wales, there have been some changes which have created confusion in relation

to information to supply about licensable Houses in Multiple Occupation. Chris Hellings, supervisor of the NLA Advice Line, says “call us and we will be happy to talk you through the new N5b.” ■

Court forms

Local authorities to pilot Universal Credit changesLord Freud, the Minister for Welfare Reform, has announced that six pilot projects will test the Universal Credit scheme between June 2012 and April 2013. Local authorities in England, Wales and Scotland have been invited to volunteer to take part in the trials. From October 2013, the Universal Credit scheme will come into force, combining all out-of-work benefi ts (including housing benefi ts and employment support) into a single payment.

Tenants who are in receipt of these types of benefi ts will be paid housing benefi ts and will then be responsible for paying landlords themselves.

Lord Freud believes that by “making the experience of claiming benefi ts more like that of being in work, we will radically alter attitudes.” The pilot projects will investigate methods to support tenants and landlords under the new scheme, such as the provision of budgeting advice. Although the new rules for Universal Credit will not apply to tenants who are pensioners or vulnerable or in arrears, the NLA has voiced concerns.

Reminding the Government that 35 per cent of landlords let their properties to recipients of Local Housing Allowance, the NLA’s Chairman, David Salusbury, has called on the government to remember that the livelihoods of private landlords are also affected by the effects of rent arrears” so “it is vital that private landlords receive direct payments in order to encourage the adequate supply of affordable accommodation.” ■

Landlord and Tenant

Local Housing AllowanceLandlords to be hit by new under 35s rate

To contact the NLA Advice Line, see the telephone number in the Members Area or visit: www.landlords.org.uk.




The Lands Chamber of the Upper Tribunal has ruled against a freehold owner that claimed legal fees in its bid to recover unpaid service charges. The London Rent Assessment Committee had initially determined that a lessee of Castelnau Mansions in southwest London should pay £11,258.02 in unpaid service charges for his fl at. An amount of £4,663 for legal fees was included as an item in the service charge accounts. The court upheld the challenge of the lessee. It said that the terms of the

lease enabled the recovery of fees paid to professionals only in respect of “administration of the building.” The landlord argued the legal fees were covered under a clause in the lease which allowed the landlord to employ “all such surveyors, builders, architects, engineers, tradesmen, accountants or other professional persons as may be necessary or desirable for the proper maintenance safety and administration of the building.” But it was ruled that this did not cover legal fees. John Midgley, Property Litigation Partner at

Seddons commented: “This ruling reinforces the generally accepted principle that legal costs can only be recovered through the service charge if there is a clear and unambiguous provision to do so. The wording of leases can often be complex and therefore legal advice should be sought on their interpretation.” ■

Landlords lose service charge appealThe question of the extent to which freeholders can include legal costs in services charges was examined again by the Upper Tribunal, this time, in relation to litigation costs. In this case, the freehold landlords lost its appeal to recover litigation costs as part of the service charge.

The landlords were the Church Commissioners who brought a claim in the central London county court for £2,749.10 of service charge arrears. The leaseholder tenant disputed this

amount on the grounds of the poor quality of service provided. The lessee illustrated her complaint by providing examples of poor service – such as the entry phone being broken for three years, dirty and shabby common parts, repeatedly broken lifts, intermittent hot water, stopped gas supply, broken heating and so on. She enclosed a large volume of documentation in support. The Leasehold Valuation Tribunal upheld this complaint, ruling that the amount payable should be reduced by 8 per cent, and that the cost of the proceeding should not fall on the service charge. The Upper Tribunal dismissed an appeal by the landlords to recover the costs of litigation and ruled that the litigation costs in their dispute with a leaseholder tenant cannot be recoverable by way of future service charge.

John Midgley, Partner at Seddons, told UK Landlord that it was “not necessarily surprising that the Tribunal refused to allow the landlord’s legal costs to be added to the service charge when the lessee obtained a substantial reduction in the level of service charges. When dealing with an application to the Leasehold Valuation Tribunal on the reasonableness of service charges, lessees should always consider whether they need to make an application under section 20C of the Landlord & Tenant Act 1985 to prevent the landlord from trying to get its costs through the back door of the service charge accounts.” ■

Beware of excesses negotiated by managing agents!

UK Landlord has been contacted by NLA member James W. Nunn who wanted to warn other members to check the work of managing agents of blocks of fl ats. When Mr Nunn put in an insurance claim for the substantial damage (amounting to £3,500 of repairs) in one of his rental properties created from a negligently installed washing

machine, he was informed that the managing agents had negotiated an insurance policy for the block which had an excess of £5,000 per individual fl at. “That effectively made the fl at uninsured, apart from a complete structural collapse,” Mr Nunn told UK Landlord. He concludes that it is well worth checking the terms of any new insurance cover that

managing agents are planning to secure for the freehold. He also recommends when buying a fl at or any leasehold property, to always look into the management company’s fi nancial records, to talk with some of the current owner occupiers and see what they think of the management company, and to fi nd out about the excess. ■

Upload your feedback on this issue at www.landlords.org.uklandlord

For more information, contact James by email on james@jamesnunn developments.co.uk

Leasehold/FreeholdCourt rejects legal fees in service charge

For more information, contact John Midgley on 020 7725 8000 or email [email protected]

For more information, contact John Midgley on 020 7725 8000 or email [email protected]


The National Federation of Roofi ng Contractors has been given Government go-ahead to implement and run a Competent Person Scheme for roofi ng work.

The scheme, CompetentRoofer, allows roofers in England and Wales to ‘self-certify’ for Building Regulations on refurbishment work in the domestic, commercial and industrial roofi ng sectors. It encompasses all roofi ng types for domestic, industrial and commercial properties and the scheme is open to all roofi ng contractors to apply.

Roofi ng companies are inspected prior to joining the CompetentRoofer scheme on their respective roofi ng disciplines and then allowed to self-authorise only in those disciplines. Members will be regularly inspected, at least twice annually.

This ‘all-in-one’ service is intended to remove the need for building offi cer approval for roofi ng jobs. The homeowner or

owner of the building receives a Building Regulations Control Certifi cate and the work is automatically registered with the relevant local authority.

The NFRC scheme aims to further professionalise the roofi ng industry, and to help the consumer eliminate cowboy roofers and rogue companies. Local Authority Building Control (LABC) chief executive Paul Everall said “we are confi dent that the NFRC scheme limits entrants to those who can clearly demonstrate their

competence. This is not just in the physical aspects of refurbishing roofs but also in ensuring that in carrying out the work no other part of the Regulations is breached! Likewise, that the performance of scheme members is regularly monitored.” ■


Repairs and MaintenanceRoofer certifi cation scheme launched


The Institute of Specialist Surveyors and Engineers (ISSE) has developed an audit tool, the Home Log Book, which it says aims to help landlords and their agents discharge their duty of care.

The Book contains an audit section for toxins, condensation and toxic mould, repairs, health and safety hazards and compliance requirements. It also has a tenant training template to guide the ISSE auditor when auditing the property which helps tenants review occupational habits

to minimise health risks from condensation and mould.

The ISSE believes that the completed and tenant signed template can be used at the commencement of a tenancy or even in problem cases during a tenancy which will then allow

the landlord to discharge his duty of care.

The ISSE is a full member of the Construction Industry Council.

Founded in the 1970s, the Institute brings together specialist surveyors who provide a range of distinctive building preservation services to the property sector, including for example, heritage construction methods as well as environmental quality audits and specialist building engineering methods. ■

Environmental quality audits

EnviroVent partners with Asthma UKVentilation manufacturer EnviroVent has chosen Asthma UK as the domestic division’s chosen charity of the year for 20011/2012. A member of the NLA’s Recognised Supplier Scheme, EnviroVent will be helping to raise signifi cant funds through a range of activities throughout the year. Asthma is a wide-spread condition that affects over fi ve million people in the UK and is more serious than many people think. More people die each year of asthma than cervical cancer and testicular cancer combined, and sadly many adults and children with severe asthma face frequent hospital visits or can be stuck in their own homes, trapped by breathlessness. Asthma UK provides support and advice to all people affected by asthma, through a range of projects, dedicated research and services. These include funding for asthma nurses and a popular advice line staffed by asthma nurse specialists. EnviroVent Marketing Director, Rebecca Marczak said: “We believe this is a fantastic opportunity for EnviroVent to raise funds in support for such a vital charity. It is a perfect fi t for our company, which is so passionate about the importance of good indoor air quality and the benefi ts it can bring.” ■

For more information, seewww.competentroofer.co.uk

For more information about EnviroVent’s innovative and eco-friendly ventilation solutions, telephone 0845 2727 807 or email [email protected]

For more information, see www.isse.org.uk



Making your Property SafeCO Alarms to be included in Green Deal


The All Party Parliamentary Gas Safety Group, and Greg Baker, Minister for Climate Change, have agreed that the Green Deal will require a carbon monoxide (CO) alarm to be fi tted in every home whose residents are at risk of CO poisoning. Chair of the Group, Barry Sheerman, said the inclusion of CO alarms in the installer standard would raise awareness amongst engineers as well as potentially saving lives. “CO has no taste, smell or colour and we have long been campaigning for all homes to have an alarm

fi tted,” he said. As a result of the decision, the new Green Installer standard that will be included in the Green Deal will require installers to assess the impact their work on the air tightness of the property. If there is an increased risk of carbon monoxide poisoning as a result of their work, installers will be required to fi t a carbon monoxide monitor. Installers will also be required to check any existing carbon monoxide alarms to ensure they are working. ■

New fi re door schemeThe British Woodworking Federation has launched a fi re door safety scheme. The BWF-CERTIFIRE scheme will ensure a range of third party certifi cated products will be available so that all involved in the specifi cation, installation, inspection and use of fi re doors are confi dent that these products are fi t for purpose. A fi re door is a vital safety device engineered to save lives and

property. Its correct specifi cation, fi tting and maintenance are the responsibility of each and every person involved in the process from specifi cation to maintenance. All participating members of the BWF-CERTIFIRE Fire Door and Doorset Scheme are rigorously assessed and audited, providing specifi ers with the added security and confi dence in the products being selected. ■

For more information about preventing carbon monoxide, see the NLA Landlord Library www.landlords.org.org.uk/library To purchase safety equipment for your properties, including carbon monoxide detectors, go to www.landlords.org.uk/shop

For more information, see www.bwfcertifi re.org.uk

Contact details for Wake Smith

Apologies to members and to Wake Smith LLP Solicitors whose contact details were incorrect in the last issue of UK Landlord. As part of our spotlight on legal compliance, Nick Lambert of Wake Smith wrote a useful article on Best Practice for Assured Shorthold Tenancies on page 9 of the September/October 2011 issue. Wake Smith’s correct telephone contact details are 0114 266 6660.


FEATURE – SUSTAINABILITY

With an eye on the new ‘Green Deal’ – the Government initiative to revolutionise the energy effi ciency of British properties – UK Landlord looks at the growing range of options for making rental properties more energy effi cient and therefore more appealing to prospective tenants.

Energy effi cient products for rental properties

The Coalition Government is committed to establishing a framework to enable private companies to offer consumers energy effi ciency improvements to their homes, community spaces and businesses at no upfront cost, and to recoup payments through a charge in instalments on the energy bill. While the intricacies of this Green Deal are still being worked out, the onset of winter and dramatically rising fuel bills may be focusing the minds of many landlords looking to provide tenants with a warm and fuel-effi cient living space.

One straightforward and economic way of making a property warmer during the winter is to install energy-effi cient glazing. This keeps your property warmer and quieter as well as reducing energy bills. Secondary glazing, which involves a secondary pane of glass and frame being fi tted inside the existing window reveal, is about 10 to 15 per cent of the cost of double glazing, and can be self-installed. The Energy Saving Trust recommends low emissivity glass to improve the performance of secondary glazing. Secondary glazing is said to pay itself back in a year to 18 months in terms of reduced fuel bills.

Another way to cut down on energy costs is to apply a coating of an additive such as Insuladd® when painting a property. Insuladd ® can be mixed with any paint to refl ect heat back into the

room; “it can reduce energy demand by about 10 per cent,” says David Hudson of the UK wing of Insuladd. For landlords looking for a solid wall insulation solution, the popular Sempatap Thermal product could be an answer. Sempatap Thermal is a 10mm thick product that is as simple to apply as wallpaper and substantially reduces heat loss. It can even be tiled, and has a life expectancy of 30 years.

Increasing energy effi ciency in the PRSAccording to fuel poverty campaign group National Energy Action, the private-rented sector contains a higher proportion of the least energy effi cient dwellings in England. Overall 19 per cent of private-rented properties are rated F or G on the EPC scale and, as such, will be required by law to undergo improvement works.

The simplest measures can sometimes make a major difference. NLA member, Peter Smith runs a student accommodation specialist company (Bill Free Homes) in Durham. He told UK Landlord that the installation of MiniSpecialist Tamperproof Thermostats from M.S. Electronics has led to reductions of up to 40 per cent in energy bills across his company’s 75 houses: “I would recommend this type of temperature control for all shared houses where it is diffi cult to maintain responsible energy management,” Peter says.

The Lifetime Range® positive input ventilation unit by EnviroVent, who are NLA Recognised Suppliers, is manufactured to outlast the life-cycle of the property. Designed with innovative maintenance facilities, any worn-out components can be quickly exchanged and recycled. Operated by Ultra Low Watt DC/EC Motor Technology, the units also consume the lowest possible energy and have the ability to run quietly and effi ciently for a much longer extended life.

Area Energy Limited supplies a series of products designed to save on energy bills, such as low consumption electric panel radiators, and towel rails. Another highlight of the company’s portfolio is its digital electric water heater that consumes


just 20 per cent of the power of normal electric heaters, and which can be programmed using an all-in-one remote controller.

Investing in new technologiesEnergy effi ciency measures are often the fi rst step towards implementing a more ambitious green energy package. A growing number of landlords are considering new technology products, such as solar photovoltaic panels on roof spaces.

