0:05 AM, 29th October 2024, About 2 months ago 1
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With the Budget only a day away, many industry leaders are calling on the Chancellor Rachel Reeves to support landlords.
Industry bodies such as Propertymark are urging the Labour government to reverse Section 24 emphasising that failure to do so could lead to increased rents.
Rightmove and the NRLA also warn without financial incentives in the budget to meet energy-efficiency targets many landlords may choose to exit the market.
Propertymark wants the government to reverse Section 24 of the Finance Act which would allow landlords to be treated as small businesses and claim 100% of their mortgage interest when completing tax returns.
The industry body claims since the measure was introduced in 2015, costs for landlords have surged and caused landlords to leave the sector.
According to a survey by Propertymark, 69% of landlords have experienced an increase in their monthly mortgage repayment.
Propertymark warns if the Chancellor does not reverse Section 24 then rents will continue to rise and potentially lead to increased costs to welfare payments to help tenants facing rent arrears.
The NRLA says tenants and landlords need certainty that housing benefit rates (the Local Housing Allowance – LHA) will remain pegged to at least the lowest 30% of rents for the duration of this parliament.
The Joseph Rowntree Foundation has calculated that if LHA rates remain frozen over this parliament, on average, private tenants on housing benefits will be around £700 worse off per year.
The NRLA and Rightmove also urge the government to give more clarity on financial incentives to help landlords reach EPC targets.
The government plans to make it mandatory for all rental properties to have a minimum EPC C rating by 2030.
Meera Chindooroy, deputy director for campaigns, public affairs and policy at the NRLA, said: “Tenants across the country are struggling as a result of a chronic shortage of homes to rent to meet ever-growing demand. Planned reforms in the Renters’ Rights Bill will fail to achieve what the government wants without greater choice for tenants about where to live.
“The Chancellor needs to announce pro-growth tax measures, along with plans to support investment in energy efficiency improvements.
“At a minimum, it is essential that the government gives certainty to tenants and landlords by announcing that housing benefit rates will be pegged to market rents for the duration of this parliament.”
Christian Balshen, Rightmove’s head of lettings, says many landlords are worried about making costly energy-efficiency upgrades to their properties.
He said: “Landlords, like all investors, value certainty about the cost of their investments. We know that over half of landlords are concerned that the government is going to introduce costly charges if green improvements are not made.
“Therefore, clarity must come very quickly on what is likely to be expected of landlords and any funding that may be available to them. Without this clarity, there’s a growing risk that more landlords may choose to exit the market.
“We’d ask the government to promptly offer more detailed information on both fronts – support for landlords, making necessary energy efficiency improvements, and the structure of new homebuyer initiatives – before investor confidence is further eroded.”
Despite rumours the Treasury has ruled out a capital gains tax hike for buy-to-let properties, this has still not been confirmed.
According to The Times, Ms Reeves is likely to increase the current 20% tax rate applied to share sales and could extend this to other assets, while some reliefs in the existing system are expected to be eliminated.
Propertymark suggests the Treasury could increase the tax on profits from the sale of buy-to-let properties to a flat rate of 24%, regardless of a landlord’s income bracket, to help prevent landlords from exiting the market.
Other industry leaders warn of the “potential unintended consequences” of raising capital gains tax which could lead to a landlord exodus.
Austin, CEO and co-founder at ASK Partners, said: “Reports that the expected increase in Capital Gains Tax (CGT) will not include buy-to-let properties was initially welcomed, however, the market remains concerned.
“The wave of private landlords selling off properties in response may offer a short-lived upside in property supply. While this could temporarily level out property prices, the impact on the already strained rental market will likely be far more severe. With fewer rental properties available, the existing supply shortage will deepen, pushing rents even higher, exacerbating the affordability crisis for tenants.
“Those at the bottom of the housing ladder—who are unable to secure mortgages or afford deposits—will bear the brunt of these soaring costs.”
Adrian Moloney, group intermediary director, OSB Group, said: “As we approach the Budget announcement, it’s crucial to acknowledge the potential unintended consequences of any tax decisions – especially around Capital Gains Tax and National Insurance for businesses and employees.
“It has been suggested that the rate of capital gains tax on the sales of second homes and buy-to-let properties will remain untouched, but we won’t know until 30 October, whether this is based on fact or speculation.
“As one of the largest specialist lenders, we’re remaining positive in our outlook as we know that the housing market is extremely resilient. From what I am hearing from brokers, they are busy especially on the ‘business as usual’ side of the market.
“While there will be some who have stalled their decisions until there is more clarity around the budget, there are plenty of positive signs that the industry is once again adapting to market fluctuations. The need for flexible products, such as one-year fixes, alongside solid advice from brokers, is more crucial than ever.”
According to the mortgage network, PRIMIS, more than 96% of mortgage advisers believe the budget will harm the buy-to-let market.
Two-thirds expect the rumoured Inheritance Tax changes to improve demand for Equity Release products as home-owners seek to mitigate changes to the tax thresholds.
Emma Hollingworth, chief distribution officer at LSL, said: “Our advisers report a very consistent picture. The withdrawal of stamp duty next March, and the likely changes to Capital Gains Tax, mean our brokers responses reflect nervousness among home-buyers and investors.
“Only Equity Release appears to have surfaced as a market which may benefit from the Budget, as many more estates are caught up in the likely Inheritance Tax reforms and seek to mitigate their liabilities.
“No one can really know the impact of hikes on Employer National Insurance contributions or any changes to employer pension contributions, but a softer labour market will undoubtedly affect lenders’ risk appetites.
“Whatever the outcome of this Budget, we believe brokers will be busy as customers reassess their financial positions.”
Propertymark also urges the Chancellor to reform stamp duty amid reports landlords and first-time buyers could face a hike in stamp duty bills.
Propertymark wants the stamp duty rate for first-time buyers, which is currently set at zero for properties worth up to £425,000 to remain in situ.
The industry body also wants to see further support offered to first-time buyers to help them approach the property market.
In addition to its other recommendations, Propertymark points out that, for those aged 55 or over who are considering ‘right-sizing’ by relocating to a potentially smaller property, there is potential for the Treasury to tap into a new source of revenue while increasing house sales and giving larger families the chance to live in homes suitable for their needs.
Nathan Emerson, CEO at Propertymark, said: “The Chancellor has a real opportunity to promote much-needed progression within the housing sector. Carefully planned housing policy is the cornerstone to every community across the entire UK and is fundamental to a successful economy.
“With the population expected to hit 70m within the next five years, it’s imperative to have a strategy that upscales a workforce capable of delivering a sustainable mix of homes in key areas of demand.
“There must be very careful consideration on how available land is utilised moving forwards, ensuring brownfield areas are fully prioritised before dipping into greenbelt land and that there is robust wider infrastructure to support such developments.
“Any proposed taxation structure must promote long-term investment in housing and ensure flexibility for those wishing to move to homes that are best suited to their needs. It’s also important that there is full evaluation regarding future ‘new towns’ to ensure any proposals drive success and deliver future-proof solutions for generations to come.”
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Jo Westlake
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Sign Up10:36 AM, 29th October 2024, About 2 months ago
Returning landlords to a standard method of taxation as enjoyed by every other industry would be a game changer.
How many tenants are aware of quite how much of their rent has to be paid to the government as tax purely because of Section 24? The media are very good at portraying landlords as being greedy but completely fail to mention we are acting as unpaid tax collectors. We don't get to keep a big chunk of the rent. It goes straight to the mortgage lender and HMRC. That's in addition to the normal 40% tax most of us are paying due to the unique way in which our tax returns are calculated.