Heather G.

Thank you to all those super-helpful people who offered their advice/thoughts.  I eventually heard back from Croydon council who insist it will be a HMO as "The property is intended to house three occupants at any given time; therefore, it is an HMO."  And therefore (as it's an Article 4 area) we would have to apply for planning permission.  We're pretty gutted as they would have been great tenants (their in the building trade).... Read More

According to the MoJ, Social LLs evict more tenants (about 47% more!): "Barking and Dagenham (London region) had the highest rate for private landlord claims (850 per 100,000 households owned by a private landlord), followed by Newham (London region) and Redbridge (London region) with 823 and 652 claims per 100,000 households owned by a private landlord respectively.

Tewkesbury (South West region) had the highest social landlord possession claim rate with 1,250 per 100,000 households owned by a social landlord."... Read More

Perhaps yourself and Steve (OP) can draft something to circulate on P118 for input?

I have tried to write something along these lines but there are so many issues with so many repercussions to try to explain, that it starts looking too onerous to read. I've also tried to write a "You (Govt) thought X was the problem, so you did Y and the unintended consequences were Z, A, B, C, D etc" but that also got too cumbersome.

I would be happy to adapt a template letter to send to our MPs and councillors if someone could produce one.... Read More

This is what I've been wondering too. What if a tenant doesn't even look for alternative accommodation after receiving a S21 and then claims "hardship" as they have nowhere to go?

How do we prove they haven't looked (or how would we know if they had)?

How would the courts judge whether they'd tried hard enough?

Would someone who can easily afford market rent but hasn't found a property be judged under "hardship"?... Read More

Could someone please provide me with the wording they use in their AST regarding recovering court/eviction proceeding costs? Our tenant asked us for a S21 and I warned her that she would have to pay the costs, but we don't have a clause in our AST covering eviction costs!... Read More

I just discovered that one of the companies involved in the SL scheme proposal for Lambeth, who are credited with supplying the stats that "justify" the need for SL, is Metastreet. Metastreet is the private company who supply councils with licensing software systems and have been awarded the contract for the SL scheme if it comes into force.
One example of the dubious quality of their statistics is that according to Metastreet, there were 1800 complaints from PRS tenants over 3 years. This meant an average of 600 per annum out of over 48,000 properties. This equates to 1.25% complaints a year and from that Metastreet extrapolated that 19% of PRS have category 1 hazards across the ward. Looking at their fee structure, Metastreet could earn over £200K in the 5 year term from Lambeth.... Read More

What is the evidence that SL has caused: higher house prices, lower anti-social behaviour and better energy efficiency?
Surely higher house prices is the opposite of what the council should be aiming for?
What quantifiable statistics have they provided for reduction in ASB (and does it go back to before the introduction of SL in 2008?)
How can SL improve energy efficiency when the two have nothing to do with each other.
I agree with Darren on the likely reason for fewer empty homes.... Read More

See my earlier post - Croydon Council put it in writing.... Read More

I have emailed NRLA via their site. Tenant asked us for S21 which we issued on 10th November, expires next week. The council emailed her 12th Dec to say she has a phone interview with the Homelessness Prevention team tomorrow 10th January, less than a week before her AST & S21 expire.
Their email to her reads:
"You should not leave your accommodation without speaking to us first.

If you are renting in the private sector or are an owner-occupier, you are likely to have a legal right to remain in your accommodation. This means you can stay in your accommodation until evicted by the courts. If you do not follow this advice and you become homeless, this could mean the council will have a limited duty towards you.

Please be aware the council does not have to provide you with social housing. If possible, we will help you to stay in your current home or we will assist you to find alternative accommodation, which is likely be in the private rented sector."

I have emailed a contact at the council asking them to help her (and emailed again today) but no one has contacted me as per the Code of Conduct.... Read More

Thank you.... Read More

Thank you.... Read More

There's an article in the Independent on a family who were on the priority list in Lambeth for 6 years. When they got their council flat they had the first week without heating/boiler. There was a massive leak from upstairs and it took the council 3 days to send assessor for the leak who gave them paper towels!
Tenants reported the leak from upstairs 22 Sept, not dealt with till 30 Nov after involving their MP, councillors and Ombudsman.
Lambeth's SL conditions state "The Licence Holder must ensure that prompt action is taken to investigate and effectively address complaints about disrepair or pest infestation at the house. The LH must ensure that a written response is made to any such complaint within 21 days of receipt, stating the action that has been or will be taken."
"The LH shall ensure that inspections of the house are carried out at least every six months to identify any problems relating to the condition and management of the house."

The tenant said “I complained to my landlord and Lambeth Council and I was told it was not Lambeth’s responsibility, despite being told by the tenancy sustainment team at the council that they were there to support me for the first two years of my tenancy."

https://www.independent.co.uk/news/uk/home-news/mould-social-housing-lambeth-london-b2466643.html

Yet another case of "do as I say, not as I do".... Read More

Has the government (or anybody) said that they will scrap licensing schemes and HMO registers when the Portal & Ombudsman come online? It makes no sense to have both as they duplicate information, work and costs, but I've not heard any discussion about scrapping licences & registers. I think LLs would be less concerned about the cost implication if they can stop paying for these two and join the new schemes (assuming that the cost and effort is not more than the current schemes).... Read More

Do they not realise that by stating the need for another 5 year SL scheme due to ASB/property condition etc, they're admitting that the last 5-year scheme didn't work?
What are they planning to do differently (other than raising the fee by £250) with this scheme to show actual benefits?
Also, for those councils renewing schemes, why are the costs going up when they already have the processes and staff in place and most of the LLs and properties already registered?... Read More

Hi DSR,
Our properties are unfurnished, except we provide carpets in bedrooms, upper hall and stairs, and we also supply washing machines, fridge freezers, dishwashers, ovens, hobs & extractors. If we do buy another BTL, we won't provide washing machines, fridge freezers or dishwasher this time.... Read More

I've just had a quote for £45pa for just legal expenses from discountinsurance.co.uk (Gallagher). There is a list of which referencing companies they accept on their website.... Read More

Our BTL mortgage prevents renting to benefits tenants, and insurance, if you can get it, is more expensive due to increased risk.... Read More

We've just done a full refurb after tenants left the house very scruffy, dirty and somewhat damaged. They had ruined the garden so we took the opportunity to upgrade it, they'd burned the carpet so it had to be replaced, and smoked in the house so needed full redecoration. £12,000 + and almost 3 months void over Xmas. New tenants have just told us the washing machine isn't working properly.... Read More

I read this with interest as we have a tenant who wants to pay the whole year in advance. We've only every done monthly rentals. Could someone please suggest the appropriate wording for the AST which would apply to taking 12 months' rent in advance (as well as 5 weeks deposit)?... Read More

"The best we can do is hope for a change of leadership" - Ta Da!... Read More