Pete McKeown of Cernunnos Homes says that following the establishment by the government of feed-in tariffs paying a set remuneration for electricity generated from solar panels, there have been over 100,000 Solar PV installations since the introduction of the scheme in April 2010 – compared to just 15,000 pre-scheme launch. As well as making the property more attractive to tenants, landlords can achieve infl ation-linked investment returns of over 15 per cent, he says. And next year, the Renewable Heat Incentive and the Green Deal will provide further fi nancial support for landlords to invest in green energy measures.

In the next issue of UK Landlord and throughout 2012, we will look in greater detail at how to fi nance the installation and purchase of energy effi cient technologies and improvements available for the private-rented sector. The future of the Feed-in tariffs (FITs) scheme for small-scale low-

carbon electricity generation is now in question following the Government’s recent announcement of a consultation to introduce a new tariff for schemes up to 4kW in size of 21.0p/kWh – down from the current 43.3p/kWh. Reduced rates are also proposed for schemes between 4kW and 250kW, to ensure that those schemes receive a consistent rate of return. ■

>>STOP PRESS>>STOP PRESS>>The Dorset Energy Advice Centre has recently become a member of the NLA Recognised Supplier Scheme and will guide landlords throughout the country wishing to invest in energy saving measures.


Useful Contacts

www.energysavingtrust.org.uk

www.nea.org.uk

www.landlords.org.uk/services/suppliers/envirovent

www.landlords.org.uk/services/suppliers/british-gas

www.landlords.org.uk/services/suppliers/dorset-

energy-advice-centre


FEATURE – SUSTAINABILITY

Your feedbackIf you want to comment on this story, please go to www.landlords.org.uk/news-campaigns/uk-landlord-magazine.

Walls are also sources of heat loss. Insuladd® creates a thermal block for the passage of heat through walls to reduce heat absorption and save on heating bills.


A small reminder: The NLA’s Annual General Meeting will take place on Friday 18th November 2011. Members are invited

to arrive at 2.00pm for a 2.30pm start at the Royal Pharmaceutical Society, 1 Lambeth High Street, London SE1 7JN. ■

Are you going to the NLA AGM 2011?

STARTING UP REGULATORY PROPERTY NEWS SAFETY FINANCE

NLA NEWS For the latest news visit: www.landlords.org.uk

Richard (pictured) joins the NLA after nine years as the Chief Executive of the British Woodworking Federation (BWF). Prior to this he worked as Policy Director at the British Property Federation (BPF) and as a parliamentary civil servant.

“I’m hugely impressed at the way in which the NLA has built itself into a respected national organisation and developed a reputation as a credible and effective representative voice for landlords letting private residential property,” Richard said. “I want the NLA to work for members at all levels, providing practical support while making their views known in the corridors of power. And I would like to hear from members about what they want from their association.”

David Salusbury, NLA Chairman, said that “Richard will bring a wealth of experience to the NLA. His record at major industry associations is exemplary; past achievements include leading his previous organisation through

the recession, while increasing membership and improving on the service it delivers to members.”

At the BWF, Richard successfully turned a small subsidiary of a larger organisation into a modern, independent, professional trade association and increased membership by 45 per cent.

Prior to this, as a Policy Director at the BPF, Richard dealt with residential property issues, as well as covering planning and wider commercial property matters.

Richard says he wants to improve the reputations of landlords and of the private-rented sector, on which more and more people depend for their housing. “The NLA has worked hard to develop accreditation schemes and codes of conduct to improve standards, allowing good landlords to stand out from the rest,” he says. “I’m determined to drive this further. This can be done without the kneejerk calls for more regulations and laws. As councils

fi nd it tougher to provide housing and getting on the property ladder becomes more diffi cult and expensive, the need for more private rented sector accommodation will only grow. I want the NLA to be at the forefront, leading the way as we help provide this vital housing need into the future.” ■

New CEO joins NLAThe NLA has welcomed its new Chief Executive Offi cer, Richard Lambert, who joined the organisation on 3rd October 2011.

For more information, email [email protected] telephone 020 7840 8920 or see www.landlords.org.uk/agm

NLA simplifi es communications with membersThe NLA is changing the way it communicates with its members by reducing the volume of emails that it sends to members. From now on, most NLA announcements will be contained within NLA Focus, the bi-weekly e-newsletter.

Whilst the NLA is keen to keep its members up-to-date with what is going in the sector and informed about the wide range of benefi ts available to members (including local meeting dates and landlord development

courses), it wants to better manage the volume of emails being sent to members.

NLA Focus will now provide all the latest news, upcoming events, information on NLA Services, regional meetings, the Landlord Development Programme, and updates on NLA Public Affairs, all in just one regular email.

The NLA website, the NLA Blog, and UK Landlord magazine will continue to feature all the latest news from the private-rented sector, as well as more details on NLA events.

The landlord community

is steadily embracing social media tools and the NLA’s presence on Twitter, Facebook and LinkedIn provides a quick online way to fi nd out what other members are talking about, while the NLA Forum is a useful service for engaging with other members of the NLA community on a variety of issues.

The NLA is also looking into ways of offering a more bespoke communications service. Soon, members will be able to select which topics they wish to hear about over email. ■

If you are not currently receiving NLA Focus, please send an email to [email protected] with ‘Subscribe’ in the subject line, including your full name and NLA membership number.


For the latest news visit: www.landlords.org.ukNLA LANDLORD DEVELOPMENT

Specialist Courses

To reserve a place: Charlotte Clements on 020 7840 8920 or [email protected]

PossessionOne-day course on Possession, with practical workshops on fi lling in the forms and notices:Price: Members: £85 (inc VAT)Non-members: £110 (inc VAT)

Local Housing Allowance & Deposits, Damages & Disputes

Half-day course on Deposits, Damages and Disputes, incorporating Inventories and how to deal with disagreements:Price: Members: £50 (inc VAT)Non-members: £65 (inc VAT)

Manchester

2011 DATES

LOCATION

Thur 17th Nov

Half-day course on Local Housing Allowance, what to be wary of and how the system can work for you: Price: Members: £50 (inc VAT)Non-members: £65 (inc VAT)

All in a day’s work The 2 half-day courses on LHA and Deposits, Damages & Disputes can be followed on the same day.

Local Housing Allowance: 8.30am for 9.00am start; 12.20pm fi nish

Deposits, Damages & Disputes: 1.30pm for a 2pm start; 5.20pm fi nish

LOCATION

Birmingham

2011 DATES LOCATION

TIME: 8.30 for a 9.00am start; 5.00pm fi nish

Wed 23rd Nov

Portable Appliance Testing for Landlords

BOOKNOW

Landlord Foundation CoursesThe NLA runs one-day courses designed to help both new and experienced landlords to develop their professional skills. The course focuses on the main issues facing landlords, including:

• fi nding tenants • setting up • managing and ending a tenancy • keeping records • repairing obligations

The programme offers an excellent opportunity to network withother landlords and discuss face-to-face ideas, problems and possible solutions.

Price: Members £85 (including VAT), non-members £110 (including VAT)To reserve a place: Charlotte Clements on 020 7840 8920 or [email protected]

2011 DATES LOCATION

Birmingham

Slough

Newcastle

London

Wednesday 16th November

Wednesday 16th November

Tuesday 22nd November

Tuesday 29th November

ALL TIMES: 9.00am for 9.30am start; 5.00pm fi nish

2011 DATES LOCATION

London

Manchester

Tuesday 15th November

Tuesday 22nd November

This course is designed for landlords wishing to learn how to carry out safety checks themselves on the electrical appliances they provide for their tenants. Testing equipment will be available for delegates to gain practical experience and the trainer can explain all that is necessary in the domestic situation.

Price: £150 (including VAT) for members and £175 (including VAT) for non-members.

To reserve a place: Charlotte Clements on 020 7840 8920 or [email protected]

ALL TIMES: 8.45am for 9.00am start; 5.00pm fi nish



Regular Local Business and Investment NewsREGIONS NEWS

NLA hits back at Wrexham licensing schemeThe NLA has warned that a new HMO licensing scheme in Wrexham, which came into force across the entire county on 1st November, will do little to raise standards in the sector and will be a waste of local authority resources.

Plymouth City Council is the latest local authority to forge a partnership with the NLA to provide NLA Accreditation. NLA Accreditation provides a clear stamp of approval that demonstrates the professionalism and knowledge of a landlord. The scheme offers a way for landlords to demonstrate their professionalism to the market, well in advance of any local authority inspection. In Plymouth, the NLA is now providing approved landlords with the NLA accredited logo. The scheme starts with a foundation course (completed online or in attendance) and then has a subsequent requirement

for Continued Professional Development. As in other regions, the regular branch meetings that will be organised with the local authority will help keep landlords up to date on latest developments in the private rented sector. These meetings will also fulfi l the Continuing Professional Development requirement of the scheme. NLA Representative, Claire Heale has been working closely with Plymouth City Council to support their decision to join the NLA scheme. “We hope that Plymouth will follow the example of other local authorities by offering accredited landlords incentives including reduced HMO licensing fees,” she told UK Landlord. ■

Plymouth joins NLA accreditation scheme

The majority of councils in Wales have now joined the Welsh Assembly housing advice website, www.WalesHousing.org. The site serves as a gateway to the housing advice services of each local authority in Wales, with standardised sections for both landlords and tenants. From the website, landlords and tenants can access a range of information on the social housing as well as information availability of accommodation in the local private-rented sector, relevant rules affecting the private-rented sector, rents and bonds and landlord accreditation. It is free for landlords to register their properties on the service. However, perhaps because the project has only been operating for just over a year, some councils have said that take-up has been slow. The WalesHousing.org project was initiated as a result of Cardiff’s own housing advice site, www.CardiffHousing.co.uk, which was seen as ‘Best Practice’ in providing advice via the internet on housing-related issues. The councils who have linked up to the site are: Bridgend, Caerphilly, Cardiff , Carmarthenshire, Conwy, Denbyshire, Flintshire, Monmouthshire, Neath Port Talbot, Powys, Rhondda Cynon Taf ,Torfaen, Vale of Glamorgan and Wrexham. ■

Welsh Housing website gains traction

“In light of the current economic climate, the last thing good landlords need is to be further penalised by new regulations or licensing schemes; particularly where there appears to be limited direct and immediate benefi t to landlords or tenants,” the NLA said in its response to the consultation organised by Wrexham County Borough Council. The NLA points out that the consultation document itself supports the NLA’s argument when it states that “compliance from landlords is generally good once defi ciencies are brought to their attention.” The NLA says that “this does not demonstrate a need for additional licensing. It demonstrates a need for local landlords to be educated and

professionalised and this is much better achieved through accreditation and much more cost-effective to the Council than licensing.”

Particularly as becoming accredited via the NLA Accreditation Scheme is free to both NLA members and to local authorities that are Associate Members of the NLA.

Public resourcesThe NLA has submitted to Wrexham that the additional licensing scheme will be a waste of local authority resources. In 2009 Swansea City and Borough Council spent approximately £272,000 on its mandatory and discretionary licensing schemes, of which approximately £243,000

came from landlords paying the application fee, causing a shortfall of £29,000.

“This money could have been better spent employing additional Environmental Health Offi cers to target sub-standard and poorly managed properties,” the NLA argues. Wrexham should pursue alternative courses of action, the NLA concludes,

such as identifying issues and assisting landlords to develop the required knowledge and skills.If this proves unsuccessful, the NLA believes that the use of specifi c Enforcement Notices and Management Orders would be a more appropriate way of raising standards in the private rented sector, rather than a blanket licensing scheme. ■


Please note this is a listing of pre-planned events. Additional events will be added to UK Landlord and the website throughout the year. Agenda topics are normally fi nalised and published on www.landlords.org.uk/events about 4 weeks in advance of meetings. Reminder emails will also be sent to members in relevant areas so please do check with our membership team (020 7840 8937) that we have your current email address. To receive email notifi cations of NLA events please ensure we have your up-to-date email address recorded and that you have added [email protected] to your safe senders list and/or address book.

Non NLA event

EVENTS GUIDE November 2011-March 2012 For an up-to-date list visit: www.landlords.org.uk/events

Tue 15 Nov NLA Weymouth Branch South West Weymouth Working Mens Club, 1 Mitchell Street, Weymouth, 7.00pm for

Meeting Dorset DT4 8BT 7.30pm start

Tue 15 Nov NLA Lincoln Branch Meeting East Midlands Lincoln Golf Centre, Moor Lane, Thorpe On The Hill, 6.30pm to

Lincoln LN6 9BW 8.30pm

Wed 16 Nov NLA Branch Meeting in East Midlands Westfi eld House Hotel, 15 Enderby Road, Blaby, 1.00pm to 5.00pm

Conjunction with Blaby Leicester LE8 4DD and repeated from

District Council 6.00pm to 9.00pm

Thu 17 Nov NLA Oxford Branch Meeting South East Oxford Spires Four Pillars Hotel, Wolsey Room, Abingdon Road, 7.00pm to

Oxford OX1 4PS, Tel: 01865 324324 9.00pm

Mon 21 Nov NLA Aberdeenshire Branch Scotland Waterside Inn, Fraserburgh Road, Peterhead, 7.00pm to

Meeting Aberdeenshire AB42 3BN 9.00pm

Mon 21 Nov NLA Oldham Branch Meeting North West The Bower Hotel, Hollinwood Avenue, (Next to Morrisons), 6.30pm for 7.00pm

Chadderton, Oldham OL9 8DE until 9.00pm

Tue 22 Nov NLA Grantham Branch Meeting East Midlands The Guildhall Arts Centre, The Newton Room, St Peter’s Hill, 6.30pm to 8.30pm

Grantham NG31 6PZ

Tue 22 Nov Barnet Landlords’ Forum London North London Business Park (NLBP) Oakleigh Road South, 6.30pm refreshments

London N11 1NP for 7.00pm Start

Wed 23 Nov Launch of NLA Branch Meeting London The Albany Hotel, Bexley, 13 Steynton Avenue, DA5 3HN 7.00pm to 9.00pm

for Landlords in Bexley,

Bromley and Greenwich

Thu 24 Nov NLA Dorset Branch Meeting South West Borough of Poole, Civic Centre, Poole BH15 2RU 7.30pm

