Rod

SL, nice to see you are up to date on the intricacies of IHT.

As you say, landlords have not simply done nothing and laid out the welcome mat for HM Treasury and various Chancers (sorry Chancellors). However, landlords have allowed tin-eared government (national and local) to divide and conquer us and use the PRS as a cash cow with no regard for unintended consequences.
It's all well and good for keyboard warriors to post their views to the converted on forums such as this, but the PRS needs better sign up to groups advocating for landlords. The most recent English Housing Survey shows 93% of landlords are individuals and "As in 2021, the majority of landlords (71%) reported no current or previous membership of any organisation."
https://www.gov.uk/government/statistics/english-private-landlord-survey-2024-main-report

While iHowz did not submit a specific paper to Rachel Reeves for her to file in a black hole, iHowz have been raising items from their tax agenda as part of their campaigning on the RRB.

You can see the last iHowz tax paper here
https://ihowz.uk/ihowz-submission-to-hmrc-in-respect-of-the-spring-budget/
and find details of specific issues raised more recently in our RRB campaign articles.

iHowz continue to push for a consistent tax treatment of PRS landlords that recognises residential landlords as business owners.
This includes eligibility for BADR, business asset disposal relief, (CGT) and business relief (IHT), which other business owners and investors enjoy. We have also suggested that the SDLT surcharge (now 5%) should be recoverable against rental profits on the property, reducing this major disincentive to invest in providing decent homes.

While it is hoped that the government's first cut was the deepest, It has also fallen on many of our more vulnerable tenants, with LHA rates frozen (again), and pensioners suffering the double whammy of losing winter fuel payments, followed by joining the growing number of people taxed due to frozen thresholds.

Those worried about the taper reducing the threshold during the seven year period should remember that regular payments from income is another option.
https://www.gov.uk/inheritance-tax/gifts

Interested in Joining the Team at iHowz?

If you, or someone you know, want to help put the case for landlords, iHowz are looking for people to join the team.

While property rental experience would be good, we welcome enquires from those with other skills, such as digital, publishing and social media, marketing, administration and presentation.

Roles are a mixture of paid and unpaid, dependent on skills, experience and hours.

If this is of interest, why not take five minutes to let us know what you think we could do better and how you could help us achieve it.
email: info@ihowz.uk

Either way, you and your landlord friends are welcome to join us as members
https://ihowz.uk/... Read More

We do not need redefining, additional legislation or charters.

The core legislation is in place.

What we need are

1. The promised updates of supporting standards, such as MEES/EPC, Decent Homes Standard and HHSRS - all of which have reviews which are more than 3 years past their expected publication dates.

2. Enforcement which is consistent and better targeted, with the worst offenders stripped of their property/management/rents and publicly named and shamed.
Why are the rogue registers not publicly accessible? If there are so many rogues, requiring the explosion of licencing schemes, why are there so few of these criminal operators on the registers?
The London register shows 226 records at October 2024
https://www.london.gov.uk/who-we-are/governance-and-spending/sharing-our-information/foi-disclosure-log/foi-rogue-landlord-and-agent-checker-oct-2024

In the early hearings for the Tories Renters Reform Bill, there was rare agreement by all stakeholders (landlords / agents / tenant groups / local government and others) that the proposed Property Portal offered a common sense way of both signposting tenant help and resources and to ensure compliant homes were being operated by reputable landlords.

Oner the summer, in response to an iHowz FOI request, the government confirmed that around £800,000 has already been spent developing the portal. Where was the consultation to advise proposed requirements/content? The odds on the PP being yet another poorly designed government IT project, delivered late, over budget and so poorly designed that it is then retired or rewritten seem high.

Over the coming months, iHowz will be asking more probing questions on this project, and the rest of the RRB, to reign in government and media attacks on hard-working landlords.... Read More

I am unable to put my hand on the specific source (note 5% includes those with agreed planning or under construction). Here are two indicative links supporting my claim.

How much did you think it was?

- - - -

Number of build to rent homes in the UK 2024, by status and property type
Published by Statista Research Department, Oct 1, 2024

https://www.statista.com/statistics/826858/number-of-build-to-rent-homes-uk-by-status/

As of the second quarter of 2024, there were nearly 116,000 build-to-rent homes in the United Kingdom, the majority of which were apartments in multifamily housing. Additionally, over 45,000 homes were in construction, and 105,000 were in planning.

Build-to-rent refers to homes that are built specifically for renting rather than for sale. They differentiate from traditional rent homes with their focus on the provision of services, i.e. professional on-site management, shared spaces, work zones, fitness centers. A substantial share of the built-to-rent stock is concentrated in London.

