Spouse/Partner Leave to Remain visa?

admin    Uncategorized     agents

I have had an application that gives this detail (Spouse/Partner leave to remain) on the biometric card. I have asked for a share code from the prospective tenant. Looking this up on the government website it states: Apply as a partner or spouse

To apply as a partner

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UPDATED: FIVE leading landlord figures pick holes in renting reform White Paper

admin    Uncategorized     agents

Landlord group leaders have begun picking holes in the government’s radical Renters Reform Bill white paper.

While welcoming some of the proposals, Portsmouth & District Private Landlords Association chair, Martin Silman (pictured), believes removing Section 21 notices could spell disaster if problems with the courts aren’t fixed too.

He also points to potential problems for student landlords following a move to allowing tenants to give just two months’ notice.

“They need to put a loophole for students who have to be on a fixed-term contract otherwise the whole model falls apart,” he tells LandlordZONE.

“You need the confidence that students will leave at the end of the academic year – if one of them decides to stay on for a few months, you couldn’t operate as a student landlord.”

Silman believes this could also create an issue by combining tourists with tenants needing a house as it would be cheaper to stay in an HMO for a couple of months (by moving in and then giving notice) than in some Airbnbs.

“It will mean that those looking to move back to an area or wanting to come here more permanently but who have not yet secured a job will no longer easily find accommodation.”

Biggest problem

Charles Clarke, vice chair of the Eastern Landlords Association, says: “I don’t like the idea of having periodic tenancies as you wouldn’t want people to leave in only a few months time after you’ve gone to the trouble of paying for an inventory.

Also, the proposal about not being able to refuse children will probably be easy to circumvent as landlords could just say they have chosen a more suitable tenant if they didn’t want a particular family – it’s a free market after all.

“The biggest problem is a shortage of rental accommodation and these proposals will only make that worse as those landlords who only have one or two properties will probably say the new legislation is too onerous and will sell up. The government needs to commit to building more affordable housing.”

Damaging

Giving notice soon after moving in could be damaging for many landlords who might have paid a letting agent up to £1,000 to find a family, agrees Giles Inman (pictured), business development director at EMPO, who says many anxious landlords will be making some serious decisions if these proposals come to pass.

He believes the suggestion about using an ombudsman for mediation would be largely ineffective. “99% of the time our members have to evict tenants due to arrears, so usually the relationship has broken down completely and no level of mediation would bring it back on track,” he tells LandlordZONE.

On the subject of being forced to take pets and for tenants to get insurance, Inman is also unconvinced.

“Pet insurance doesn’t cover damage over time such as scratching which is most common, just single incidents. Landlords would get scared if they can’t say no to a massive dog. It would be more logical to ask for a deposit for pets.”

Read the White Paper in full.

iHowz CEO Peter Littlewood (pictured) says that a leasehold landlord with an existing clause in their lease preventing pets won’t be allowed to take them under the new proposals.

He tells LandlordZONE: “Even if a landlord sees appropriate pet insurance before handing over the keys, there is nothing stopping the tenant from cancelling the policy after they get the keys. And how can a landlord ensure the policy is renewed at the end of the first year?”

The group is also concerned that the policy of banning Section 21 notices will hurt the people it is intended to protect. Littlewood says: “Many landlords will be unwilling to offer a tenancy unless the applicant has perfect references.

“This will lead to further stress in the social housing sector when vulnerable tenants can no longer be housed in the PRS, and a reduced supply of rental properties will drive up rents and associated housing benefit costs. More landlords will leave.”

©1999 – Present | Parkmatic Publications Ltd. All rights reserved | LandlordZONE® – UPDATED: FIVE leading landlord figures pick holes in renting reform White Paper | LandlordZONE.

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Free webinar to see industry duo take questions on renting reform White Paper

admin    Uncategorized     agents

Landlords and agents will get some expert views on this week’s big story, namely the government’s renting reform White Paper, when Sean Hooker (main pic) will take questions during a dedicated and free webinar on Monday at 10am.

Hosted by lettings platform Goodlord it will feature both Hooker, who is Head of Redress at the Property Redress Scheme and Oli Sherlock.

He is Head of Insurance at Goodlord and both men will cover a raft of topics, now that crucial details have been provided on the upcoming reforms, which follow years of speculation.