Mon 28 Nov Launch of NLA Trafford and North West Premier Inn, Ferguson Suite, Manchester, Old Trafford, 6.00pm free

Salford Branch Meeting Waters Reach, Trafford Park M17 1WS refreshments,

6.30pm start

Tue 29 Nov Leicester City Council East Midlands Adult Education Centre, Sattahasham room, Wellington Street, 1.00pm to

Landlord Forum Leicester LE1 6HL 4.00pm

Tue 29 Nov NLA Cumbria Branch Meeting North West University of Cumbria, Room LG101, Fusehill Street, 7.00pm

Cumbria CA1 2HH

Tue 29 Nov Harrow Landlords Conference London Harrow Civic Centre, Committee Rooms 1 & 2, Station Road, 9.30am

Harrow, Middlesex HA1 2XF

Wed 30 Nov Ealing Council Landlords London Pitshanger Manor House, Walpole Park, London W5 5EQ 4.00pm to 8.00pm

Meeting

Tue 6 Dec NLA Brighton Branch Meeting South East Hilton Brighton Metropole, Osborne Room, Kings Road, 6.30pm to

East Sussex BN1 2FU 9.00pm

Wed 7 Dec NLA Eastbourne & Wealden South East Lansdowne Hotel, King Edward’s Parade (Eastbourne Seafront), 6.30pm to

Branch Meeting East Sussex BN21 4EE 9.00pm

Thu 8 Dec NLA Hastings & Rother South East The Manor Barn, Bexhill-on-sea, East Sussex TN40 2HA 9.30am to

Branch Meeting 1.30pm

Thu 8 Dec NLA Boston Branch Meeting East Midlands Boston City Council, Municipal Buildings, West Street, 2.30pm to

Boston PE21 8QR 4.30pm

EVENT REGION LOCATION TIMEDATE


EVENTS GUIDE

EVENT REGION LOCATION TIMEDATE

November 2011-March 2012 For an up-to-date list visit: www.landlords.org.uk/events

Tue 13 Dec NLA North East Branch North East Novotel Newcastle, Queen Elizabeth Suite, Ponteland Road, 6.30pm refreshments

Meeting Newcastle NE3 3HZ for 7.00pm start

Tue 13 Dec NLA Edinburgh Branch Scotland Apex International Hotel, Sydney Room, 31-35 Grassmarket, 7.30pm

Meeting Edinburgh EH1 2HS, Tel: 0131 300 3456

Tue 13 Dec NLA and Hillingdon Borough London Civic Centre, Committee Room 6, High Street, Uxbridge, 6.00pm to

Council Landlords Meeting Middlesex UB8 1UW 9.00pm

2012

Mon 9 Jan NLA Northampton Branch East Midlands Hunsbury Hill Centre, Harksome Hill, Danes Camp Way, 6.00pm for

Meeting Northampton NN4 9QX 6.30pm start

Mon 16 Jan NLA Sheffi eld Branch Meeting Yorkshire and the Humber Sheffi eld Park Hotel, Chesterfi eld Road South, Sheffi eld, 6.00pm for 7.00pm

South Yorkshire S8 8BW start to 9.30pm

Thu 19 Jan Lambeth Private Sector London 40-46 Stockwell Road, Stockwell, London SW9 9ES 5.30pm to

Housing Forum Tel: 020 7501 9795 8.00pm

Wed 25 Jan NLA Wessex (Bath) Branch South West Lansdown Golf Club, Lansdown, Bath BA1 9BT 2.00pm

Meeting

Thu 26 Jan NLA Reading Branch Meeting South East Best Western Reading Moat House, Loddon Suite, Mill Lane, 7.00pm for

Sindlesham, Nr Wokingham, Berkshire, RG41 5DF 7.30pm start

Thu 26 Jan NLA Dorset Branch Meeting South West The Queen Hotel and Spa, Meyrick Road, Bournemouth BH1 3DL 7.00pm for

7.30pm start

Thu 26 Jan NLA London Seminar at the London Institute of Directors, The Burton Room, 116 Pall Mall, 7.30pm

the Institute of Directors London SW1Y 5ED

Mon 30 Jan NLA Aberdeen Branch Meeting Scotland Thistle Aberdeen Altens, Albyn Suite, Souterhead Road, 7.00pm for

Aberdeen AB12 3LF 9.00pm

Wed 1 Feb NLA Wessex (Bristol) Branch South West BAWA, 589 Southmead Road, Filton, Bristol BS34 7RG 7.00pm

Meeting

Wed 1 Feb NLA North London Landlords London Southgate Masonic Centre, 88 High Street, Southgate, London 6.30pm

Branch Meeting N14 6EB, Tel 020 8882 3074

Tue 7 Feb NLA Fife Branch Meeting Scotland The Gilvenbank Hotel, Huntsman Road, Glenrothes, Fife KY7 6NT 7.00pm

Tue 7 Feb NLA Cumbria Branch Meeting North West University of Cumbria, Room LG101, Fusehill Street, 7.00pm

Cumbria CA1 2HH

Thu 16 Feb NLA Vale of Glamorgan Wales The Hub, Barry YMCA, Court Road, Barry CF63 4EE 6.00pm

Branch Meeting

Wed 29 Feb NLA Exeter Branch Meeting South West Mercure Southgate Hotel, Southernhay East, Exeter EX1 1QF 6.00pm for 6.30pm

start to 8.30pm

Mon 12 Mar NLA Shropshire Branch West Midlands Shire Hall, Abbey Foregate, Shrewsbury SY2 6ND 5.30pm for

Meeting in partnership with 6.00pm start

Shropshire Council

STOP PRESS. EXTRA DATES!

Tue 6 Dec Launch of NLA Grimsby East Midlands The Humber Royal Hotel, Littlecoates Road, Grimsby 6.30pm to

Branch Meeting DN34 4LX Tel 01472 240 024 8.30pm

Tue 17 Jan 2012 NLA Weymouth Branch South West Weymouth Working Men’s Club, 1 Mitchell Street, Weymouth, 7.00pm for

Meeting Dorset DT4 8BT 7.30pm start

Thu 23 Feb NLA Manchester Branch North West The Galleon Hotel and Leisure Club, Manchester Road, 6.30pm for

Meeting Didsbury, Manchester M20 5WZ Tel 01614 450225 7.00pm start

(ample parking to the rear) to 9.00pm


Population (2009): 5,274,000

Unemployment rate (May-July 2011): 6.6 per cent

Average house price (September 2011): £173,331

Detached (May-August 2011): £276,908

Semi-detached (May-August 2011): £164, 335

Terrace (May-August 2011): £135,651

Flat/Maisonette (May-August 2011): £120,779

Proportion of private-rented property (2008-2009): 18%

Long-term privately-owned empty homes (April 2010): 23,450 (1.1% of total private homes)

Key Statistics for The South West

Sources: Government Offi ce for the South West, Offi ce for

National Statistics, Land Registry of England and Wales, and

Department for Communities and Local Government.

REGIONAL FOCUS The South West


Responsible for developing relationships with local authorities and setting up new NLA Branches in Gloucestershire.

Portfolio: Specialises in Houses in Multiple Occupation, with 12 properties occupied by over 60 tenants (many of

whom are students). Paul also manages properties for other landlords in the Cheltenham and Gloucester area. Paul has NLA Accredited status and is a member of the Fit To Rent accreditation schemes provided by the local authorities in his region.

Paul White, NLA Representative for Gloucestershire

Contact: [email protected]@landlords.org.uk if you have suggestions for meetings in this area.

Responsible for developing relationships with the eight local authorities in Dorset and organising branch events in Bournemouth, Poole and Weymouth. In his capacity as NLA Representative, Steve is a member of the Bournemouth Housing Forum Executive Committee and a board member of the Bournemouth Council Landlord Accreditation Board.

Portfolio: Seven properties, mostly 3-bedrooms, mix of houses and fl ats. Through his property services company, he manages more than 45 properties owned by a local landlord.

Local Investment Opportunities: Most of Dorset’s local authorities are seeking to engage with the private-rented sector as there is high demand for housing in the county. In the Bournemouth area over 8,500 people are on the local housing list and there is a shortage of family accommodation. Good quality 2-bedroom properties near the centres of Poole and Bournemouth are also in demand by professionals. Though Bournemouth University has developed new halls of residence there is still a strong demand for private-rented student accommodation.

Steve Bartlett, NLA Representative for Dorset

Contact: [email protected]@landlords.org.uk if you have suggestions for meetings in this area.

0

1

34

5

67

8

9

2

1. 1. GloucestershireGloucestershire2. 2. Swindon Borough CouncilSwindon Borough Council3.3. WiltshireWiltshire4. 4. Bristol City CouncilBristol City Council5. 5. SomersetSomerset

NLA REPRESENTATION

6.6. Dorset Dorset 7. 7. DevonDevon8. 8. Cornwall (Vacant)Cornwall (Vacant)9. 9. Isles of Scilly (Vacant)Isles of Scilly (Vacant)


The South WestREGIONAL FOCUS


Responsible for developing relationships with local authorities in Devon and running NLA Branches in Exeter, Tiverton, North Devon and Plymouth.

Portfolio: HMO properties in Exeter rented to young professionals.

Local Investment Opportunities: Exeter has a large student population and property prices in student areas refl ect this high demand. However, investors have become cautious awaiting the introduction of new planning restrictions. A similar trend is emerging in Plymouth too.

Claire Heale, Local Representative, Devon

Responsible for developing relationships with local authorities in Bristol, Bath, and Somerset, running our Yeovil Branch, setting up new branches in Somerset and assisting our NLA Wessex Committee. “Looking forward to meeting lots of new people who share my interest in bricks and mortar!”

Portfolio: Currently one property rented to fi ve students in Bath and managing a property for another landlord.

Jacqui Darbyshire, NLA Representative for Bristol and Somerset

Contact:Contact: [email protected] [email protected] if you have suggestions about meetings in this area.if you have suggestions about meetings in this area.

VOLUNTEERS

Michael Bond has been Chair of NLA Dorset for four years. His local association became part of the NLA around 5 or 6 years ago. He works closely with Steve Bartlett and also mentions David Wells who does a lot of voluntary work for the Branch and

who is “very knowledgeable.” Michael has a mixed portfolio of properties, including holiday lets in Dorset as well as properties in Leeds and Liverpool. “Prices are very high so returns are diffi cult to secure in Dorset.”

Michael Bond, Chair of NLA Dorset

For more information, contact [email protected]

Brian Williamson has been Chair of NLA Weymouth since 2010 when the 100 or so members of the Weymouth and District Private Landlords Association voted unanimously to become full members of the NLA, and NLA Weymouth was formed. “We realised that the changes being made by government in their approach to the rented sector meant that local associations

needed more professional support.” The branch meets 6 times a year, and arranges speakers for most meetings. Brian attributes the success of the Weymouth Branch to the support of its members, in particular John Mullins and its treasurer Gale O`Donovan, and also the strong links that have been built up over the years with the local authority housing department.

Brian Williamson, Chair of NLA Weymouth

For more information, contact For more information, contact [email protected]@landlords.org.uk

Angela Hardacre has been Chair of NLA Wessex for four years. Her association joined the NLA 6 or 7 years ago. Angela says she works with an extremely helpful, committed and longstanding

committee, and gives special mention to Janet Redfern, the Committee secretary of 15 years. Angela has a medium-sized portfolio of properties, including student lets.

Angela Hardacre, Chair of NLA Wessex

For more information, contact For more information, contact [email protected]

Contact:Contact: [email protected]@landlords.org.uk if you have suggestions about meetings in this area.if you have suggestions about meetings in this area.

Working in the PRS it is sometimes easy to look at the issues facing landlords and conclude that nothing ever really changes. Under its latest guise, housing benefi t administration continues to create issues for landlords and tenants alike. Local authorities publish new and ever more challenging plans to ‘deal’ once and for all with the perceived problems of the sector in their areas and landlords big and small carry on ‘making do’ as best they can. Of course the reality is that so much has happened to the PRS this year that I would need this entire magazine, not to mention the January/February edition, to outline all of the many developments. Back in January, I wrote in this column that the dominant issues in 2011 looked likely to be localism and cuts. In many ways this probably was not too far from the truth, although we certainly didn’t know how these themes would

pan out and what other matters would come to the fore as the year progressed. Localism continues to progress at pace, even though the eponymous bill is still making its way through Parliament. Away from Westminster it is becoming clear that the philosophy of localism has a considerable sting attached. To date the NLA is liaising with more than 30 individual local authorities, all of which plan their own variation on the nimbyist theme of restricting privately rented accommodation – with particular disdain for shared houses of all shapes and sizes. Increasingly top of the Association’s priority list is the issue of energy effi ciency and the double-edged sword of opportunity and threat which accompanies it so far as the PRS is concerned. Depending on your view of contemporary European architecture, it is either a blessing or a curse that the UK possesses, on average, the second oldest

housing stock in Western Europe (Belgium apparently takes the top spot). Furthermore the PRS contains proportionally more pre-1919 stock than any other tenure. Leaving personal preference aside, this creates a considerable problem for landlords in the UK as older properties can be up to four times less thermally effi cient than new build on average making private landlords the focus of calls for rapid improvements. The completion of the Energy Bill’s passage through Parliament offers landlords and tenants an opportunity next year to take

advantage of ‘Green Deal’ fi nance, paid back by the utility bill payer, while also making a saving on their energy bills. The NLA is working hard to ensure that there are a variety of options available to landlords to improve their portfolios at no direct cost to them and to prove that sanctions are not necessary where responsible landlords are concerned. If we fail collectively to take advantage of this ‘carrot’ we know all too well that a big ‘stick’ will inevitably follow swiftly to drive greater effi ciency. ■

Chris Norris, NLA Policy Manager

Public Affairs Diary

PUBLIC AFFAIRS


The Energy Bill has now completed its passage through both Houses of Parliament and will be enacted shortly. Most importantly for the PRS this Act will herald the introduction of the Green Deal. The Green Deal is expected to become a reality around October 2012 and should allow households, irrespective of tenure, to access energy effi cient improvements with no upfront cost. Instead of having to fi nance improvements such as insulation and window replacement, funding will be available from Green Deal providers. These loans will subsequently be paid back by the savings made on future energy bills, by whoever is responsible for the energy bills. Crucially, the ‘Golden Rule’ of

the scheme insists that the effi ciency savings outweigh the cost of any repayments so that the bill payer is guaranteed a net saving – despite funding the works. Although the legislation has now been fi nalised, there is still a lot of work to be done to ensure that the scheme works for

households in all tenures and succeeds in overcoming the infamous landlord’s ‘split incentive’ (whereby landlords are traditionally expected to pay for energy effi ciency improvements, but feel none of the benefi t). The NLA is currently engaged with the Department for Energy and Climate Change to make sure that a comprehensive and robust consents regime is created for the PRS so that landlords cannot be forced into unnecessary works, or prevented from conducting positive improvements by tenant intransigence. Needless to say the views and needs of landlords will be represented at every stage of what looks like being a lengthy and very technical process. ■

Energy Bill to make Green Deal a reality

As 2011 draws to a close the urge to refl ect on what has happened throughout the year is almost irresistible.


