Shelter and Generation Rent: It’s time to own what you’ve done

Shelter and Generation Rent: It’s time to own what you’ve done

9:19 AM, 13th December 2024, About A week ago 31

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As Shelter bemoans the rising tide of homelessness with fears that thousands could be evicted from their homes in time for Christmas, it’s time to turn the spotlight on the very organisation that has contributed significantly to this crisis.

I’m sure they won’t like it, but Shelter – who don’t offer homes to anyone despite being loaded with cash – along with Generation Rent have actively encouraged the scapegoating of landlords.

The relentless anti-landlord rhetoric and misguided policies advocated by groups like Shelter have exacerbated the problem of homelessness.

Their narrative that paints landlords as greedy profiteers, ignores the complex realities of what is happening in the private rented sector.

Force landlords to increase rents

We have rising costs which force us to increase rents to maintain properties and meet our financial obligations.

Let’s spell this out for the hard of thinking.

Selective licensing – the tenant pays. EPC improvement work – ditto. Rising mortgage costs must be met with higher rents.

Tenants pay rent to meet routine maintenance bills, and upgrades such as flooring and new appliances.

We also face letting agent fees, tax (most of us under section 24 see our rental income push us into the higher rate tax bands), accountant fees and insurance premiums.

Council tax when no one lives in the property and lots (and I mean LOTS) of unpaid time and effort in running what is a business.

Despite all this, we are still accused of exploitation.

Influenced by tenant advocacy groups

For me, the government’s misguided policies, which are heavily influenced by tenant advocacy groups, have further undermined the rental market.

Section 24 tax changes hurt us, and the Renters’ Rights Bill will make it increasingly difficult for landlords to operate.

If we can’t turn a profit, however small, we must sell. That’s not through choice but necessity.

So, if we sell, there are fewer homes to rent which, in case you hadn’t noticed is putting up rents.

And your solution is what? Rent controls? See above.

Never-ending tenancies – I don’t think so.

Longer time limits for not paying rent before eviction. Again, why should we put up with disastrous losses?

Campaign against landlords

Shelter’s relentless campaign against landlords has created a climate of fear and uncertainty.

I’ve said before that its chief executive Polly Neat has managed to malign every decent and hard-working landlord in the country without any comeback.

We accept there are bad landlords out there – but don’t tar us all with the same brush.

Do you accept that there are bad tenants out there? None at all?

You should see what we have to put up with before committing to an answer.

Outlets like the BBC shame the notion that they should deliver impartial reporting, I don’t think I’ve ever seen an even-handed report about the PRS.

And they are meant to be the national broadcaster, but that level of poor output sets the tone for how landlords are seen and treated.

Buy new homes for rent

The upshot is that landlords are reluctant to buy new homes for rent – especially after Labour’s diabolical Budget.

With the Renters’ Rights Bill we face the unpalatable prospect of legal battles to put up rent if the tenant goes to a tribunal, and long and costly legal battles to evict.

So now is the time to acknowledge the role that tenant organisations have played in this growing crisis.

While their intentions may be well-meaning, their tactics have had unintended consequences.

By vilifying landlords and advocating for policies that restrict our rights, they have inadvertently created a shortage of rental properties and driven up costs for tenants.

As we approach the festive season, it’s important to remember that the vast majority of landlords are not heartless profiteers.

We are individuals who provide vital housing to millions of people. We help when we can. Many tenants don’t recognise the awful landlords you portray.

The challenges we face

By recognising the challenges we face and working collaboratively to find solutions, we can create a more stable and equitable rental market.

It’s time for a change in approach.

Instead of demonising us, we should encourage investment in the rental sector.

That means – and you should support this – providing tax incentives, reducing regulatory burdens and fostering a more supportive environment.

By incentivising landlords to invest and maintain high-quality rental properties, we all win.

Shelter and Generation Rent should shift its focus from attacking landlords to advocating for policies that increase the supply of affordable housing.

By working together, we can address the root causes of homelessness and create a future where everyone has a safe and secure place to call home.

Let’s face it, landlords will have to bear the brunt of a clueless and vindictive government making laws that hurt us, while Shelter and Generation Rent fuels the fire. Please stop.

Until next time,

The Landlord Crusader


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Whiteskifreak Surrey

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9:46 AM, 13th December 2024, About A week ago

Excellent summary!
Pity that they will never listen and admit any wrongdoing...

Downsize Government

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9:54 AM, 13th December 2024, About A week ago

"Despite all this, we are still accused of exploitation"

The irony is that landlords are being exploited by the councils and government while at the same time being accused as exploiters.