Topics to discuss will include:

• The proposal to move all renters onto a single system of periodic tenancies;
• How the scrapping of Section 21 is likely to work in practice;
• New rules around pets and how they will be enforced;
• The launch of a tech-powered property portal for landlords;
• The creation of a new Private Renters’ Ombudsman to arbitrate disputes;
• New rules around when and why rent increases can be introduced.

 Long wait

“After a long wait, all of a sudden the industry has an avalanche of new detail and fresh proposals to contend with,” says Hooker

“It’s a lot to take in and this webinar will help agents start to make sense of this seminal document and begin the process of getting organised for the changes it will bring.”

Oli Sherlock (main pic), Director of Insurance at Goodlord, adds: This webinar will provide the first step in bringing some clarity to proceedings amongst the noise.”

Full details

©1999 – Present | Parkmatic Publications Ltd. All rights reserved | LandlordZONE® – Free webinar to see industry duo take questions on renting reform White Paper | LandlordZONE.

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Add rented homes to national flood reinsurance scheme, says leading council

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Westminster Council is calling on the government to expand its flood reinsurance scheme to cover private renters.

Flood Re, which steps in when normal insurance firms won’t insure a property at the greatest risk of flooding, is unavailable to properties in blocks of more than four flats, or for private renters, according to newspaper reports

After suffering 253 flooding-related incidents last year, 70 more than any other London borough, the local authority believes the scheme is insufficient due to its restrictive criteria. Last July, amajor incident was declared when a month’s worth of rain fell in one day, causing severe damage to hundreds of homes and businesses in the borough.

Personal toll

Geoff Barraclough (pictured), member for planning and economic development, says the damage caused by the floods destroyed many residents’ homes, ruined their life-long possessions and took a personal toll on many people.

He adds: “The government should urgently review Flood Re’s needlessly restrictive eligibility criteria so that the scheme can protect all of our residents.”

The Department for Energy, Food and Rural Affairs (Defra), says renters and landlords can obtain contents insurance through Flood Re when full home insurance policies are not available.

But landlords are unable to make use of it since landlord insurance is classified as a commercial business insurance, which is not available through the scheme.

A Defra spokesperson told The Standard: “Tenants and leaseholders can obtain contents insurance supported by this scheme. Landlord insurance is often covered by bespoke policies, and we’ve worked with the industry to set up a new flood insurance directory to signpost customers to when they cannot offer flood cover.”

In 2021/22, 256,634 properties across the country were covered by the scheme.

©1999 – Present | Parkmatic Publications Ltd. All rights reserved | LandlordZONE® – Add rented homes to national flood reinsurance scheme, says leading council | LandlordZONE.

View Full Article: Add rented homes to national flood reinsurance scheme, says leading council

REVEALED: Why ‘deposit passports’ were dropped from renting reform White Paper

admin    Uncategorized     agents

The government has parked proposals for rental deposit passports or ‘lifetime deposits’ after a lack of enthusiasm from landlords, tenants and letting agents, despite it being a ‘government priority’ three years ago.

Its call for evidence on tenancy deposit reform asked whether the Department for Levelling Up, Housing and Communities (DLUHC) should continue to explore ‘passporting’ part of renters’ deposits before the end of their old tenancy.

Of those surveyed, 53% said it shouldn’t, mainly because they believed damage could be hidden until the tenant had left and deductions couldn’t be calculated before leaving, or they thought it would increase risk for landlords, and take too long.

Those in favour believed passports would speed the process up, remove the need for a second deposit and make the moving process easier for tenants.

However, while most (70%) agreed that passporting would lead to a change in landlord and tenant behaviour, when asked what measures could be put in place to tackle or prevent negative behaviour, the largest response (42%) suggested not putting passporting in place altogether.

Too slow

Perhaps not surprisingly, most tenants (90%) agreed that the process for returning a deposit is too slow whereas the majority of individual landlords disagreed (54%) or neither agreed nor disagreed (26%).

Other proposals included paying in instalments, financial education for tenants, and the creation of an insurance deposit product and deposit replacement products.

Read more about deposits.