UKALA: A new light for Letting Agents

GENERATELeads

Income

Profi t

REALValue

Benefi ts

Opportunities

BUSINESSSupport

Advice

Representation

In an expanding private-rented sector, both landlords and tenants increasingly seek a letting agent that offers both quality of service and peace of mind.

UKALA is dedicated to representing the interests of letting and management agents in the UK, whilst also safeguarding the interests of both landlords and tenants.

· Understanding Lettings – A basic introduction to the Law

· Possession of my Property

· Understanding inventories and handling deposit disputes

· What is Block Management?

The fi rst courses will be held in London and Birmingham.

To register your interest or to enquire about booking a trainer for your staff, call Charlotte Clements on 0207 840 8920 or email: [email protected]

UKALA in association with The National Landlords Association: www.landlords.org.uk

UKALA LETTING AGENT for landlords and tenants

JOIN US & BECOME A

www.ukala.org.uk

Courses

Understanding Lettings – A basic Introduction to the LawIdeal for the newcomer as well as the administrators and offi ce based staff – A good overview of lettings from the appraisal to ending a contract.

I want possession of my propertyThis course covers accelerated possession proceedings for an Assured Shorthold Tenancy and gaining possession for a breach of contract during a fi xed term contract – from fi lling out the paperwork needed to gain possession to enforcing the possession using the bailiff. There is also a fi nal part for those who have gained possession because of rent arrears and shows the next step to recover the arrears via the courts.

Understanding inventories and handling deposit disputesThe 2004 Housing Act introduced the compulsory use of deposits schemes and with that the need for inventories. This course covers the correct way to write the inventory as well as the need for check in’s, check out’s and regular periodic visits to reduce the chances of a dispute arising at the end, but if a dispute does arise, what’s the best way to handle it?

What is Block Management?Being a letting agent can easily lead to being a block manager, but there are a lot of laws and legislation required to fully understand the job – from getting instructed to ongoing responsibilities.

UKALA is setting up a programme of voluntary courses in 2012 for anyone wishing to update their knowledge in any area.


PUBLIC AFFAIRS


As a result of amendments to the Localism Bill, the rules affecting protections in England and Wales look set to change in 2012. Following a number of high-profi le appeals, both potentially benefi cial and detrimental to landlords, the Department for Communities and Local Government (DCLG) has acted to tighten up the wording of the Housing Act 2004. If the Bill proceeds as currently drafted, which appears likely, landlords will have 30, rather than 14, days from receipt of a deposit to protect it with one of the government-approved schemes. Judges will be given discretion in their use of sanctions against landlords who fail to meet their protection requirements. In the future, a landlord found not to have complied with the legislation may be fi ned between one and three times the deposit amount, dependent on the circumstances. Previously the Court had no choice but to impose a fi ne of three times the deposit irrespective of any mitigating circumstances. In Scotland, the introduction of TDP is edging ever closer. Interested companies have been

invited to submit proposals for custodial schemes, these proposal documents are expected to be made public by the Scottish Government shortly for consultation, in advance of the fi rst schemes receiving approval in the new year.

It is likely that the fi rst scheme, or schemes, will go live in the Spring. Unlike the introduction of TDP in England and Wales, landlords will be expected to protect both new and existing qualifying deposits, although a period of nine months from the establishment of the fi rst scheme is to be allowed in respect of existing tenancies. ■

Tenancy Deposit Protection (TDP) is once again in the headlines at the end of 2011, thanks to developments North and South of the Border.

Tenancy deposit protection goes nationwide

The NLA has underlined the importance of relief from Council Tax on second homes and empty homes to enable landlords to fi nance repairs and refurbish their rental properties.

Reacting to a consultation by the Department for Communities and Local Government that would allow Councils the extra fl exibility to remove Council Tax relief on second homes and empty homes, David Salusbury, NLA Chairman, commented: “At a time of severe housing shortage, it is imperative that empty homes are brought back into use, but it should not be at the expense of improvements which would otherwise be possible within the private-rented sector.” He also said: “Landlords are always keen to ensure that their properties are tenanted, but they must not penalised during periods that allow them to maintain, repair and improve their properties.” ■

>>STOP PRESS>>STOP PRESS>>

Threat to Council Tax relief on empty homes


The UIPI has joined the expert group that the European Commission has assembled to identify policies for improving Water Effi ciency in buildings. In mid-2012, the Commission will present a blueprint to safeguard Europe’s waters, which will include proposals covering a wide range of topics, such as river basin management, policies on water scarcity and drought, and the effect of climate change on water resources.

This blueprint will also address the water effi ciency of buildings.

The Commission estimates that in some regions up to 30 per cent of the volume of water consumed in buildings could be saved, and it may propose a new directive that will be similar to the Energy Performance of Buildings Directive. Another option would be

to add water-using items such as taps, toilets and shower heads to the list of products covered by the Eco-design Directive, which establishes effi ciency labelling standards for energy. ■

UIPI discusses water effi ciency with EC


PUBLIC AFFAIRS

Just before the summer, the European Commission published a proposal for a new directive on energy effi ciency that includes a series of new measures that could have an impact on landlords, in particular in relation to obligations for smart metering systems.The proposal includes a roll-out of individual smart meters for consumers of electricity and natural gas. The UIPI decided to join forces with fi ve other organisations representing various parts of the real estate sector, including the European Landowners’ Organisation, to prepare a common position on this topic and act together at the EU level. The property coalition’s common position stresses the need for precise defi nitions, to ensure that landlords who pass

on energy or resell energy to their tenants are not included in the defi nition of an energy distributor or retailer, and hence subject to the obligations that are proposed for the distributor/retailer. The UIPI believes that owners and landlords should not be obliged to install smart meters where this is neither cost-effective nor technically feasible. The joint paper of the European property owner bodies states: “Smart meters can be cost-effective for tenants and energy distributors, but very often not for owner-occupiers and landlords who nonetheless in some member states will have to pay for the installation and the on-going service outlined by the Commission.” Although it is not likely to be the case in the UK, in some other

member states smart meter obligations will apply to landlords and owner-occupiers. “It is likely that if the obligations to install sub-metering, and provide the monitoring and billing services as set out in the directive fall to the landlord, the landlord may be able to pass on the costs of the monitoring and billing services via the service charge. However it is not clear whether the landlord could pass on the cost of the

installation,” the position paper warns. Emmanuelle Causse of the UIPI believes that “It is clear that the Commission’s impact assessment never took account of the full scale of smart metering costs and, above all, that it viewed cost-effectiveness largely from the point of view of the tenant and energy supplier/distributor, without considering the situation of owner-occupiers and landlords.” ■

The UIPI, the International Union of Property Owners, has joined forces with major European real estate associations to promote a common position which represents the property sector’s reaction to proposed new rules on energy effi ciency.

Property coalition responds to energy effi ciency directive


The UK Landlord Interview: Huw Lewis, Minister for Housing, Regeneration and Heritage

UK Landlord: How would you assess the housing market in Wales at the moment?

Huw Lewis: The market in Wales remains relatively fl at, though we do not seem to be experiencing the wide ranging and regional variance that is being experienced in England. The picture is not universal across Wales, as we do have more localised variation, with areas in north Wales reporting a 1.3 per cent rise in prices.

Extraneous factors like the uncertainty over jobs, for which the signifi cance of the public sector in Wales is salient, low consumer confi dence and national economic and Eurozone uncertainty continue to be infl uential factors for the market.

We remain clear that demand continues to outstrip supply, including that for affordable properties, and we are pursuing innovative means, for example, the Welsh Housing Partnership, of increasing supply both in the private and social sectors in light of low levels of development by volume builders and cuts in our capital budgets.

Although hard and fast data doesn’t exist (the proxy is the Court orders), the level of repossessions across Wales has not risen to the level anticipated by the Council of Mortgage Lenders.

UKL: How will the proposed Housing Bill for Wales tackle increasing housing supply and boost housing quality?

Huw Lewis: The First Minister’s Legislative Statement to the National Assembly on 12th July included a Bill on Housing during this Government’s term of offi ce. The Bill will help us meet our Manifesto commitments in areas such as tackling homelessness and improving standards and tenants’ rights in the private rented sector. It will also build on the three strategic priorities identifi ed in our National Housing Strategy. These are to increase the supply of housing; improve its quality; and improve housing-related services, particularly for those who are vulnerable or homeless.

We will work with stakeholders over the coming months as we develop proposals for inclusion in the Bill. The Government is committed to consulting fully on legislation and we will publish our proposals in due course.

UKL: To what extent have the recommendations by the Communities and Culture Committee on Making the Most of the Private-Rented Sector in Wales been implemented in the Government’s housing strategy?

Huw Lewis: There were 10 recommendations contained in the Report. These were: 1. The Welsh Government actively seeks

to promote a positive public image of the private rented sector as a tenure of choice in Wales.

2. The Welsh Government promotes the development and use of Social Letting Agency schemes and Private Leasing schemes by local authorities.

3. The Welsh Government produces a specifi c strategy for making the most of the private rented sector in Wales.

4. The Welsh Government continues to promote Landlord Accreditation Wales, working with publicly funded bodies and bodies representing the interests of both landlords and tenants to share and develop understanding and incentives for landlords to become accredited.

5. The Welsh Government researches the potential effectiveness of a mandatory licensing or registration scheme for all managers of private rented sector accommodation (including landlords) in Wales.

6. The Welsh Government takes appropriate legislative action to enable the introduction of statutory regulation for all letting agencies in Wales.

7. The Welsh Government encourages Local Authorities to continue to improve the strategic co-ordination of their different departments’ engagement with the private rented sector.

8. The Welsh Government works with

local authorities to develop ways of increasing tenants’ knowledge of their legal rights.

9. The Welsh Government works with local authorities to develop and disseminate further guidance on bringing empty homes back into use, including the provision of examples of good practice, and monitors the outcomes of such guidance.

10. The Welsh Government examines the potential for developing a ring-fenced fund, from which local authorities can allocate grants or recyclable loans to landlords and property developers, with the purpose of improving empty properties, recycling them back into use for renting to vulnerable people.

All recommendations were accepted either in full or in principle last February. Since then, two signifi cant changes have occurred in Wales. The fi rst was the yes vote in the Referendum* and the second was the result of the Assembly elections.

I remain supportive of the Committee’s fi ndings and recommendations and am exploring all options for improving the private rented sector, not only to deliver on the Committee’s recommendations but also on the


FEATURE – HOUSING POLICY IN WALES

commitments given in our manifesto which has become our Programme for Government. Our plans for the sector will be clearer in the coming months as we develop the planned Housing Bill but I repeat that we will work with stakeholders over the coming months and one of our fi rst actions will be to reconvene our Private Rented Sector sub group – which includes the NLA and other key stakeholders.

UKL: Are there any plans to support or further promote Project Barry, the partnership of housing bodies, organisations and professionals that seeks to create a best practice model for housing standards in Wales that will bring value for the community and value for money?

Huw Lewis: In 2010, Barry Regeneration Area was awarded £9m of investment from the Welsh Government; we are also investing through the Castleland Renewal Area scheme. Housing is a key priority for the Regeneration Area programme. The private rented sector accounts for 20 per cent of the stock in the

town, which is high for Wales, and we need to make sure tenants have consistently high living standards. I’m not aware of any concrete proposals from Project Barry, but meanwhile we are in touch with all the key players, and I am determined to work across Government and with public, private and third sector partners, to make sure that people in Barry really feel the benefi ts of the regeneration effort.

UKL: Given that the private-rented sector is set to overtake social housing in Wales by 2020 what is your message to private landlords in Wales?

Huw Lewis: Quite simply that we are committed to working to improve the quality of accommodation in the private rented sector but will seek to achieve this by working with all parts of the sector. As ever, good landlords will have nothing to fear and potentially much to gain but less good landlords will have to improve to stay in the game. Organisations like the NLA will have a vital role in helping us deliver that improvement.

UKL: Finally, do you have any personal experiences of renting or being a landlord that have shaped your views on the private-rented sector?

Huw Lewis: My experience of renting dates back to my student days – mostly low quality stuff but it was a long time ago! ■

*Editor’s note: The Referendum took place in Wales in March 2011 and endorsed direct law-making powers for the Welsh Assembly in a number of policy areas, including housing.


Q: What is the Council Tax?

Richard Price: The Council Tax was introduced on residential property in England, Wales and Scotland in 1992 (to replace the unpopular Community Charge (“Poll Tax”) so that local authorities can fund the local services they are responsible for providing. Properties are assessed by ‘band’, with the highest rated properties liable for higher Council Tax payments.

Q: How are properties valued for Council Tax purposes?

RP: The Valuation Offi ce Agency (VOA) values properties for Council Tax purposes based on the amount which the property would have sold for on the open market by a willing vendor on 1 April 1991, even if the property was constructed or adapted after that date. Once the property has been allocated a value it is then placed in one of eight bands (A-H).