It seems to me these organisations have no problem with exploitation at all. They just have a problem with certain groups and use a negative pejorative to try and get their way.

Their actual goal is a socialist utopia. That has been tried before and has only led to misery for all but those at the top.

Stuart Parker

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10:03 AM, 13th December 2024, About A week ago

Great piece, absolutely spot on. However I think the madness will not end anytime soon with a socialist government. They despise private sector landlords.

Meantime all we can do is raise rents to cover additional cost of legislation, taxes and risk and then take the flak for it.

If you voted cons or lab then more fool you and you will get more of the same if you keep voting that way!

Markella Mikkelsen

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10:03 AM, 13th December 2024, About A week ago

You have summarised the situation very well and succinctly.
I am a huge believer in "if you can't beat them, join them".

My argument here: Shelter and the like have a loud voice and the Government listens to them. The NRLA don't have a voice at all. If Shelter can malign landlords so successfully, then they can un-malign them too. Much faster than the NRLA.
Can you imagine if Shelter started changing their rhetoric and saying something like "Good landlords are helping families avoid homelessness, we need more good landlords. Good landlords are helping Shelter's cause".
Spin doctor have managed harder U-turns. How do we engage productively with Shelter and stop all of this toxicity?

dismayed landlord

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10:29 AM, 13th December 2024, About A week ago

I recall reading a few weeks ago that Polly is abandoning the ship. Off to pastures more lucrative. Perhaps this is the window of opportunity for a least talking to Shelter? Never know they may even start actually housing people! Ok not a fantasy chance in hell!
Pity the damage will linger on.
Personally any deal the LA would want to make with me I will decline. I come under Dartford only now and have been shafted before. They have blown that option for me.

Steve Rose

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10:30 AM, 13th December 2024, About A week ago

"Longer time limits for not paying rent before eviction. Again, why should we put up with disastrous losses?"
You don't.
When deposits were cut from 2 months to 5 weeks I simply increased all my rents by 7% to compensate. After 12 months I effectively have an extra month's rent, the difference is that I don't have to give it back when the tenant leaves. Furthermore, if they stay, I gained that amount every year.
Insisting on home-owning guarantors also helps.
Let the council house the dross.

Freda Blogs

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10:32 AM, 13th December 2024, About A week ago

Reply to the comment left by Markella Mikkelsen at 13/12/2024 - 10:03
Maybe, just maybe with Polly Neate stepping down and someone new coming in to replace her - but I’m not holding my breath…

Steve Rose

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10:34 AM, 13th December 2024, About A week ago

"landlords are reluctant to buy new homes for rent"
Currently very few people, or organisations, are buying properties to let, even housing associations. This having the knock-on effect that building is grinding to a halt since builders can't sell what they've built, so can't release money to build the next development.

Martin

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10:47 AM, 13th December 2024, About A week ago

I am a medium sized portfolio landlord and have been for very nearly 20 years. I have seen the goalposts moved on numerous occasions, we have now arrived at the point where it feels like we are trying play football in a water polo tournament.
About 10 years ago I thought my business would be a generational thing to be handed down and would provide me with a pension and my children with salaries. The plan was to churn the stock when they had enough equity to sell one and buy two more. Thus steadily increasing the business over the following years. Now with the taxes and stamp duty I would sell one, give away half my equity and buy one, what's the point?
I have broad shoulders and media abuse has never really bothered me, but successive Governments have made the business model less and less attractive. Until now, when we have finally arrived at the point where it is unviable.
The bottom line is I am fed up working hard and being asset rich but cash poor, and the fact of it is that I can change that if I choose to. So I am.
That last paragraph is the one thing that the Government, Councils and Shelter should read, because that is the hard truth about landlords today.

Marlena Topple

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11:01 AM, 13th December 2024, About A week ago

Exactly so. And don't forget the spectre of the reintroduction of legal aid for tennants to fight eviction which I have been hearing about. Landlords made tenant selection decisions based on the legal framework at the time. That is going to change considerably and consequently landlords will be much more selective and may even wish to end tenancies that were agreed under the old regime because those tenants present an unacceptable level of risk given the new legal environment. This is regrettable for tenants and will affect the most vulnerable disproportionately. Landlords are not to blame. The blame lies with successive governments who ignore the realpolitik in favour of pursuing an ideology that will lead to greater homelessness and higher rents for those fortunate enough to secure rented accommodation.

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