Council shelves licensing scheme consultation following landlord opposition

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West Lindsey Council in Lincolnshire has shelved a consultation into its selective licensing scheme amid opposition from landlords and business groups.

Councillors have now voted to halt an online public survey after the authority admitted that the process had its limitations and also questioned the previous scheme’s impact.

Future options will be discussed at a committee meeting on 3rd May.

The Lincolnshire council’s previous scheme in the South West Gainsborough ward ended in July 2021 which its report says reduced anti-social behaviour by 83%, as well as leading to 249 properties being improved and more than 98% of them obtaining a licence.

The new plans, covering Gainsborough South West, Gainsborough North, Hemswell, Market Rasen and Wold View, would affect 5,000 properties, and was planned to launch next year.

It now admits: “The selective licensing scheme can improve the quality of accommodation however, it has had limited success in many other areas such as anti-social behaviour, community safety and crime levels.

It is therefore essential before we extend the selective licensing scheme we gain a far better understanding of how many of these other issues can be addressed.”

Landlords such as Hugh Darlington have criticised the plan as “incredibly punitive”. He told Lincolnshire Live:

“It will place considerable financial and administrative burden on landlords which will invariably be passed onto tenants in rent increases. As a smaller landlord I am inclined to see this as the final straw and might be forced to sell, meaning my tenants could be left homeless.”

The County Land and Business Association has also opposed the plans, as it believes the approach risks punishing those responsible landlords who are already compliant.

Rural surveyor Alison Provis adds: “Ultimately, it could result in many unintended consequences such as unnecessary rent increases for tenants and loss of properties from the rental market, meaning rural communities and their prosperity will suffer.”

Read the consultation documents.

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‘Scrap the 3% stamp duty surcharge for landlords’, urges the NRLA

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Chancellor Rishi Sunak has been urged to scrap the 3% extra stamp duty that landlords pay when buying properties.

The call has been made by the National Residential Landlords Association (NRLA) which says research by independent consultancy Capital Economics reveals that cutting the duty would release some 900,000 homes into the rental market and generated £10 billion in additional tax revenues for HMRC over the next ten years, and more revenues beyond that.

The NRLA, which commissioned the research, says such a move is the only realistic way to plug the widening gap between supply and demand within the market, which has driven up rents recently.

Last month rental platform Homelet reported revealed that rents are rising by 8.5% a year across the UK and 12.6% in London.

Supply tightening

Even without the additional homes, supply will continue tightening, warns Capital Economics.

Over the next ten years between a million and 2.3 million additional private rented sector (PRS) homes will be needed, depending on growth in the owner-occupied and social housing sector, driven by a predicted 11% growth in the key 15-24 age group between now and 2032.

And even more worryingly, the research also points to a likely 500,000 reduction in the PRS over the same period unless the sector is made more attractive financially to landlords.

Ben Beadle (pictured), Chief Executive of the NRLA said: “The Government needs to wake up to a crisis of its own making.

Taxing landlords out of the market serves only to cut supply, increase rents and make homeownership more difficult to afford.

“The evidence clearly shows that the supply of rented housing is declining as demand increases and will continue to do so.

“The Government is taking a blinkered approach to the issue, which is not helped by its reluctance to admit mistakes it has made in the past.

“It makes no sense to tax the supply of new homes supplied by landlords investing in new build or bringing empty homes back into use. As this study indicates, removing the tax will actually generate more revenue, not less.”

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Scrapping the 3% SDLT surcharge would increase PRS supply by 900,000 over 10 years

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The Government could benefit to the tune of £10 billion if it scrapped the stamp duty levy on the purchase of homes to rent out.

According to analysis by the economic consultancy, Capital Economics, removing the 3% levy would see almost 900,000 new private rented homes made available across the UK over the next ten years.

View Full Article: Scrapping the 3% SDLT surcharge would increase PRS supply by 900,000 over 10 years

Landlord couple to pay £27,000 over unlicensed HMO above shop

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A rogue landlord couple who rented out an HMO that was riddled with hazards and had raw sewage outside the front door have been fined £17,000 with costs of £10,000.

Robin and Susan Kirstein, of Berkley Avenue, Greenford, admitted a string of housing offences after ignoring improvement notices on the property at 6A The Broadway, which failed to meet many basic safety standards. Uxbridge Magistrates’ Court heard that these offences were so bad, the judge described the HMO as not fit for human habitation.