In its report, the DLUHC said: “The market has evolved since the call for evidence and has begun to develop innovative solutions to affordability issues, for example, loan and insurance products to bridge the period a tenant has a period where deposit requirements overlap. Private solutions have the potential to offer innovative and flexible solutions for different groups.”

Instead, it plans to monitor these solutions, including their affordability and accessibility, and to explore the findings with the Tenancy Deposit Protection Working Group, made up of deposit protection experts and tenant, landlord, and student industry bodies.

©1999 – Present | Parkmatic Publications Ltd. All rights reserved | LandlordZONE® – REVEALED: Why ‘deposit passports’ were dropped from renting reform White Paper | LandlordZONE.

View Full Article: REVEALED: Why ‘deposit passports’ were dropped from renting reform White Paper

Selling a small portfolio?

admin    Uncategorized     agents

Dear 118 members, I’m looking for some feedback/advice on selling a small property portfolio and would like to know how members have found the process.

We have 6 flats, 1 house and a shop as well as the freeholds

View Full Article: Selling a small portfolio?

Leading landlord figures pick holes in renting reform White Paper

admin    Uncategorized     agents

Landlord group leaders have begun picking holes in the government’s radical Renters Reform Bill white paper.

While welcoming some of the proposals, Portsmouth & District Private Landlords Association chair, Martin Silman (pictured), believes removing Section 21 notices could spell disaster if problems with the courts aren’t fixed too.

He also points to potential problems for student landlords following a move to allowing tenants to give just two months’ notice.

“They need to put a loophole for students who have to be on a fixed-term contract otherwise the whole model falls apart,” he tells LandlordZONE.

“You need the confidence that students will leave at the end of the academic year – if one of them decides to stay on for a few months, you couldn’t operate as a student landlord.”

Silman believes this could also create an issue by combining tourists with tenants needing a house as it would be cheaper to stay in an HMO for a couple of months (by moving in and then giving notice) than in some Airbnbs.

“It will mean that those looking to move back to an area or wanting to come here more permanently but who have not yet secured a job will no longer easily find accommodation.”

Giving notice soon after moving in could be damaging for many landlords who might have paid a letting agent up to £1,000 to find a family, agrees Giles Inman (pictured), business development director at EMPO, who says many anxious landlords will be making some serious decisions if these proposals come to pass.

He believes the suggestion about using an ombudsman for mediation would be largely ineffective. “99% of the time our members have to evict tenants due to arrears, so usually the relationship has broken down completely and no level of mediation would bring it back on track,” he tells LandlordZONE.

On the subject of being forced to take pets and for tenants to get insurance, Inman is also unconvinced.

“Pet insurance doesn’t cover damage over time such as scratching which is most common, just single incidents. Landlords would get scared if they can’t say no to a massive dog. It would be more logical to ask for a deposit for pets.”

Read the White Paper in full.

©1999 – Present | Parkmatic Publications Ltd. All rights reserved | LandlordZONE® – Leading landlord figures pick holes in renting reform White Paper | LandlordZONE.

View Full Article: Leading landlord figures pick holes in renting reform White Paper

All rise! With the cost-of-living soaring, how can DIY landlords protect their income? The experts at Belvoir advise…

admin    Uncategorized     agents

There is no escaping just how much stress the huge increases in the cost of living is causing everyone, but what can landlords do to try and protect their income and their investments? Tenants who find themselves struggling to pay their rents can leave landlords with the challenges of still having to pay mortgages and finance the other associated costs of owning a Buy to Let portfolio. If the situation continues for a long period and rent arrears continue to mount up it may become necessary to initiate costly eviction procedures. So what can be done to help ease the situation?

At a time when households are being squeezed to the limit, the question of whether or not to increase rents is an emotive and sensitive subject, with so-called ‘greedy landlords’ often blamed for exploiting a difficult situation. In reality, far from being part of the problem, landlords are very much part of the solution to the UK’s current housing crisis. It is a fact that rents are subject to supply and demand, and rents have risen significantly in recent months, but it is a highly localised picture with rents varying from region to region. If you are currently a DIY landlord, have a chat with a professional agent who will be able to advise on the current rental value of your investment. Other factors for DIY landlords to consider are the costs of finding a new tenant, although in such a buoyant market with unprecedented demand it is unlikely that good quality rental accommodation will remain empty for long. Importantly, by working with an agent you can take advantage of their extensive marketing and referencing processes to ensure you find the best tenants for your Buy to Let property as quickly and effectively as possible. Landlords who work with agents can also have the peace of mind of knowing that they are legally compliant, and not likely to face hefty fines for breaches of regulations.