There is a searchable database of every property in England and Wales and the VOA Council Tax Manual provides detailed guidance to Council Tax valuation offi cers to reach a decision about applying Council Tax bands.

Q: How is a property assessed if it contains a number of fl ats?

RP: Each living space within a single building occupied exclusively by a separate household usually has its own Council Tax band.

For example, in the case of a house converted into self-contained fl ats, each fl at will have its own Council Tax band.

The same will be the case for bedsits where the tenant has exclusive use of facilities, even though those facilities may be outside the door to the bedsit.

However, in the case of an HMO where the tenants are sharing facilities the valuation offi cer is likely to apply a single band to the whole property.

Q: Who decides when a property has entered a new band? How is this decided?

RP: When a property remains a single property but is improved in other ways (e.g. an extension is built), the VOA will review the existing band of that property when it is sold or a lease is granted or extended. In certain circumstances the owner of the property may challenge the valuation band by making a “proposal” to alter the Council Tax valuation list. This will happen when there has been a material increase or decrease in value of the property. The change in value has to be as a result of the circumstances of the property, not simply because of a rise or fall in local house prices. These circumstances include: demolition of part of the property, physical changes in the area which could affect the value of the property, and conversion of the property into fl ats. Q: What is the procedure for challenging a Council Tax valuation?

RP: If the owner receives a notice from the Listing Offi cer advising him that they have altered the entry for the property in the Council Tax Valuation List, the owner has six months to make a proposal if he does not agree with the change. If the Valuation Offi cer does not agree that the property should be rebanded the owner has a right of appeal to the Valuation Tribunal. From 1 April 2008, changes have been introduced to the way Council Tax banding appeals are made to the independent valuation tribunal. This new process is called Appeals Direct. A person who has challenged their Council Tax banding, and received a VOA Listing Offi cer’s Decision, may appeal direct to the independent valuation tribunal if he/she does not agree with that decision. There may be other circumstances in which the owner has a genuine reason to believe that the property is in the wrong band, in which case they should contact the local Valuation Offi ce who will review the banding and decide whether there is a genuine need to change it.

Q: Who is usually liable to pay Council Tax, landlord or tenants?

RP: For the majority of residential let property the Council Tax liability falls to the tenant, however in regard to Houses in Multiple Occupation (HMO) landlords are liable. Local councils use a list, called the ‘hierarchy of liability’ to decide who is liable to pay Council Tax on a property. For example, in occupied self-contained fl ats or houses, the tenant is normally liable for Council Tax. Where there are two or more tenants living together on a joint tenancy they will be jointly and severally liable for Council Tax. The tenancy agreement should make it clear where liability lies. Landlords should notify the local council of the name of the tenant(s) and when he/she moved in. Certain tenants may qualify for exemptions or discounts because of their circumstances but they will have to notify the council of their status. When the tenancy comes to an end, the liability for Council Tax will revert to the landlord until a new tenant is found.

Q: I own an HMO. Who is liable for Council Tax in this situation?

RP: In a House in Multiple Occupation (HMO) containing bedsits or where tenants are paying rent for individual rooms on individual tenancy agreements, it is the landlord who is liable to pay Council Tax. Rent should be set to take account of the amount the landlord must pay for Council Tax. If the Council Tax increases, this does not create an automatic right to increase the rent. Rents cannot usually be increased more frequently than once a year. A landlord can include a term allowing increase of Council Tax element in line with Council Tax rise in the tenancy agreement. In an HMO where the tenants are renting the house on a joint tenancy as a group they will be liable to pay the Council Tax unless there is a clause in the tenancy agreement to say otherwise. However, it is worth noting that some local authorities still differ in how they

Council Tax is an area that is fraught with misunderstanding. NLA Director of Operations Richard Price considers who is liable for payments, the discounts available and options for challenging new valuations.

Council tax


Q&A WITH RICHARD PRICE



classify HMOs. This means that HMOs may be deemed either as a single dwelling or a number of separate units.

Clearly, this complicates the matter of liability for landlords. In some areas buildings that had previously been treated for council tax purposes as single units (for example HMOs) have been disaggregated and reclassifi ed as multiple units.

We have raised this anomaly (as well as the inconsistency in approach to exempting unfurnished properties) with the VOA and HMRC and we are calling for improved guidance for local authorities and greater harmonisation of the way the rules are applied.

Q: Are there any properties that are exempt from Council Tax?

RP: Substantially unfurnished or recently repaired properties can be exempt for six months. In addition, a property which is occupied entirely by full-time students or school/college leavers is also exempt – although the students must apply for this exemption.

Q: Are there other discounts available on Council Tax?

RP: A single resident will have a reduction of 25 per cent in their Council Tax bill. Sometimes although there may be more than one person living in the property, a single person discount will still apply: if any of the residents are under 18 or are only visiting or staying in the property temporarily they are ignored for Council Tax purposes. So, a single parent with two children will count as a single resident. Certain other people are disregarded when calculating whether a single person Council Tax discount applies, including full-time students and carers. If a property is occupied by a mixture of students and other adults then the students will be disregarded when calculating the number of residents.

Q: My property is empty. Do I have to pay Council Tax on it?

RP: The Council Tax payable on vacant properties will depend on whether or not the property is furnished or unfurnished. On

a vacant furnished property, the landlord

is liable to pay Council Tax on the property at a discounted rate of up to 50 per cent. However many local authorities apply a lower rate of discount in order to deter people from keeping properties empty. A vacant and substantially unfurnished property is exempt from Council Tax for up to six months, following which if it is still vacant the landlord will be liable at the discounted rate of up to 50 per cent. There is no legal defi nition of ‘substantially unfurnished’ but in practice many local authorities regard it as meaning a property which has insuffi cient furnishings to enable somebody to live there. ■

For more information:NLA Landlord Library:www.landlords.org.uk/library/tenancy/council-tax

See stop press on page 39 relating to new moves to remove Council tax relief on second homes and empty homes.

Q&A WITH RICHARD PRICE


my|deposits

Tel: 0844 980 0290 Fax: 0845 634 3403 [email protected] www.mydeposits.co.uk

my|deposits is a government-authorised deposit protection scheme that enables landlords to keep hold of deposits for the duration of the tenancy. Our scheme strikes a fair balance between landlord and tenant and off ers freedom and fl exibility of being able to retain control of the deposit. my|deposits provides an evidence-based dispute resolution service and a simple to use ‘pay-as-you-go’ format. Members of the NLA qualify for discounted rates.

NLA PARTNER

NLA RECOGNISED SUPPLIERS

Accommodation for StudentsTel 0845 351 9911 Fax 0161 332 8261 [email protected] www.accommodationforstudents.com

AccommodationforStudents.com is the UK’s No1 website for advertising property to students. It enables students to fi nd their ideal digs fast and make enquiries. Featured at the top of the search engines for all ‘student housing’ related keyword searches AccommodationforStudents attracts in excess of 350,000 unique visitors per month. NLA members qualify for discounts.

What is the Recognised Supplier Scheme?We know that sourcing a new supplier can be a time consuming task, which is why the NLA works with a number of companies that provide products and services specifi cally for landlords. Our Recognised Supplier Scheme is a convenient way you can narrow your search, read reviews and fi nd the supplier you need. In addition to this, a number of suppliers offer preferential rates for members of the NLA.NLA Recognised Suppliers meet a number of key requirements before being accepted on to the scheme. These due diligence measures mean that we do the hard work so you don’t have to. What does the NLA do to check those taking part are reputable and offer quality services? We undertake a series of checks before approving a supplier. These include checking

fi nancial stability, an assessment of the products and services being sold, getting references from landlords who have used the service before, and then referring the application to our decision-making panel. A majority decision determines acceptance on to the scheme.

How can members feedback? Once a supplier is approved we regularly assess how many landlords are using the service and monitor feedback from members. Members can also rate and review our Recognised Suppliers on the website www.landlords.org.uk/suppliers/all. If you would like to recommend a supplier for the scheme, please let us know by emailing [email protected] How does the RSS benefi t NLA members? Members can search the supplier directory online and in UK Landlord with the confi dence

that each applicant has met a series of key requirements before being accepted on the NLA’s Scheme. Discounts and special offers from an array of different suppliers are available to NLA members.

Look for the Partner or Recognised Supplier Logo

For more information about the Recognised Supplier Scheme, email: [email protected] or telephone 020 7840 8921

Suppliers You Can Trust


For an up-to-date list of NLA Recognised Suppliers, visit www.landlords.org.ukNLA RECOGNISED SUPPLIERS

For the Scheme application pack, please visit the NLA Website: www.landlords.org.uk

Arden Credit ManagementTel 0845 849 4147 [email protected] www.nlarentarrears.org.uk

Arden Credit Management is an on-line facility that allows NLA members to instruct our rent recovery team to collect outstanding rental amounts from your tenant(s).Acting on your behalf, we can contact your tenant(s) by phone or letter, visit them at the tenanted address, serve notice and undertake possession proceedings. Whichever service you require, you can be sure that we will off er a professional approach to you and your tenant(s). This service is exclusive to NLA members only.


British GasTel 0800 980 [email protected] www.britishgas.co.uk/multitenancy

British Gas can help you to manage your property portfolio by providing a dedicated account manager. We can ensure tenancy changes are managed more effi ciently and provide discounts on our maintenance and repair range, as well as energy effi ciency advice. The service is off ered to NLA members completely free of charge.

EnviroVent Ltd Tel 0845 2727 [email protected]

Our systems are designed to eliminate streaming windows, condensation and mould whilst protecting your investment. We manufacture the world’s most innovative, eco-friendly ventilation solutions saving local authorities, landlords, specifi ers & developers vast amounts of money in maintenance and disrepair problems. To help achieve the Decent Homes Standard, EnviroVent off ers substantial discounts to NLA members.

ASA Fire SystemsTel: 020 8575 1801 info@asafi resystems.co.ukwww.asafi resystems.co.uk

Established in 1983, we specialise in the undertaking of all works pertaining to the fi re upgrade of domestic and HMO properties to include the installation and servicing of fi re alarms and emergency lighting. We also supply and install fi re doors and undertake any building works to achieve the required fi re rating standards in properties.

NLA RECOGNISED SUPPLIERS

FairhurstTel 01942 241103 Fax 01942 825689 [email protected]

We off er a range of tax services covering both self assessment tax We off er a range of tax services covering both self assessment tax reporting and planning (personal and corporate) in respect of all reporting and planning (personal and corporate) in respect of all relevant taxes, providing you with a competitive edge.relevant taxes, providing you with a competitive edge.We are also able to provide a comprehensive range of business and We are also able to provide a comprehensive range of business and fi nancial planning services to meet your needs. fi nancial planning services to meet your needs.

HCRTel 01256 313758 [email protected]

HCR is the UK’s largest independent relocation specialist. Renting over 6,700 properties from private landlords throughout the UK, demand for our services continues to grow and we wish to work with Private Landlords who have properties that are suitable for our clients. Benefi ts to landlords include: Guaranteed Rent, Professional Occupants with 28 Months average tenancy.No charge unless we can bring your property onto our landlord scheme. NLA members can benefi t from a 10% discount off their registration fee.

Landlord ActionTel 0333 240 9770 [email protected] www.landlordaction.co.uk

Landlord Action is the fi rst UK-based organisation helping landlords and agents deal with their problem tenants. Founded in 1999 as the fi rst ever fi xed-fee tenant eviction specialist, they have acted in nearly 20,000 problem tenant cases and are considered the authority in this fi eld. They run a free advice line to help landlords understand the process of eviction and give general advice about dealing with problem tenants. NLA members are entitled to a £20 discount on their eviction services.

LawpackTel: 020 7394 4040 Fax: 020 7394 4041 [email protected]

Landlords: Need a Tenancy Agreement, Section 21 Notice or Property Landlords: Need a Tenancy Agreement, Section 21 Notice or Property Inventory? From just £9.99, you can “Download Now” solicitor-approved Inventory? From just £9.99, you can “Download Now” solicitor-approved tenancy legal forms at Lawpack, plus pick up To Let signs, 99p Rent tenancy legal forms at Lawpack, plus pick up To Let signs, 99p Rent Books, Commercial Leases, Eviction Notices and Tax-Saving Guides. Books, Commercial Leases, Eviction Notices and Tax-Saving Guides. 15% off all Landlord & Tenancy products for NLA members (except 15% off all Landlord & Tenancy products for NLA members (except Commercial Leases).Commercial Leases).

Loft Interiors Tel 0800 157 7322 Fax 0800 157 [email protected] www.loft-interiors.co.uk

LOFT Interiors provide landlords their agents and developers with a “one-stop furnishing solution”. With over 30 years experience LOFT Interiors are the North West’s leading furniture supplier. We provide immediate, cost eff ective, furnishing solutions specialising in furniture packages, contract furniture, interior design, domestic appliances, laminate fl ooring and carpets, window blinds and property maintenance. LOFT Interiors are proud to off er all NLA members a 5% discount.

Lloyds TSB CommercialPlease get in touch with your local specialist via the website: www.lloydstsb.co.uk/property

Lloyds TSB Commercial has established a team of specialists who provide Lloyds TSB Commercial has established a team of specialists who provide fi nancial expertise, support and services to small and medium-sized fi nancial expertise, support and services to small and medium-sized enterprises with an annual turnover of up to £15m operating in the enterprises with an annual turnover of up to £15m operating in the property sector. For further information on our services or to contact us, property sector. For further information on our services or to contact us, visit www.lloydstsb.co.uk/property.visit www.lloydstsb.co.uk/property.

For an up-to-date list of NLA Recognised Suppliers, visit www.landlords.org.uk

GlideTel: 0333 666 [email protected]

With Glide you can cut your admin, fi x tariff s to control costs and off er With Glide you can cut your admin, fi x tariff s to control costs and off er bills-inclusive rents to attract more tenants.bills-inclusive rents to attract more tenants.One itemised monthly bill for all of your services, properties and tenants. One itemised monthly bill for all of your services, properties and tenants. Or ask Glide to bill individual tenants directly and pay you commissions Or ask Glide to bill individual tenants directly and pay you commissions for the referrals. Join Glide today.for the referrals. Join Glide today.