Robin Kirstein admitted 13 offences including poor management of the property, lack of adequate waste facilities, lack of fire precautions and failure to provide information, while

Susan Kirstein admitted 17 offences including failure to carry out works to the property and failure to carry out drainage works to ensure sanitary conditions.

Maggots

A council inspection in July 2020 found a leaking soil pipe was causing raw sewage to pool outside the front of the house, causing outbreaks of flies inside and maggots outside the front door.

The property – a four-storey building with a commercial premises on the ground floor and HMO on the other floors – had no lighting or heating in some areas, several of the doors had no handles, there were un-openable windows, mould, stairs with no handrails and broken smoke alarms.

A further inspection in March 2021 revealed that improvement notices had not been complied with.

The pair refused to provide copies of their lease, tenancy agreements, details of the management arrangements and gas and electrical certificates. 

Councillor Eddie Lavery (pictured), cabinet member for environment, housing and regeneration, says the Kirsteins showed scant regard for the welfare of tenants who had an expectation of living somewhere that met decent standards.

He adds: “This property not only fell well below that mark but was riddled with hazards and dangers that could have proved disastrous.”

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85% of PRS tenants are happy with their landlord

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Most people renting their home in the private rented sector are happy with their property and landlord, new research reveals today.

An independent report by the Social Market Foundation, commissioned by Paragon Bank, found that contrary to some narratives suggesting renting is an inherently unhappy experience

View Full Article: 85% of PRS tenants are happy with their landlord

It’s time to consider challenging your business rates calculation, says RVA Surveyors

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Business rates or non-domestic rates are a 500-year-old tax, the current version of which was introduced in 1990 to fund local services based on property values, raising approximately £25 billion a year.

RVA Surveyors are business rates reduction specialists who have been giving guidance to businesses since 2008.

The company has recently grown to over 100 employees as increased awareness about challenging business rates, and the complicated system the government has in place for reducing business rates liability, have ramped up demand.

Its service is a ‘no-reduction, no-fee’ service which has proved popular within the business community as a no-risk solution to reducing rates.

So who challenges business rates? It’s a mix of commercial landlords with unoccupied properties who can benefit significantly whether it’s attracting tenants or claiming unoccupied rates. 

How is it all calculated?

The rateable value is based on an open market estimate of the rental value of the property. This value is set by the Valuation Office Agency (VOA).

It is an executive agency of HMRC that values properties for the purpose of Council Tax and for non-domestic rates in England and Wales.

Business rates are determined by the VOA which multiplies the rateable value by the “multiplier” set by the government.

The rateable value, or property’s value, is based on the open market value from 2015. There are two multipliers, the standard non-domestic and small business non-domestic rate multiplier.

The Government sets the multiplier each financial year which previously followed the retail price index (RPI) but now falls in line with the consumer price index (CPI). This is then charged by the local authority.

How much are business rates worth to the UK Government?

The Ministry of Housing, Communities & Local Government (MHCLG) estimates that during 2021-22 income collected in business rates will be £25.1 billion and that £4.7 billion will be granted in relief by local authorities.

The bad news is according to statistics provided by the VOA; just over 600,000 checks have been registered meaning that two-thirds of landlords/businesses have not reviewed their rates in full.

Is this a tax I can challenge?

Business rates can be contested by business owners or by appointed agents like RVA Surveyors.

The business rates appeal process is known as check challenge appeal and is dealt with by the VOA through the Government gateway online service (explained later in this article).

It is important that you keep paying your business rates while a contention is taking place to avoid facing any action by your local authority.

Business awareness around challenging rates is a huge problem as highlighted by the understanding of reliefs available to small businesses.

The Federation of Small businesses tax survey 2021 revealed that over a 1/3^rd of small businesses interviewed were unaware of small business rates relief with less than half engaging with the reliefs system in the last two years.

Business rates are regularly blamed for the downfall of the British high-street as they are seen to give online retailers an unfair competitive advantage over traditional retailers.

Many UK businesses have no idea how to successfully challenge business rates and generally accept they are correct from the onset.

