Landlady narrowly avoids prison after falsely accusing tenant of assault

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A landlady who falsely claimed her tenant had assaulted her has been handed a suspended prison sentence.

Urszula Runiewicz, 52, of Keldholme Lane (pictured), Alvaston, smashed her tenant’s heater and then shouted and screamed at him for using too much electricity, after he challenged her for going into his room.

Derby Crown Court heard how he had returned home at 11.45pm and gone into his room to find a window he had left open was shut and an electric heater had been switched off.

When he challenged his landlady about entering his room she responded by shouting and screaming, saying he was using too much electricity and had kicked her dog.

Drunken behaviour

He began recording her drunken behaviour on his phone as she began crying, “Why are you hurting me, why are you beating me?” even though he was on the other side of the room.

She went into the kitchen and came out with a kitchen knife before going to her car and calling the police. She reported her tenant had, “Used something sharp” to injure her face.

Police arrived and arrested the man but de-arrested him half an hour later after he showed them the phone footage of Runiewicz’s bizarre behaviour.

She was arrested, charged and admitted criminal damage and perverting the course of justice.

Speaking through a Polish interpreter, she told the hearing: “He kicked my dog, but I admit that I caused the injury to my face myself.”

Handing her a three-month jail sentence, suspended for a year, Recorder Adrian Reynolds said: “Miss Runiewicz, you behaved really stupidly that night, I think you know that now don’t you and look where it has got you? I have to pass a prison sentence…but providing you don’t re-offend, I hope you never have to serve that sentence.”

Read more about Derby.

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Prepare for changes to the repossession process post eviction ban

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As the ban on evictions comes to an end this month, letting agents are being warned to prepare for changes to the repossession process including a new pre-action protocol, a temporarily extended notice period and potentially longer waiting times for court hearings.

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How long will it now take to evict tenants?

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Hi, I have given my tenant 3 months notice Section 21. This ended Aug 9th so technically they should be out, but they are now milking the system. They have asked for more time.

I told them I have to move in so need them out!

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Is it legal just to register a TR1 after death?

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Hello everyone and thanks in advance for your advice. As in the title: Is it legal for a TR1 form to be registered after the death of the owner?

I had a relative that died on the 22nd and according to his new wife wanted to transfer 50% of his property to her which he owned outright.

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ANALYSIS: Is Shelter using official data selectively to beat up landlords?

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Shelter has jumped on government figures that document the number of households evicted from their homes and who then went on to ask local authorities for help during the first quarter of the year, claiming landlords were largely responsible for this homelessness during this pre-Covid period.

The housing charity correctly points out that private landlords are the source of 25% of all cases of recorded homelessness during these three months prior to the Covid pandemic.

Based on this headline data, Shelter chief Polly Neate has claimed that private tenants “were already badly affected by homelessness when the pandemic was just taking hold”.

The charity is understandably worried that thousands more renters have since faced problems paying their rent since the Covid ban began.

But a closer scrutiny of the government data doesn’t bear out Shelter’s contention that PRS sector landlords are wholly to blame for increase in homelessness prior Covid striking the UK.

The data

Those being made homeless and presenting themselves to local authorities for help increased by 7% between 2019/19 and 2019/2020 to 288,480 households, the data shows.

Those coming from the PRS decreased by 1.34% to 73,630, making it hard to justify Shelter’s line.

The biggest increases in households asking for help came from the social rented sector (up 15.5% to 32,150) and families ejecting their own kin (up 6.88% to 68,610).

Nevertheless, Shelter remains very much focussed on private landlords within its campaign.

“When Parliament returns in September, the government must change the law to give judges the power to stop renters being evicted because of Covid-19,” she says.

“As well as ensuring councils have the mandate and resources to help anyone facing homelessness during the undeniably stormy months ahead.”

Read the raw data.

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Amenity Standards Document for Privately Rented Properties in Redditch

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Redditch Council voted through a new standard of amenities for private rented accommodation in the borough at a meeting of the Executive on Tuesday, 4th August.

The standard, which the Council says has already been widely adopted elsewhere in the West Midlands, is aimed at improving the level of accommodation for private sector residents.

Councillors attending the borough’s executive committee meeting heard that there are more than 4,000 rented properties in the private sector in Redditch, including around 80 houses in multiple occupancy. Members also heard that the majority of landlords in Redditch provide good quality housing, but some do not.

“The new adopted standard will now act as an aid to both tenants and landlords so they understood the minimum level required for accommodation. This policy makes it very clear to landlords and officers on what tenants can expect,” said Councillor Craig Warhurst (Con, Astwood Bank and Feckenham)

The measure was unanimously voted through based on the following:.

The Housing Strategy Manager presented a report in respect of the Council’s proposed amenity standards for private sector housing in Redditch. Members were advised that there were over 4,000 rented properties in the private sector in Redditch, which included Houses of Multiple Occupancy (HMOs). The amenity standards policy would help local landlords and tenants to understand the minimum standards expected for local properties in the private rented sector.

The Council based the content of the amenity standards document on key guidelines in legislation in respect of expected standards for the private rented sector. Members were asked to note that the majority of local landlords provided good quality private sector housing to tenants. However, there were some landlords who did not comply with expected standards and there might be times when the Council would need to take action against these landlords.

