Rob Crawford

OK, so I will now sell and not re-invest in property or anything else. Pay off my mortgages and put surplus into premium bonds! It is inevitable that CGT will at some time be increased to match non residential properties, it's just a matter of when!... Read More

So the government are no longer interested in reducing carbon emissions? Improving EPC grading may well reduce the cost of energy consumption, however, this policy is in conflict with reducing carbon emissions. So investment now to replace storage heaters with gas central heating (for example) to achieve a band C, accepting it will increase carbon emissions. You can bet your life that by 2030 the policy will change again with the introduction of new carbon emission targets. I would suggest we don't waste our money until its absolutely necessary by which time I bet the strategy for reducing carbon emissions has been reintroduced!... Read More

I really don't think there is a need for an annual MOT. Maybe, similar to electrical safety checks it's 5 yearly unless issues are found which justify a shorter term!... Read More

I agree, maybe an element of the MOT would look at how the tenant is acting against a set of "good tenant like indicators".... Read More

Eh! If this is an HMO as is suggested, then disconnecting, fitting and moving the washing machine in and out of the shared kitchen/utility room would be the landlords responsibility. If you instruct your tenant to do any of this and they put their back out or flood the place, you could be liable.... Read More

I would have thought that as long as the agent's email to the tenant specifies your requirements for early termination and recommends the tenant seeks legal advice and the words state "this email is a "deed of surrender" (a legal term) for your tenant to agree and the tenant agrees to it by return of email. Then that would be an acceptable form of correspondence.... Read More

Yes, except what you implied is not supported in that regulation. Firstly you need to be directed by a recognised authority and secondly you need evidence of a gas escape / misuse. You can't just enter. So not good advice to readers or the thread originator who hasn't even suggested they have gas! If you were correct landlords wouldn't have issues getting entry for gas safe checks, a regular feature on the site.... Read More

Really, where are those legal access rights stated in law?... Read More

What was the renewal fee? Was it just to cover the cost of obtaining updated references/ affordability checks? If so I fail to see how you can complain, other than you should have been kept informed. As no new AST was issued, there should be no charge for this. What you have to decide is, are you happy to accept no increase in rent with the current tenants? The fact that the agent conducted updated ref checks 8s admirable, most don't bother and you eventually end up with tenants in arrears because they can't afford the new rent during the fixed term.... Read More

I would suggest research and convers as suggested by Mark but also serve a section 21 as suggested by Susan asap. A section 21 can always be withdrawn! You may find a general statement in the AST regarding you visiting rights etc. But the tenant is also governed by law that may not be written in the AST specifically, where you have permitted access (by the tenant with 24 hours, that should not be reasonably denied) into the property to conduct essential routine safety checks and maintenance. I would not tolerate obstructive behaviours when conducting my legal obligations.... Read More

No clues on reducing immigration? This has to be tackled at the same time as building new homes.... Read More

This thread will soon go cold! Personally, I would defrost and examine the seals, replacing as necessary. Maybe consider replacing with frost free type. I wouldnt bother charging the tenant, especially if not specifically stated in the AST.... Read More

Not all landlords are evil - but just incase we will treat you all as though you are!!... Read More

How did you get a copy of the letter? Assuming the tenants have broken the terms of the AST, you could also serve a section 8 where the notice period could be as short as 2 weeks, depending on which terms they’ve broken. You could say, your only serving the section 8 because of the line taken by the council. The section 21 would still run alongside the section 8 as a fall back in case the judge doesn't award possession with the section 8.... Read More

Property management software is not necessarily a time saver especiallyif you have a small portfolio. For instance, you will still need to identify and input costs appropriately. However, with digital tax reporting (DTR) introduction your wise in exploring your options. Make sure the software is recognised by HMRC as compatible for DTR. Negotiate a trial period of any chosen software (the full package) not just elements as is often offered. HMRC has a list of compliant software. If your portfolio is small, you may find using HMRC compliant "bridging software" to link with your existing spreadsheet a better option. Good luck!... Read More

If you don't have the time / confidence to manage the property yourself, do your homework on deciding what agent will suit you best. Ask yourself: are the agents employees qualified? (they are often students or low paid with no experience, these depend on software prompts rather than real knowledge and experience), seek recommendations from the agents existing landlord clients (and tenants), ask questions ref possible changes in regulations (they should be on the ball), do they have a passion and show respect in what they do and in the manner they address you), how big is their client portfolio (is it too big to be managed effectively and correctly)? What are their fees? Is their complaints process and terms of business acceptable? How much do they charge and does this fee correlate to the labour / materials required to manage your property correctly / efficiently? I personally believe that most agents fees are too low, hence you get a poor service (with low fees they need more properties to balance the books, too many to effectively manage!). It sounds like, in your case, you have been quite specific in some requirements and that these have been accepted by your agent but not acted on. If so this is unacceptable and hence I agree you need to change agent. Good luck. I add, I have yet to find an agent that I'm happy with!... Read More

Not sure I would be for my energy inclusive HMO's. Is there a pay as you go supply charging unit available for residential properties?... Read More

Agreed, and it makes a mockery of Labour's intent to "immediately" abolish section 21. How does this reflect on labour's other manifesto intent!... Read More

Farage admitted, "Labour will win this election". He explained, "this election is about getting UK Reform into position to win the 2029 election". So the debate should now be about who we want to be the opposition party to Labour, Sunak or Farage?... Read More

Serve a section 21 (whilst you still can!) and start planning a refurb. Aim to leave on good terms and say you will arrange the redecoration.... Read More