- - - -
https://landlordknowledge.co.uk/build-to-rent-dominates-londons-rental-market-with-highest-market-share/

The London market, in particular, has seen substantial growth. Build to Rent’s share of the capital’s private rental sector climbed from 1.8% in 2018 to 4.2% in 2023, with completions up by 61% since 2018. This growth underscores the sector’s increasing significance in London’s rental landscape.... Read More

Build to Rent landlords currently only account for 5% of the PRS, although this rises to nearly 50% of the PBSA (purpose built student accommodation).

As Mark alludes to, larger organisations will seek a standardised model that allows them to cookie cutter their model. This means standardised layouts, contracts and tenant types.

Most of these corporate operators will focus not be interested in buying individual period properties, where the costs will be higher, both to retrofit them and to maintain them.

We have already seen them receive special treatment with the proposed carve out for PBSA to enjoy fixed terms.

Social media and popularist politics has already helped cause social division. Creating homogeneous communities within segregated communities will add to the social exclusion we have seen grow over recent years.

I hope I speak for many posters and readers, when I say that we are grateful for the work which Mark and his team do to enable landlords and the wider PRS community to have a voice.

While I understand that doing this requires funding, I think only offering the ability to show support with monthly payments could be broadened by the option to make one-off or annual payments.... Read More

... Read More

Hi The Maluka

Thanks for giving iHowz a mention.
https://ihowz.uk/

The team at iHowz have been actively campaigning and lobbying MPs and Lords on the RRB and other PRS issues.

The minister's comment that the PRS doubled is correct, but does not go on to say since S24 was introduced that it has shrunk back from almost 20% to nearer 17% (that's 15% of the private rental market). He was also a little parsimonious regarding good landlords - he should have said something along the lines that "good landlords, with good tenants and local authorities who do not bring in unnecessary licencing have nothing to fear".

It is difficult to understand how raising SDLT ahile freezing LHA rates will encourage PRS landlords to expand their portfolios, especially to house those on low incomes or benefits.

Talk of landlords pivoting their portfolios to furnished holiday and serviced lets may have been relevant a couple of years ago, but RR confirmed Jeremy Hunt's decision to level down by withdrawing the more favourable FHL tax treatment from April 2025. Yes, no more capital allowance, no full finance cost offset, and no BADS CGT relief when you decide to cash in. The final indignity is that their income will no longer qualify for pension relief, despite having become extra hard working landlords.

We have been investing in Britain for years with no recognition, while the risk reward ratio has steady been stacked against us.

We want to be able to to build our portfolios, improve the homes we rent and keep them properly repaired and maintained, but to do this we need to make a reasonable return and know that we can recover our properties in a timely manner when things don't go according to plan.

Instead, we are taxed by central government then subject to spurious licencing regimes buy councils who often are incapable of meeting the same standards (quality and timeliness).

Is it any wonder that even committed landlords wonder if the only vote they have is their fear as they seek a fair return on their time and capital investment?

Why not take a look at what iHowz are doing and join in?
https://ihowz.uk/... Read More

When evicted using S8, those who suggested S21 was unfair will find themselves picking up CCJs and the legal costs. Careful what you wish for.... Read More

Prime central London property prices have barely risen since 2015 due to a combination of factors including BREXIT (visas), the great pandemic move to the country, WFH, slow return of Chinese and sanctions on Russians to name the obvious ones.

This lack of capital growth and the dip in rents during the pandemic, along with rising taxes, interest rates and licencing schemes has driven the recent rent rises.

As the Government seek to push through the Renters Rights Bill, while threatening to raise taxes such as CGT, it would be surprising if landlords - central London and beyond - do not vote with their feet and decide to sell all but their best performing properties and invest the proceeds for better returns in more liquid assets.... Read More

Hmm, what a stunt.

Why can Shelter only celebrate the negative?
Housing standards and energy efficiency have steady improved over the years.

Higher interest costs, and repeated tax raids have reduced landlord's profitability. This reduces the funds that landlords have available for maintenance and proactive improvements, never mind the disincentive to invest further funds into the sector.

All stick, no carrot = landlords selling up

Economics 101, less supply + growing demand = higher prices for a scarce resource.

Never mind, they can keep dreaming that the build to rent sector can magic up replacement homes and will be willing to rent them to those with less than perfect references.... Read More

As Judith highlights, a S21 notice does not give landlords the power to end the tenancy, only the courts or your tenant can do that.

If you are looking for a fixed cost service for processing your eviction, iHowz partner SCS offer a discount to members.

Your question regarding belongings left at the end of a tenancy will depend on what is specified in your tenancy agreement.

The friendly team at iHowz would be happy to give you more specific advice.

https://ihowz.uk/... Read More

The Prime Minister says he wants to tread gently to deliver a government guided by policy, pragmatism and ‘service’, rather than ideology.