Chafes SolicitorsTel: 01663 743344 [email protected]

Chafes Solicitors LLP have an experienced team of solicitors with a proven track record. We realise that your business is as individual as you are, so we provide bespoke services for your situation. Off ering a fi xed cost arrangement for residential possession notices, possession proceedings, service charge / ground rent recovery, rent arrears recovery ensures our costs are transparent. Chafes Solicitors LLP can off er a 25% discount off our usual fees for NLA members.

Dorset Energy Advice CentreTel: 0800 975 0166 [email protected]

The Dorset Energy Advice Centre (DEAC) has over 15 years of experience of providing advice on saving energy in the home. The DEAC team are well versed in every aspect of Energy Effi ciency, renewable technologies, transport, lighting, insulation and the grants that are available to help and advise the residents of Dorset and beyond, on saving energy in the home.


Sky Communal SolutionsTel: 0844 241 0331 [email protected]/managers

Sky Communal Solutions (part of BSkyB group) equips private blocks of fl ats with high-quality digital TV. Our communal TV solutions are Shared Dish and Integrated Reception System (IRS). They will give all your residents a wide range of great digital TV options. For a free estimate, visit www.sky.com/managers.

Property Portfolio SoftwareTel 01925 398 599enquiries@propertyportfoliosoftware.co.ukwww.propertyportfoliosoftware.co.uk

Property Portfolio Software provides solutions to help landlords get better organised when managing multiple properties. Our software solutions are designed by landlords for landlords and are guaranteed to save you time, money and eff ort in running all aspects of your property business. NLA members can claim a 15% discount.

SantanderTel 0800 068 [email protected] www.santander.co.uk/landlord

Santander Affi nity Business Current AccountAs a member of the National Landlord Association you can benefi t from free day-to-day banking transactions as long as you stay within the monthly transaction limits. For full product details visit www.santander.co.uk/landlordThe account can be accessed and managed online, over the telephone, or deposit by post or at any Post Offi ce® branch. To fi nd out more or apply just call 0800 068 6698 and tell the advisor that you’re a member of NLA.

Spick & Span Commercial Services Tel: 023 8060 2299 [email protected]

Spick & Span Commercial Services provide end of tenancy cleaning to Spick & Span Commercial Services provide end of tenancy cleaning to landlords and letting agents across the UK. We can cover any number landlords and letting agents across the UK. We can cover any number of properties within your portfolio whilst keeping superior quality of properties within your portfolio whilst keeping superior quality of service. We have been in business for over 20 years and tailor our of service. We have been in business for over 20 years and tailor our services to individual needs.services to individual needs.

Upad Tel: 0333 240 1220 [email protected]

Need to fi nd your perfect tenant? Upad advertises your property Need to fi nd your perfect tenant? Upad advertises your property on the biggest UK lettings sites, including Rightmove, Zoopla and on the biggest UK lettings sites, including Rightmove, Zoopla and Findaproperty. We have a range of professional services for landlords, Findaproperty. We have a range of professional services for landlords, including inventories, referencing and rent collection. NLA members including inventories, referencing and rent collection. NLA members save 10% (£89.10 + VAT, normally £99) on a basic listing.save 10% (£89.10 + VAT, normally £99) on a basic listing.

For an up-to-date list of NLA Recognised Suppliers, visit www.landlords.org.ukNLA RECOGNISED SUPPLIERS

For more information about the Recognised Supplier Scheme, email: [email protected] or telephone 020 7840 8921

Suppliers You Can Trust

Property Owners DirectoryTel 020 7722 4334 Fax 020 7722 5335info@propertyownersdirectory.comwww.propertyownersdirectory.com

POD is the UK’s leading online recommended tradesmen and property services directory. NLA members are entitled to a 15% discount for a site listing, and can claim a £20 cashback for recommending reliable tradesmen who sign up for a paid listing.

MattressmanTel: 0800 567 7625Email: [email protected]

Mattressman is one of the UK’s leading suppliers of mattresses, bed frames & divans, off ering landlords a comprehensive range of products at low prices. We hold over 8000 products in stock including bedroom furniture & accessories all ready for next day delivery to the entire UK. Further discounts available for NLA members.

Portal Tax ClaimsTel: 0845 000 0450 Email: [email protected]

Portal Tax Claims are professional experts in the fi eld of Capital Allowances Portal Tax Claims are professional experts in the fi eld of Capital Allowances and are widely recognised as one of the industry leaders. The company and are widely recognised as one of the industry leaders. The company works extensively with some of the UK’s largest IFA, Accountancy, Property works extensively with some of the UK’s largest IFA, Accountancy, Property and Legal networks to provide surveys and tax reports on commercial and Legal networks to provide surveys and tax reports on commercial properties (including HMOS, apartment blocks, and holiday lets) resulting properties (including HMOS, apartment blocks, and holiday lets) resulting in hundreds of millions of pounds being claimed.in hundreds of millions of pounds being claimed.

Seddons SolicitorsTel 020 7725 [email protected]

Our specialist Property Dispute Resolution team advises landlords on all tenancy problems including rent arrears, squatters and the recovery of possession. Also commercial and residential property practice with teams for secured lending, commercial contracts and employment issues. Seddons off er NLA members a 15% discount on its usual fees for landlord and tenant disputes. An estimate of fees will be provided at the outset.

Hamilton Fraser Insurance is the NLA’s preferred insurance partner having worked closely with the NLA since 1996. Services provided to NLA Members include NLA Property Insurance, Tax Investigation Insurance (a free member benefi t) and most recently Professional Indemnity Insurance to UKALA accredited letting agents. Hamilton Fraser are also our partners and scheme administrators for the successful Tenancy Deposit Protection Scheme, my|deposits.

Over three quarters of landlords have had to withhold part of a tenancy deposit at some point because of damages, items removed from the property, unpaid rent and cleaning charges, according to a recent survey by my|deposits, the government-authorised tenancy deposit protection scheme. my|deposits advises tenants that “they can avoid having any of their deposit withheld by ensuring the property is clean, any damage is repaired, and the rent is paid up to the day they move out.” However, general wear and tear should also be taken into account by landlords and agents. To reduce the likelihood of disputes when a tenant moves out, my|deposits has published guidance to landlords. my|deposits’ CEO, Eddie Hooker, recommends: “by taking some simple precautions, landlords can minimise the risk of being left out of pocket in the event of damage to

the property or unpaid rent.” Dispute-proofi ng mechanisms include the use of an Assured Shorthold Tenancy which is clearly signed by both parties and which includes the expected state of the property when the tenant leaves as a term of the agreement. Similarly, a written inventory should be signed by both the landlord and tenant and dated at the time that the tenant moves in. More and more landlords are using photographs in inventories in order to increase clarity. A meeting is also advised on the day that the tenant moves out; at this time the property can be examined and the amount of the deposit agreed upon. ■


NLA PARTNER NEWS

Reducing tenancy deposit confl icts

NLA Property Insurance: Tailor-Made for LandlordsSTARTING UP REGULATORY PROPERTY NEWS SAFETY FINANCE

For more information see www.mydeposits.co.uk

Chafes Solicitors LLP has a history dating back to 1889, and aims to combine traditional values with a progressive approach to legal work. The growth of the North West-based practice in recent years is testimony to the success of the firm in providing high quality services without the associated high costs of a city-centre firm.

Chafes can offer discounts to NLA members, including fixed fees, where appropriate, or a 10 per cent discount off normal hourly rates.

The team is led by Michael Devlin, who specialises in Dispute Resolution and advises commercial and private clients on issues including landlord / tenant and rights of way. “All our teams are specialists within their particular fields,” Michael explains. “This ensures that all of our solicitors have in-depth knowledge of whatever legal issues you may be facing.”

Chafes’ standard property-related services include: possession and rent arrears recovery in relation to private residential lets; recovery of service charges and ground rents for block and property managers; and conveyancing services for residential and commercial use. In addition, the practice assists letting agents and block managers with their legal issues. It also has a specialist commercial property team, as well as a corporate and commercial department who can help landlords with commercial law related to property businesses.

For those planning ahead, Chafes also recommends discussing ways of helping to manage inheritance tax liabilities, by using trusts or will planning techniques; the firm has a specialist Tax, Trusts and Estates team that is ready to help with these issues.

Prevention and damage limitationChafes say that for landlords, deposit protection is an area of increasing legal concern. A recent case regarding the failure of a landlord to protect a tenancy deposit has resulted in a deluge of adverse publicity for landlords, and Chafes has worked hard to help landlords who may have failed to adequately protect deposits.

“With a potential compensatory award of three times the amount of tenancy deposit, this could be a very costly mistake,” the firm says. “With so many affordable properties around at the moment and the rapid increase in rental charges this compensatory amount could soon be an even more costly mistake! Chafes can help you avoid

this hassle ensuring that this is resolved as quickly as possible.”

And although market conditions for Buy To Let continue to be solid, Chafes says that legal protection is essential in this sector. “It is important that landlords put in place not only thorough credit checks of new tenants, but also a system to deal with any arrears as efficiently as possible,” Michael Devlin says. “Being aware of the options and acting quickly can minimise any adverse effects of rent arrears.”

“In certain circumstances, commercial landlords have the options to seize goods and recover possession without a court order. Whilst in residential cases, recovering possession through the courts needs to be as swift as possible. Having a clear knowledge of these options and a plan of action in place is critical.”■


Chafes SolicitorsNLA RECOGNISED SUPPLIER PROFILE

In the area of property law, Chafes has a specialist team of solicitors who act for both residential and commercial landlords. These specialists pride themselves in offering individual, bespoke advice for every landlord, whatever the size of the business.

To further its core objective to raise standards in the private-rented sector, the NLA vets companies that it considers professional and offer good value for money to its members under its Recognised Supplier Scheme.

Chafes Solicitors LLP: Property and Business Legal Services

For more information, please email [email protected] or telephone 01663 748682

or visit: www.chafes.co.uk

STARTING UP REGULATORY TENANCY NEWS SAFETY FINANCE

Michael Devlin of Chafes


Founded and owned by MD Andrew Kerry, Mattressman is in the spearhead of a very fast growing sector. The company received the number six position in the Sunday Times list of the UK’s fastest growing companies and has evolved continuously over the last ten years, now running one of Britain’s most successful e-commerce sites as well as traditional retail stores.

Mattressman has reached the position that it is in today partly on the back of strong customer support and after-sales service. Landlords are able to speak to the dedicated accounts department, with direct numbers to the account manager, forming one single point of contact. This is designed to improve speed and efficiency levels, while maintaining a high quality of customer service.

NLA members benefit from a 10 per cent discount on their orders. In addition, next day delivery is free for all orders over £45. Barry Ford is the main Mattressman contact for NLA members.

Mattressman offers a disposal service for end-of-life mattresses, currently in the east of England and in the London area. And, all the mattresses which Mattressman collects are recycled.

What’s new?Mattressman also has its finger on the pulse of the changing mattress market, and is rapidly responding to current trends and developments in

mattress demand. With the booming student sector in mind, Mattressman is currently developing a mattress that features a water proof, wipe clean and hypo-allergenic cover but still retains a soft feel. In addition, a stronger spring unit and edge protection will help this mattress withstand what Barry politely calls “the demands of student use.”

And specifically with landlords in mind, Mattressman is also developing a fast-assembly metal bed frame.

Tips for mattress careWhen it comes to looking after mattresses, the company advises turning the mattress regularly to prolong its lifespan, although ‘non-turn’ mattresses need to be rotated head to toe. A mattress protector is also recommended, as this will help prevent wear on the mattress and offers protection from stains. And of course, mattress users should avoid bending, walking on, or sitting on the edges of their mattresses, as this can lead to faults arising. Using a full encasement mattress protector

can also prevent bed bugs; Mattressman stocks protectors which are proven to be completely bed bug proof. Although these protectors are not cheap, their use can prevent future more expensive problems. Regular checks of the bed should be made for tiny blood droplets, eggs in the fabric seams and for bugs themselves, Mattressman advises, while regular vacuuming and changing of bedding can also help avoid an infestation. ■

MattressmanNLA RECOGNISED SUPPLIER PROFILE

Mattressman specialises in offering high quality, UK-made mattresses and bed frames at low prices. The company holds over 8000 items in stock and offer next day delivery to the entire UK. And it is not just restricted to these large ticket items; Mattressman holds large stocks of pillows, duvets and other bedroom accessories. Mattressman is now a Recognised Supplier to the NLA.

To further its core objective to raise standards in the private-rented sector, the NLA vets companies that it considers professional and offer good value for money to its members under its Recognised Supplier Scheme.

Mattressman: Beds and bedding for landlords

STARTING UP REGULATORY TENANCY NEWS SAFETY FINANCE

Barry Ford of Mattressman

For more information, email Barry on [email protected] or call 0800 567 7625

or visit: www.mattressman.co.uk

All the mattresses which Mattressman collects are recycled.

MORTGAGE MARKET ROUNDUP

A survey by NLA Mortgages found that the number of buy-to-let mortgage schemes provided during the second quarter of 2011 grew by 25 per cent when compared to the fi rst three months of the year. Average loan sizes also increased by £2166 to £138,525.80, representing a growth of 6.4 per cent since January.

This growth is mainly due to the greater number of lenders offering higher loan-to-value (LTV) mortgages and the availability of fi nance for Houses of Multiple Occupation (HMOs), which tend to be higher value properties.

Over 50 per cent of buy-to-let offers processed by NLA Mortgages were for loans over 70 per cent LTV – resulting in an average LTV of 67 per cent.

Low interest rates and future predictions were refl ected by the increased popularity of variable mortgage products, comprising 59 per cent of all mortgage applications.

NLA Chairman David Salusbury said “any mortgage products that encourage greater investment in the private-rented sector should be encouraged.”