Members subsequently discussed the report and in doing so commented on the importance of deterring homelessness and ensuring that people were housed in good quality properties. There was a particular risk that the standards might not be met for HMOs and the document set out expectations for these properties as well as a definition of what constituted an HMO. Officers advised that the updates to the document since 2015 included reference to more recent legislative requirements, including in respect of fire safety and minimum bedroom sizes.

Reference was made to the need for enforcement action to be taken against landlords who did not comply with the minimum standards. Members also commented that it was important to ensure that tenants were informed about their rights and the minimum standards that they could expect from a property in the private rented sector.

During consideration by the Council of this item the following matters were queried:

• The fact that this was a joint amenity standards document for Redditch Borough and Bromsgrove District Council and the stage in the process that had been reached in the district.

• The reason why the Council had a joint Amenity Standards document with Bromsgrove District Council. The Committee was informed that due to the geographical location of Redditch Borough and Bromsgrove District close to one another there were landlords who owned properties in both areas and it was therefore useful to have a joint policy to ensure a consistent approach.
• The action that could be taken by the Council if a landlord breached the minimum standards required.
• The extent to which consultation had been undertaken in respect of the proposed changes. Officers confirmed that consultation had not taken place.
• The arrangements for inspections and whether the Council had a schedule of inspection. Officers confirmed that there was a schedule and agreed to provide this information to Members outside the meeting.
• The process that would be in place to enable residents to raise breaches of the minimum standards with the Council.
• The action that would be taken by Officers if the minimum standards for properties in the private rented sector were breached by a landlord.
• The extent to which some landlords might be difficult to contact. Officers confirmed that this could sometimes be problematic, though the Council had access to a database of all HMO landlords.
• The potential for the database for HMO landlords to be shared with the Council’s out of hours teams for use in the event of an emergency. Members were advised that this would be investigated further, following consultation with the Council’s Information Management Team regarding the potential data protection implications.

It was recommended that:

1) the Amenity Standards Policy be adopted; and

2) the Head of Community and Housing Services be delegated authority to update and amend the Amenity Standards Policy, following consultation with the Portfolio Holder for Housing and Procurement.

The Redditch & Bromsgrove’s Amenity Standards Guide

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LATEST: Holiday let landlords face a bleak when staycation boom ends, warns trade body

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Many holiday let landlords will struggle to survive after the summer unless the Government steps in to help them, warns the UK Short Term Accommodation Association (STAA).

Despite enjoying a flurry of bookings after the sector reopened on 4^th July and making the most of the staycation boom, the trade body warns that this isn’t enough to rescue the sector from the severe threat of closures as the high season ends when children return to school.

Chair Merilee Karr (pictured, above) says the short-term accommodation sector has enjoyed the biggest staycation year on record.

But she adds that there will be greater pressure exerted on businesses who weren’t able to generate revenues from mid-March through to early July – more than three months of lost income.

Specific support

“We need a commitment from the Government that it will continue to provide sector specific support so that our industry can continue to contribute to the UK economy,” says Karr.

“Without foreign visitors or business travellers and with regional lockdowns in some places, once schools go back there will be an inevitable reduction in demand.

“This combined with the impacts of the furlough scheme ending in the autumn could further jeopardise the future of many businesses in the sector.”

The STAA has come up with a list of five holiday tips to help people make the most of what the sector has to offer, including taking a series of city breaks rather than a week-long holiday, and to look out for the ‘Good to go’ accreditation to ensure properties meet Covid guidelines.

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Dear Shelter, Are you listening?

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Dear Shelter, (Please let me know who does & who doesn’t want this info about Universal Credit which is making tenants homeless)

Me again. I’m biggest HB / UC Landlord in Nottingham, so sometimes have an idea what’s going on.

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Existing Gas and Elec certs still valid?

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Tenant moving in next week (hopefully)

CURRENT gas cert shows expiry March 2020 and although booked in, didn’t happen. The annual check took place on 28th July (awaiting my actual cert to come through from contractor, but tenant copy was left with the tenant that was there at the time –

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BREAKING: Northern Ireland extends evictions ban – so will England and Wales now follow?

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Northern Ireland’s government is to extend its evictions ban to March 31^st next year, it has been announced.

Its original ban, which requires landlords to give 12 weeks’ notice to tenants before seeking a court order to begin proceedings, was due to expire at the end of next month.

Its housing minister Ní Chuilín (pictured) says: “The Act was put in place in April to protect tenants from eviction and originally was set to last until the end of September 2020. 

“Having reviewed this, and given the need to prepare for a possible second wave of the virus, and as the various additional economic supports such as the furlough scheme wind down in the autumn, I have decided it is necessary to extend the emergency period. 

Emergency legislation

“This is emergency legislation and will not be in place for any longer than is necessary, but I am committed to protecting our citizens at this time and having a safe place to call home is so central to personal and public health. 

“I am therefore asking tenants to ensure they keep communicating with their landlord and discuss any issues they are facing around making payments. 

“I would also encourage landlords not to commence or continue possession proceedings during this challenging time without a very good reason to do so. It is essential that we work together during these uncertain times to keep each other safe.”

The announcement will increase pressure on England’s government to follow suit. Scotland has already announced evictions ban extensions while England and Wales landlords will be able to start or restart proceeding – under several restrictions – on Monday.

Read the NI landlord guidance for landlords during COVID.

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