Let's hope he will remind Mathew Pennycock this is the guiding policy and ask him to remove his bover boots to avoid stomping on those ordinary working people helping address the housing crisis.... Read More

You cannot be serious. (Sorry, couldn't resist - Wimbledon)

Unless you have a full inventory and made it clear in the tenancy that the property must be returned in the same condition (subject to fair W&T) a deposit scheme would reject the claim.

If this is the worst that you encountered at the end of a tenancy and rent was paid in full, where is the value in creating admin when patience and some towels will do most of the work.

The time saved would be better used to update your procedures and tenant documentation.... Read More

Just because you want to finish your project to address years of poor management and bring the services up to date, it does not alter the rights of the leaseholder, or their tenant.

You say the council are giving you a hard time over the heating system and there are several fire safety issues. If this is so, the council, the block insurers and fire risk assessor should be directed to ask the lessee to arrange with their tenant for access to carry out the relevant inspections and associated works.

If access is not forthcoming, then you will either have to wait for the tenant to move out or invest in further legal advice.... Read More

In a recent announcement, it has been proposed that we no longer call ourselves landlords.
https://www.landlordzone.co.uk/news/nrla-to-drop-landlord-in-bid-to-change-public-perception-of-sector

Today, iHowz were at the London National Landlord Investment show on the panel answering landlords burning questions as we await the election.

iHowz will be lobbying the new government for:
- urgent action on court delays
- retention of the ability to serve notice without need for court approval
- retention of a standard 6 month initial term, with the option of both parties to agree a longer fixed term... Read More

Before rushing to deliver legislation on reforms such as abolition of S21, it is time for a proper conversation between regulators, landlord and tenant groups to AGREE a long term workable agenda.
This must take a more holistic and balanced view which will ensure sufficient supply of rental housing (both social and private sector) is provided by landlords who will meet the required standards. At the same time, local authorities and others who are responsible for compliance need to be held to account, reporting their activities.
While this is being agreed, there is nothing stopping the government from pushing forward on the promised improvements in the courts. Nor is there any reason why the Property Portal and an Ombudsman cannot go live, with participation on a voluntary basis, followed by legislation to mandate participation once they have a proven model.... Read More

Don't worry, the Chancellor won't forget you when you have had enough and decide to sell.

If you sell a business asset for a profit you will pay capital gains tax. Because residential property is somehow a special asset class, you will get to pay a higher rate, and you must file a return and pay up within 60 days. No need to wait until the end of the tax year like everyone else.

But wait, it gets better, unlike other businesses there is no reduced rate if I use the proceeds to reinvest the proceeds investing in another rental property.

And, if I invest my rental income in a pension, no tax relief can be claimed as I haven't earned it.... Read More

George Osborne promised to fix the roof while the sun was shining. This was certainly not the case for the PRS where he not only stripped the lead but came back for the chimney pots and aerial.

As a result of the constant fiscal and regulatory attacks on the PRS, it's little wonder that so many landlords have already sold properties, resulting in the shortage of stock which forces prices up.

Labour need to focus on getting the courts working and delivering the details of what they propose for EPCs, the Property Portal and Ombudsman before they think about setting a date for ending S21.... Read More

Too little too late.
Why not simply remove the CGT surcharge?

As Mark implies, this is a cynical measure, no doubt based on the maximum potential uptake, when very few tenants would have the financial resources or the desire to buy their current rental property.

Not only that, how does this help HMO landlords?

No full expensing of business finance costs
No retirement relief
No pension relief on rental income
No more FHL relief

No wonder landlords are heading for the exit.

Many landlords feel let down as they struggle to help provide homes while politicians fail to address the housing crisis.

We need fully thought through housing policy covering all tenures which factor in the energy transition, an ageing population and fiscal policy to support it.

iHowz will be publishing their manifesto for the PRS later this week.... Read More

Well said, Mick.

Chris is right, this is a positive step. Many lenders, including BMS, still specify a maximum of 12 month tenancy.

Before the RRB got washed out (just like Rishi) one of the points made in the Lords 2nd reading was to question why fixed terms were being abolished when
- it wasn't in the original bill
- it restricted the parties right to set contract terms
- it risked higher rents as landlords need to factor in costs of re-letting.

iHowz had drafted two amendments
- one for a new S8 ground for no fault eviction
- the other giving the option of tenant and landlord creating a fixed term.

This helps establish that tenants want the ability to have longer term fixed tenancies - nothing stopping both parties agreeing a 6 month trial period then locking in a longer period 2-3 months in, once they were both reassured that they could commit to it.

The RRB will be resurrected by whoever comes to power. iHowz will be lobbying to ensure that the new version is more balanced, to avoid the risk of more landlords heading for the exit.... Read More

Just to add, even if this fails, you are unlikely to have to wait 2 years to reapply, as that requirement is being removed in the Leasehold Reform Bill
https://ihowz.uk/leasehold-and-freehold-reform-bill/... Read More