And, a recent report from Defaqto shows that the average 2, 3, and 5-year fi x as well as 2-year trackers at 75 per cent had fallen over the past year. “An average 2-year fi xed rate in September 2010 was 5.78 per cent but a year later, that average rate had fallen to 4.86 per cent,” Gareth Lowman of Savills Private Finance says.

“The last couple of months have seen further improvements in the buy-to-let mortgage market and the number of products available on the NLA Mortgages online sourcing system has now increased to an incredible 400,” says Paul Rockett, Managing Director at NLA Mortgages.

There has also been an increase in the number of products with incentives such as free valuations, free legal fees, no early repayment charges or no completion fee. The remortgage market is also showing signs of improvement with more options available – good news for those existing landlords looking to release equity to expand their portfolios.

New BTL productsFinancial institutions joining the BTL market often enter the fray with very attractive headline offers. Kent Reliance re-launched into the market earlier this year through a restricted number of distributors. It is currently offering a range of competitive landlord mortgages via four selected intermediaries only, including the provider of NLA Mortgages. The core product range includes a 4.19 per cent 2 year fi xed rate up to 75 per cent LTV with a 2.5 per cent fee and is also available on houses in multiple occupation, limited companies, student lets and freehold units split into fl ats.

In October, Kent Reliance also launched an 85 per cent LTV product – 5.99 per cent fi xed for 2 years with a 1 per cent fee – available from a limited tranche of funds and accessed via its selected distributors only.

During September and early October, Leeds Building Society offered a very competitive product via NLA Mortgages in the 75 per cent LTV bracket - a 4.50 per cent 2 year discount tracker with no completion fee, free valuation up to £335 for purchases and remortgages, and free legal fees on remortgages only. The initial rate has since been reduced to 4.25 per cent, but it may only be available for a short period.

“Fixed rates from 2.99 per cent (1-Year) are available but you

must take into consideration that you may encounter fees up to 3.5 per cent,” Gareth Lowman notes. “If your buy to let mortgage requirements are more suited to a fl at fee, the Skipton and Accord Mortgages have a number of fl at fee fi xed rates that suit most people’s requirements. Tracker options have not experienced the same level of rate cuts. Rates for 75 per cent are available again from just under 4 per cent but if again you are keen to avoid percentage fees, rate options are about .5 per cent higher.”

“With buy-to-let products changing so rapidly, landlords should keep a close eye on the mortgage market to fi nd the most attractive deals currently available,” Paul Rockett advises. “Although demand for fi nance still outstrips supply, the level of buy-to-let lending is gradually increasing, giving property investors a reason to be optimistic.”

New supply is coming from some exotic quarters. The State Bank of India is offering loans of up to £1.5m for a period of fi ve to 25 years with a loan-to-value ratio of 60 per cent. The bank’s target market is “all UK property investors, not just the Indian

community…” it said. “We have decided to launch this project now as the mortgage market has changed and our more prudent lending criteria can be competitive… a 60 per cent LTV buy-to-let would not have been able to compete three-four years ago.”

Closer to home, Yorkshire Building Society entered the BTL market in August and in September widened its network of brokers. For now, products are only available in London and the South-East, but the Yorkshire aims to widen the geographic availability as part of its gradual re-entry into the market.

However, there has been some bad news for the market: Santander announced that their venture back in to the buy to let market has been delayed yet again. It is estimated that Santander will not be able to launch until March 2012, almost a year after announcing their return. But more positively, Barclays have announced their intention to increase their BTL lending, and unlike Santander, Barclays aim to focus on professional landlords. ■

BTL mortgage supply increases



Best SellersBest Sellers

NLA Mortgages’ most popular products in September/October NLA Mortgages’ most popular products in September/October

were:were:

• 3.74 per cent 2 year discount with Hinckley and Rugby Building • 3.74 per cent 2 year discount with Hinckley and Rugby Building

Society up to 75 per cent LTV with £1999 completion fee. Society up to 75 per cent LTV with £1999 completion fee.

• 5.35 per cent 2 year fi xed tracker with Paragon Mortgages up • 5.35 per cent 2 year fi xed tracker with Paragon Mortgages up

to 75 per cent LTV with 2.00 per cent completion fee. to 75 per cent LTV with 2.00 per cent completion fee.

• 4.99 per cent 2 year discount with Saffron Building Society up • 4.99 per cent 2 year discount with Saffron Building Society up

to 80 per cent LTV, with £2995 completion fee. to 80 per cent LTV, with £2995 completion fee.

• 3.79 per cent 2 year tracker with The Mortgage Works (TMW) • 3.79 per cent 2 year tracker with The Mortgage Works (TMW)

up to 75 per cent LTV with a 2.5 per cent completion fee up to 75 per cent LTV with a 2.5 per cent completion fee


MORTGAGE MARKET ROUNDUP


With mortgage activity forecasted to gradually start to pick up, Mortgage Express are taking the opportunity to contact their landlords who may be thinking of selling some, or even all, of their buy-to-let properties.

Mortgage Express are keen to ensure that their customers are fully aware of the clauses within their existing terms and conditions which may be relevant, especially if they are selling one or more properties . For example, where a landlord redeems one mortgage the terms and conditions give Mortgage Express the right

to demand that the landlord redeems all other mortgages they have with Mortgage Express. If this is not practical, Mortgage Express ask for the full proceeds of the mortgage being redeemed, providing this is enough to redeem the outstanding mortgage balance.

Rex Kirk, Senior Manager, Commercial Buy-to-Let Technical Team for Mortgage Express, says that whilst it is within their rights to apply this condition the key driver is to encourage their borrowers to talk to them and discuss the benefi ts of how the surplus of the sale is to be used.

He added that Mortgage Express understands that the landlord may be liable for capital gains

tax and incur costs associated with the transaction and this is all taken into account. . ■

Post Offi ce withdraws buy-to-let mortgagesIn order to focus its efforts on aiding fi rst time buyers,homeowners upgrading to a new property and remortgage customers, the Post Offi ce will be exiting the buy-to-let market for the short to medium term. The lender had previously offered two, three and fi ve year loans at a fi xed rate, with a Loan to Value Ratio of up to 80 per cent for buy-to-let mortgages. This move has been accompanied by a reduction in residential mortgage rates by up to 1.24 per cent. Similarly, Kensington and Aldermore have recently withdrawn their best buy-to-let mortgages. ■

Net mortgage lending was 1.6 per Net mortgage lending was 1.6 per cent higher in September 2011 cent higher in September 2011 than in the same month in 2010, than in the same month in 2010, according to the British Bankers according to the British Bankers Association, driven by increased Association, driven by increased demand from the buy-to-let demand from the buy-to-let sector.sector. “A modest stimulus to gross “A modest stimulus to gross mortgage lending is coming from mortgage lending is coming from the buy-to-let sector as rental the buy-to-let sector as rental yields continue to improve,” BBA yields continue to improve,” BBA statistics director David Dooks statistics director David Dooks said.said. And according to the Bank And according to the Bank of England’s of England’s Trends in LendingTrends in Lending report for October, demand for report for October, demand for buy-to-let lending increased buy-to-let lending increased “signifi cantly” in the third quarter “signifi cantly” in the third quarter of the year. “Most major UK of the year. “Most major UK lenders reported that demand for lenders reported that demand for buy-to-let lending continued to buy-to-let lending continued to increase, partly refl ecting rising increase, partly refl ecting rising rental yields,” the Bank of England rental yields,” the Bank of England said.said. Gross mortgage lending Gross mortgage lending of £8.4 bn in September was of £8.4 bn in September was stronger than August and 7 per stronger than August and 7 per cent higher than in September cent higher than in September

2010, according to the BBA. The 2010, according to the BBA. The slight turn up in recent months slight turn up in recent months in both house purchase and in both house purchase and remortgaging approvals led to remortgaging approvals led to stronger gross mortgage lending stronger gross mortgage lending in August and September but in August and September but as capital repayment continued as capital repayment continued at a high level, net mortgage at a high level, net mortgage lending increased by just £0.8 lending increased by just £0.8

billion in September. The number billion in September. The number of remortgage approvals in of remortgage approvals in September was lower than in September was lower than in August and much the same as in August and much the same as in September 2010.September 2010. Approvals for other secured Approvals for other secured lending continue to be fairly lending continue to be fairly stable, as homeowners use the stable, as homeowners use the equity value in their homes as equity value in their homes as

security for borrowing. House security for borrowing. House purchase approvals were lower purchase approvals were lower than in August but 8 per cent than in August but 8 per cent higher than in September 2010. higher than in September 2010. The average value (£142,600) The average value (£142,600) was about the same as a year was about the same as a year earlier. earlier. ■

BTL Mortgage Demand rises

For further information please contact your Relationship Manager or e-mail [email protected]

Mortgage Express


• The latest house price index from Communities and Local Government (CLG) records that in August UK house prices decreased by 1.3 per cent over the year and increased by 0.6 per cent over the month (seasonally adjusted).The average mix-adjusted UK house price was £208,476. Average house prices remain unchanged over the quarter to August, compared to a quarterly decrease of 0.2 per cent over from the quarter to May.

• The Land Registry reported that prices fell 0.3 per cent in September, representing an annual price fall of 2.6 per cent. According to the Land Registry, the average house price is now £162,109. During August 2011, the latest months for which fi gures are available, the number of completed house sales in England and Wales decreased by 11 per cent to 59,919 from 67,475 in June 2010, the Land Registry said. The only region in England and Wales to experience an increase in its average property value over the last 12 months is London with a movement of 2.7 per cent.

• The Halifax house price index reported that house prices fell by 0.5 per cent in September, down 2.3 per cent annually.

“House prices in Quarter 3 (July to September) were slightly higher than in Quarter 2 (April to June). The 0.1 per cent increase between the two quarters was the fi rst quarterly rise since Quarter 1 2010,” Halifax housing economist Martin Ellis said. “The more volatile monthly fi gures showed a 0.5 per cent decline in prices in September. This continued the mixed monthly picture experienced so far this year with four rises, four falls and one no change since January. This mixed pattern is consistent with a market where prices are lacking genuine direction...we expect little change over the remainder of this year.” The average house price is now £161,132.

• House prices rose by 0.1 per cent in September according to Nationwide. This means that house prices are 0.3 per cent lower than they were one year ago, and the price of an average house now stands at £166,256 according to the lender. “Sluggish demand for homes on the back of weak labour market conditions, combined with only a gradual rise in the supply of available properties, has helped to keep property prices fairly stable since the summer of 2010. We expect this trend to be maintained over the remainder of 2011, although downside risks have increased as

UK and global growth prospects have weakened,” Nationwide’s Chief Economist Robert Gardner said. “We continue to expect house prices to move sideways or drift modestly lower over the remainder of 2011 and into 2012.”

• House prices in England and Wales fell by 0.3 per cent in September according to the LSL Acadametrics house price index, with the average price of a home in England and Wales now £218,650, 2.3 per cent lower than in September 2010.

UK trendsAverage prices decreased during the year in all UK countries; England (-1.2 per cent), Wales (-0.3 per cent), Scotland (-1.5 per cent) and Northern Ireland (-4.3 per cent), according to CLG. Average house prices decreased in eight of the nine English regions over the year to August 2011. The largest decrease was in the North East (-4.8 per cent) while the smallest was in the East (-1.5 per cent). London registered an annual

house price increase (3.2 per cent). Over the month to August there were average price rises in eight regions, ranging from 0.1 per cent in London and the South East to 3.2 per cent in the Yorkshire and the Humber. There was an average monthly price fall of 1.2 per cent in the North West. According to CLG, average mix-adjusted house prices in August stood at £216,196 in England, £144,163 in Northern Ireland, £163,790 in Scotland and £149,807 in Wales. London remains the English region with the highest average house price (£347,505). The North East has the lowest average price at £133,460. In England, southern regions including the East of England, London, the South East and South West all had average prices above the UK average in August. Excluding London and the South East, the average UK price in August was £171,640, a decrease of 2.6 per cent over the year. ■

HOUSE PRICES AND LETTINGS SURVEYS


House price indices at a glance

House Prices

Source DCLGRegional house price indices 12-month percentage change for the latest month

House price indices at a glance

Index Month Price movement Average house price

(England & Wales)

CLG August +0.6 £208,476

Land Registry September -0.3 £162,109

Halifax September -0.5 £161,132

Nationwide September +0.1 £166,256

LSL Acadametrics September -0.3 £218,650

UKLANDLORD NOVEMBER/DECEMBER 55

LETTINGS SURVEYS


The latest report from the NLA Landlords Panel shows extremely strong tenant demand over the last twelve months, with landlords confi dent that this will continue into 2012.

According to the survey of over fi ve hundred landlords, for the third quarter of 2011, tenant demand is underpinning the ability of landlords to levy rental increases.

More than half (57 per cent) of landlords surveyed rated the prospects for the private rental sector as good or very good. Only six per cent think that a reduction in tenant demand is a possibility. Eighteen per cent have seen a “signifi cant” rise in demand over the last three months.

Almost half of landlords (45 per cent) have levied rental increases across their portfolio in the last twelve months, and over a third (34 per cent) state that they are likely to do so in the next six months. The average rental yield has been slowly but steadily rising over the course of this year, from an average of 6.2 per cent reported at the beginning of 2011 to 6.7 per cent in the latest

survey. There is also a clear trend towards the acquisition of additional properties rather than divesting existing ones. More than a fi fth of landlords aspire to purchasing additional properties in the next 12 months, with only eight per cent considering reducing some of their stock.

However, an increasing proportion of landlords believe

that it has become harder to be a landlord over the course of the year, although the large majority, 77 per cent, still feel positive about being a landlord.

Of particular concern, only seven per cent believe that landlords are well respected by the general public, and a full 52 per cent found it hard to keep up with the never-ending changes

in legislation. A worrying 21 per cent of landlords were not aware of the EPC ratings of their properties. Despite the more optimistic outlook for the sector, it seems that the NLA will still have its hands full in keeping landlords up to date with legislative changes, and standing up for the sector with policy makers and the general public. ■

Landlords Panel shows rising confi dence

Rents recorded monthly rises in all regions for the fi rst time on record in September, according to the latest Buy to Let Index from LSL Property Services plc. In September, the average rent in England and Wales rose by 0.7 per cent to £718 per month, surpassing the previous record high of £713 in August. With annual rental infl ation at 4.3 per cent, the average rent is £29 per calendar month higher than September 2010. The average yield in September rose from 5.2 per cent to 5.3 per cent.