RVA Surveyors complete an onsite inspection of every property they work with to find any discrepancies in the information held by the VOA that would support a case to reduce the liability for the property, through the check challenge appeal process.

What is check challenge appeal?

The UK Government’s business rates appeal process is known as check challenge appeal.

The new framework, which came into force from April 2017, is a three-stage appeal process. It was introduced as a response to widespread agreement that the previous system needed reform.

Under the old system, challenges were frequently made without any supporting evidence. This meant there was often very limited engagement between the VOA and the ratepayer (or their representative) until very late in the process.

As per the Governments website, the check stage will ensure that relevant facts are validated (by the ratepayer or an agent like RVA Surveyors) and agreed as far as possible. If necessary, the rating list will be corrected to reflect the facts. Where facts cannot be agreed, the differences will be clearly established.

The challenge stage allows the ratepayer or RVA Surveyors to challenge the rating list entry. They will set out their reason for the challenge, and put forward an alternative rating list entry (which will include an alternative valuation if that is the reason for the challenge), backed by supporting evidence.

If necessary, there will then be an opportunity for further discussion between the parties. The VOA will issue a decision on whether the rating list will be altered and the level of any revised valuation.

The appeal stage allows the ratepayer or an agent like RVA Surveyors to appeal to the independent Valuation tribunal for England. The tribunal will consider whether the VOA has made the correct decision in respect of the challenge, based on the evidence put forward and exchanged at the challenge stage.

If the tribunal disagrees with the VOA’s decision, it may conclude that the ratepayer’s proposed rating list entry is correct, or alternatively it may substitute its own.

What is the Government gateway?

All of this is initially and broadly undertaken using the Government gateway, a platform that was developed to register for online services provided by the UK Government. Examples you can use the platform for are obtaining a driving licence, HMRC self-assessments and challenging your business rates. 

The process is complicated to navigate but businesses can undertake the management of the process themselves using the Government gateway. Specialists like RVA Surveyors succeed because of their expert knowledge with the system and high success rates for their customers.

How can I work with RVA Surveyors?

The first step to working with RVA Surveyors is to appoint them as your agent, so they can assist you with the Government gateway. RVA Surveyors will then take you through setting up a Government gateway account, claiming the property or properties in question, the type of account you need, making sure all your details are correct and accepted by the portal.

These simple steps need to be done accurately so a dedicated savings specialist from RVA Surveyors will be assigned to you.

Our surveyor will then visit your property to complete an on-site inspection; from there they will create detailed up to date floor plans of your business. This step can be crucial and a big differentiator of RVA Surveyors.

Following the inspection, the surveyor will then research for the relevant comparable evidence to build a case that would support a reduction in your business rates liability.

An evaluation of surrounding properties and area is also undertaken to understand the local market and any changes which could influence the calculation of the businesses rateable liability.

Once all of this has been considered and analysed there potentially may be a new calculated value for the property providing further evidence in the reduction process. RVA Surveyors submit these details as your agent to the VOA as part of the ‘check’ process.

RVA Surveyors, if unsatisfied once a check is completed, can challenge any valuation related to the same property.

It must be within 4 months of the check decision or within 16 months of your check submission if the challenge is about a change in the surrounding area (roadworks are an example).

RVA Surveyors can also challenge the valuation as your agent if the VOA has not made a decision on your check after 12 months. A challenge is a legal process with strict rules and must show grounds, evidence, a statement, a proposed new rateable value and rent details if rented.

How does RVA Surveyors find a reason for making a challenge?

Some of the reasons for grounds of a challenge, as per the UK Government website can be that the valuation was wrong when the rating list was created, there’s been a change to the property or surrounding area, a change made to the valuation by the VOA is wrong, the property should be split into more than one property or combined with others into a single property.

These are only a small number of reasons how RVA Surveyors can assist you with a challenge, but crucially you can’t challenge on the same grounds more than once so it’s important to get it right first time.

RVA Surveyors excel in case management. They can understand valuations of similar local and national properties, have expert knowledge on legal decisions and other documents you may need to support the reduction.

Documents like photographs of the land, property and local environment can be crucial to the decision process, along with a supporting statement that clearly highlights or underpins the reasons for the incorrect rateable value. If any of this is missing then the VOA will come back saying the challenge is incomplete and if not corrected within a certain timescale can become invalid.