However, the total annual returns on a rental property

dropped back in September after property prices fell annually. The average total annual return in September was 1.8 per cent, the equivalent of £3,005 – £7,661 in rent, with a capital loss of £4,666.

Despite the rise in rents, tenant arrears improved markedly, following August’s seasonal increase, dropping to their lowest level since April 2010. Just 8.6 per cent of all UK rent was unpaid or late by the end of September – down from the 10.7 per cent of rent unpaid or late in August. Unpaid rent totalled £243m across the UK in

September, down from the £300 million unpaid in the previous month.

Rents increased the fastest in the South East and the East Midlands, where they rose by 1.8 per cent and 1.1 per cent respectively compared to August, while the smallest increases were in the West Midlands and the North East, where rents rose by 0.2 per cent and 0.3 per cent.

However, over the course of the last year, London’s rents have risen at a faster rate than any other region, increasing by 5.8 per cent, according to LSL. The next biggest annual increases

were in the South West and the West Midlands, where rents rose 5.4 per cent and 5.1 per cent respectively. ■

Rents up, returns down


LETTINGS SURVEYS


Tenant demand continued to increase during the third quarter of the year, according to research by buy-to-let lender Paragon.

More than four out of ten landlords (44 per cent) said tenant demand increased during the third quarter and just 4 per cent thought it declined. When asked for their views on tenant demand for the next 12 months, almost half of landlords (49 per cent) said they expect tenant demand to continue to increase.

Rental income remained healthy for a third consecutive quarter with 34 per cent of landlords reporting an increase and only 4 per cent saying that it had decreased. Of those landlords who achieved an increase in Q3, 11 per cent said it was between 2 per cent and 4 per cent.

According to Paragon, there has been a shift in the types of properties that landlords are looking to purchase. Terraced houses were the most popular choice at 41 per cent followed by fl ats (35 per cent) and then bungalows – which have surged in popularity from 2.7 per cent in

Q2 to 10 per cent in Q3.Nigel Terrington, Chief

Executive of Paragon, said: “More people than ever before are relying on the private rented sector so it is positive to see that landlords are looking to invest in their portfolios and are also diversifying the types of property in which they are investing in order to meet tenant demand.”

The report also found:• Yields dropped only very

slightly from 6.2% in Q2, to 6.1% in Q3

• Average portfolio value increased from £1.42m in Q2 to £1.48m in Q3

• Continued improvement in the perception of availability of buy-to-let fi nance, with 27 per cent of landlords

saying they thought it was at least reasonably available

• Average void period for Q3 was 2.8 weeks; and

• One in 10 landlords current use social media channels for business purposes, mainly Twitter and

Facebook, to advertise vacant properties for rent. ■

Tenant demand rises in Q3

The Institute for Public Policy Research published a report recently suggesting that institutional investment in the private rented sector (PRS) could be one element of a solution to what the think tank sees as the UK’s chronic problem of insuffi cient housing supply.

According to the IPPR, currently only one per cent of UK insurance and pension funds’ overall investment in property is in the residential sector. In its report, Build now or Pay Later? Funding new housing supply, the IPPR says that residential property has had a higher total return

over long (20 or 30 year) periods than most other common asset classes, while its returns have been less volatile than equity returns.

The IPPR notes recent indications of increasing institutional investment in the PRS. In September 2010, the Homes and Communities Agency (HCA) announced that it had

established the fi rst private rental fund with the Berkeley Group. Over the next two years, more than 555 homes built in Kent and Medway by the Berkeley Group will be purchased by the fund and retained for rent on the open market. “Over two years, 555 homes is small beer compared with the 250,000 new homes that the UK needs to build

annually, but if the scheme’s investors report positively on the experience, this could represent the start of a new wave of institutional investment in residential property in the UK,” the IPPR says.

The increased interest of policymakers in strengthening the role of the private sector comes at a time of almost zero growth in housing supply. In 2009, there were 118,000 homes completed in England, and in 2010, only 102,570 – the lowest peace-time level for almost a century, according to the report.■

Call for more institutional investment


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“I joined the NLA when my fi rst Buy To Let mortgage gave me free membership for the fi rst year. I then decided to renew because I don’t use an agent to let my property, which is a one-bedroom fl at in Edinburgh; I wanted the reassurance that advice was on hand, should I need it. For me, being attentive and having happy tenants is the most rewarding part of being a landlord. I am glad to say that I haven’t faced any obstacles

in renting out the fl at – but it hasn’t always been plain sailing. In December 2009 water leaked from my rental fl at into the fl at below. I immediately had a plumber out to fi x the problem. A few months later there was a further leak. At this point, the insurer of the fl at below wanted to prove me to be a negligent landlord. An independent assessor was sent out to inspect my property and to question me. I had to provide evidence that I was

not negligent in my responsibilities as a landlord. Amongst other things, I produced my NLA membership. The matter went no further. As well as being a landlord, I work as a Physiotherapist in orthopaedics in the Royal Infi rmary of Edinburgh. I also own a cake-making business that I have been running from home since 2008, www.thelittlecakeplace.co.uk, with the tag line “any cake for any occasion.” ■

NLA MEMBER VIEWPOINTS

Landlord Views: Karen Oliver


Karen Oliver, NLA member

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President Geoffrey Cutting

Chairman David Salusbury

Chief Executive Offi cer Richard Lambert Executive Assistant Steven Powers

Policy

Policy Manager Chris Norris

Public Affairs Offi cer Vincenzo Rampulla

Policy Offi cer David Cox

Media

Media Relations Manager Lucy Cheeseman

Press Offi cer Dane Svenson

Editor UK Landlord Andy Stern

Managing Editor UK Landlord Louise Gale

Marketing & Sales

Head of Marketing & Sales Paul Berwick

Marketing Manager James Acreman

Affi nity Marketing Manager Claire Mansell

Marketing Executive . Lucy Salter

Marketing Executive Membership Sai Mehta

Marketing Executive my|deposits Sarah Kennett

Operations

Director of Operations Richard Price

Landlord Development Manager Alison Perkins

Member Services Manager Meurig Lloyd

Operations Manager Dave Offord

Operations Support Offi cer Charlotte Clements

Local Government & Accreditation Offi cer Siobhan Cannon

Telephone Advisers

Chris Hellings, John Coyne, David Mclean, Tesh Rai, Jilly Westcombe-Evans, Gordon Brierley,

Jackie Taylor, James Fraser, Alan Jakeway, Catherine Behdad, Sally Blunt, Stephanie Traynor,

Paul Gosal and Georgina Nwabueze.

Finance & Administration

Director of Finance and Company Secretary Patrick Jacobs

Membership Manager Pauline Wilson

Membership Administrator Dean Johnson

Membership Administrator Vicky Little

Membership Administrator Shabana Khan

Accounts Manager Ian Wilcox

Book-keeper Janet McCarthy

HR Executive Christine Williams

Membership Assistant Jack Stevenson

Systems

IT Manager Mike Houghton

IT Consultant Simon Jessop

Regions Head of Regions Ken Staunton

Regions Coordinator Sally Thorn

Regions Support Offi cer Lyra Haldane

EnglandEast of England

Regional Representative Lynsey Sweales

Local Representative (Hertfordshire) James Fraser

Local Representative (Bedfordshire, Cambridgeshire) See website

Local Representative (Essex, Suffolk) See website

East Midlands Local Representative (Northamptonshire) John Socha

Local Representative (Nottinghamshire, Derbyshire, Lincoln and Gratham) Raj Beri

Local Representative (Leicestershire) Christine Fernandes

London Regional Representative Maryann Pearce

Local Representative EuGin Song

Local Representative Richard Blanco

Local Representative Yvonne Baisden

Local Representative Philip McGriskin

Local Representative Lucy Regan

North East Regional Representative Johnny Lighten

Local Representative (Tyne & Wear) Bruce Haagensen

North West Regional Representative Tom Reynolds

Local Representative Carolyn Uphill

Local Representative Garry Heil

South East Local Representative (Kent) Marion Money

Local Representative (Berkshire, Buckinghamshire & Oxfordshire) David Kybett

Local Representative (East Sussex) Tony Richard

Local Representative (West Sussex) Susan Bryer

Local Representative (Hampshire) See website

Local Representative (Surrey) Vacant

South West Local Representative (Devon) Claire Heale

Local Representative (Cornwall ) Vacant

Local Representative (Dorset) Steve Bartlett

Local Representative (Bristol & Somerset) Jacqui Darbyshire

Local Representative (Gloucestershire) Paul White

West Midlands Local Representative (Staffordshire, Warwickshire & West Midlands) Mary Latham

Local Representative (Shropshire & North Wales) Julie Woolfenden

Local Representative (Wolverhampton & Coventry) See website

Local Representative (South Staffordshire) Mandy Bygrave

Yorkshire and the Humber Local Representative (Doncaster, Rotherham, Barnsley, Selby) Carl Agar

Local Representative (Hull, Scunthorpe, Grimsby) Lynda Bowen

Local Representative (Scarborough, Whitby, Bridlington) Jackie Smith

Local Representative (Sheffi eld) Shona Davison

Local Representative (Sheffi eld) Chris Bryan

Local Representative (Leeds, York) Mike Troke

Local Representative (Bradford, Huddersfi eld, Wakefi eld, Halifax) Fiaz Rashid

Northern Ireland Northern Ireland Representative Connor McCann

Scotland Scotland Representative (Glasgow) David Kendall

Local Representative (Dundee & Fife) Gerry McDougal

Local Representative (Edinburgh) Tristan Compton

Local Representative (Aberdeen) Lorraine Young

Wales Wales Representative Lee Cecil

Local Representative (North Wales) Julie Woolfenden

Local Representative (South Wales) Vince Botham

The Aims of the NLAThe National Landlords Association aims to establish itself as the leading national representative organisation for private landlords. It seeks to raise standards and encourage best practice in the private rented sector, principally by helping landlords to be aware of their obligations and responsibilities and by codes of practice. It lobbies government and other national and supra national bodies with a view to infl uencing public policy for the legislative and regulatory environment affecting the letting of private residential accommodation. It seeks to create an effective regional and local branch network that can work in co-operation with local and devolved government, and works in co-operation with non-government organisations where there is a common interest in the private rented sector. It develops, promotes and offers a range of services designed to meet the needs of private landlords.

Subs renewals/queries/change of address: Tel: 020 7840 8937 E: [email protected]

To purchase Tenancy Agreements: Tel: 020 7840 8900 or www.landlords.org.uk/shop

General Correspondence: 22-26 Albert Embankment, London SE1 7TJ Tel: 020 7840 8900 Fax: 0871 247 7535 E: [email protected] www.landlords.org.uk

THE NATIONAL LANDLORDS ASSOCIATION

Please Note: All NLA representatives can be emailed by using their name and standard NLA email/derivative. e.g: Lee Cecil: [email protected]


I have been a landlord for in excess of 20 years. Approximately one year ago I was invited to offer a number of my properties to the local council on the Deposit Guarantee Scheme. I would like other landlords to know that the scheme is fl awed and very much in favour of the council and the tenant. Here are the main problems:

• The rent is paid in arrears.• In most cases the tenant receives the benefi t.• Extra wear and tear on your property.• Lack of support from the council if the tenancy does

not work out.• Lack of feedback from the council if the tenant’s

circumstances change.• If the landlord issues a legal notice, the council

advises the tenant to remain in residence until the landlord obtains a possession order.

K.J. Porter , J.E. Bushnell

Editor’s Note: The way these schemes work can vary considerably from local authority to local authority. Landlords considering similar schemes are encouraged to read through the terms and conditions and fi nd out what support the local authority will offer tenants to help them sustain the tenancy. Landlords are strongly advised to carry out their own vetting and referencing checks (unless they have delegated this to an agent) before the tenancy agreement is signed.

Councils who encourage tenants to stay put

Letters to UK Landlord are welcome and should be sent by email to [email protected] or by post to The Editor, UK Landlord magazine, 22-26 Albert Embankment, London SE1 7TJ.

LETTERS & EMAILS

e

The letters on this page express the views of those who wrote them and the NLA cannot take responsibility for their accuracy or for the views expressed. The Editor reserves the right to amend and shorten any letters or emails received for publication.

I was delighted to read David Salusbury’s comments on page four of the latest UK Landlord magazine where he was critical of “local authorities seeking to delay the inevitable by encouraging tenants to stay put until the last moment are doing nothing to help the sector...” This is the major reason why I would not work with another local authority again. Two months’ notice means zero to these councils and they cost landlords dearly to

exhaust the legal process, taking in excess of six months. Then the Government wonders why landlords are pulling out of the sector to go private again. Please continue to highlight this thoroughly unacceptable practice and name and shame too if you can. These local authorities cause so much unnecessary inconvenience and fi nancial outlay.Mr P Harbinson

Council deposit guarantee scheme fl aws

Useless EPCsThe whole of page 13 in the September/October issue is concerned with compliance with Energy Performance Certifi cates whereas on page 43 your correspondence dealing with UIPI says “When you look at the failure of Energy Performance Certifi cates to improve energy effi ciency...” Rather than the NLA spending time advising landlords how to comply, should you not be trying to get rid of the wretched things which are about as useless as HIPS and only seem to be providing jobs for certain advisors and presumably government departments?Norman Elliott

Richard Price, NLA Director: A brief response given space constraints. In short we have to inform members how to comply with the law, even the ones we don’t like. Involvement with UIPI is helping to ensure any further regulation originating in Brussels is sensible and workable.

For more information, see www.landlords.org.uk

UK Landlord Magazine Nov/Dec 2011

Documents

Transcript of UK Landlord Magazine Nov/Dec 2011