Just like employing an accountant or a solicitor for their specialist skills, RVA Surveyors exist because they achieve results and reduce business rates liability in a hassle-free manner. Understanding the complexity of the system is crucial and many years’ experience in achieving rates reductions for clients is clearly a fundamental part of the process. 

Visit RVA Surveyors

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REPORT: ‘85% of tenants happy with landlord so let’s drop slum narrative’

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The oft-repeated and often politically-motivated claim that renters are desperate to get on the property ladder and unhappy with the quality of their home or landlord has been refuted by new research.

The Social Market Foundation (SMF) says most people who rent from a private landlord are content with what they get for their money.

The SMF report, which was commissioned by lender Paragon, found that 81% of renters said they are happy with their current property, and 85% said they are satisfied with their landlord.

Also, although the greatest source of dissatisfaction among tenants is all about ‘being a renter’, two-thirds say they are happy renting.

And the report suggests that where people are disappointed with the private rented sector it is not about their living circumstances, but about the fact of having to rent rather than own a home.

Finally, only half of renters expect to get on the property ladder during the next 15 years, suggesting that significant numbers will remain renters for long periods.

The SMF’s key recommendation is to enable renters to build wealth while remaining in the private rental sector, along with fixed-term contracts of 24 months, landlords allowing property alterations and pets, a Kitemark-style scheme that identifies the best landlords and tax breaks for those who invest in their properties.

Tired clichés

Paragon Bank’s Richard Rowntree says: “The outdated and tired clichés around privately renting need to be challenged and I welcome the findings from SMF’s report.

“In our experience, most landlords seek to provide a good quality home and enjoy a healthy relationship with their tenants; the significant investment in private rented property by landlords has helped drive up standards over the past 15 years and today homes in the sector are generally newer, larger and more energy efficient than ever before.

Aveek Bhattacharya, SMF Economist, and one of the report’s authors, adds: “Dominant cultural narratives about the private rented sector paint a misleading picture.

“In contrast to the horror stories that get wide circulation, the majority of renters are satisfied with their living conditions and have decent relationships with their landlords.

Read the report ‘Where next for the private rented sector?’ in full.

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Being manoeuvred out of my tenanted council flat?

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I bought a flat in 2008 in a block owned by the local council. It was rented out to two lovely tenants who stayed with me for many years and eventually left to buy their own home.

New tenants moved into the flat and business carried on as usual.

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Tenants are spending 42% of their income paying the rent, claims leading estate agency

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Tenants are spending an average of 42% – £13,560 – of their earnings on rent as a result of record-breaking rental growth, one of the UK’s leading estate agencies has claimed.

Hamptons’ monthly lettings index reports that it’s the highest proportion since its records began in 2010 and that with household bills added, the average tenant household spent 52% of their post-tax income on bills and rent last year. This is set to hit 54% by the end of 2022 as the cost of living crisis worsens, adding up to an extra £1,008.

However, rental growth slowed across Great Britain for the sixth consecutive month, says Hamptons, as the average cost of a newly let property rose 6.7% in February compared to the same month last year, down from an annual growth of 7% in January and a peak of 8.7% recorded in July 2021. 

Rent rises

It expects growth to slow further to about 2.5% by the end of 2022, but says this will be offset by an increase in the energy cap and general price rises which could see tenants’ household bills rise by 15%, significantly outpacing earnings growth which is expected to rise to 3.75%.

This increase is set to hit tenants in the East Midlands the hardest, as they currently spend a higher share of their post-tax income on bills (16%) compared to anyone else. 

How much rent to charge? Some things to consider

Head of Hamptons research Aneisha Beveridge says financial pressures are raining down on households. “Even if household incomes rise by the forecast 3.75%, it won’t be enough to fully offset rising utility bills and tenants, in particular, will feel the pinch,” she adds.

“Rent and bills typically tend to get paid first, with whatever money is left over being saved or spent on other things. With more income tied up in essentials, it’s likely that discretionary spending is set to fall later this year which is bad news for the wider economy.”

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Can I really house the Ukrainian People? I want to, however…..

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Can we trust the Govt & Councils to then not penalise us in 2 3 4 5 years? This needs to be discussed, as I seriously would love to house some of these people.

I’ve even been thinking at night

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