For additional peace of mind, it is advisable for landlords to consider investing in a rental guarantee package, which has the backing of a reputable specialist insurer. A rent and legal expense guarantee will ensure that landlords continue to receive monthly rents regardless of the tenant’s ability to pay. Should tenant eviction from a property become necessary at any point this can result in an extremely and lengthy procedure but investing in insurance can ease the stress by covering the costs of the agent to prepare all necessary paperwork and attend court on your behalf. Belvoir’s rent guarantee offers zero excess and 100% rent protection.

Now is the perfect time for landlords to review the financing of their portfolio. If landlords have a Buy to Let mortgage it is worth talking to Belvoir as we work closely with Mortgage Advice Bureau.

At present there are no signs of any easing of the cost-of-living crisis. However, in May 2022 Chancellor Rishi Sunak announced a £15 billion support package, which aims to offer some respite in the autumn for households who are struggling to pay for their homes to be heated. A temporary windfall tax on energy companies is enabling the government to fund the payment of a £400 non-repayable grant for all households to help pay their energy bills. In addition, later this year targeted support is being made available for pensioners, as well as people with disabilities and those on low incomes. It is hoped that even more support may be made available in the future, but in the meantime communication with tenants is key to ensuring that any problems are highlighted early, and any necessary steps are taken to ensure that debts do not mount up. A professional agent will be able to negotiate with tenants calmly to help defuse a difficult situation, and report back to the landlord so that all parties are aware of any potential problems and can focus on finding the best solutions for all concerned.

To find your nearest Belvoir office visit: www.belvoir.co.uk

©1999 – Present | Parkmatic Publications Ltd. All rights reserved | LandlordZONE® – All rise! With the cost-of-living soaring, how can DIY landlords protect their income? The experts at Belvoir advise… | LandlordZONE.

View Full Article: All rise! With the cost-of-living soaring, how can DIY landlords protect their income? The experts at Belvoir advise…

LSA warns landlords: recession is coming

admin    Uncategorized     agents

Recession is looming around the corner. It’s an unavoidable topic, and smart landlords are reacting fast. A report by Propertymark found a massive spike in landlords getting out of the rental industry and that 53% of buy-to-let properties sold in March 2022 left the private rented sector (PRS) completely.

View Full Article: LSA warns landlords: recession is coming

LATEST: Renting reform White Paper – its full shocking proposals go live

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The Government has finally published its renting reform White Paper three years after it was first promised, with legislation based on its proposals not due until at least next Spring.

Introduced in parliament by housing minister Eddie Hughes (main picture) but prefaced by his boss Michael Gove, it claims to be both a game-changer for renters but also assumed that not all landlords are rogue or irresponsible and that most offer good accommodation and take their responsibilities seriously.

“We want to change the UK’s reputation as a place to both rent and own a home,” Hughes told MPs. “And we want renters to have the same peace of mind that owning your home gives.”

After months of drip-drip leaks and vague ministerial statements, the full meat of the White Paper is now there for all to see.

Within it Gove says: “This White Paper builds on the vision of the Levelling Up White Paper and sets out our plans to fundamentally reform the Private Rented Sector and level up housing quality.”

12-point plan

The White Paper outlines a 12-point plan of action. These are to ensure all PRS homes in the UK meet the Decent Homes Standard, running selective local authority pilot schemes to bolster policing of bad landlords, removing landlords’ rights to evict tenants ‘without fault’ and then give them more powers to evict, but only for set reasons.

Rents will only be allowed to increase once a year, and tenants will be able to take poorly-performing and rogue landlords to a single Ombudsman to gain redress, a scheme that all landlords will have to join and pay for.

It also promises to reduce the courts’ backlog for evictions as well as a property portal for all UK rented homes that will include information from the official rogue landlord database and details of a landlord’s compliance.
It could also be used to stop landlords from renting out properties that do not meet minimum standards.

“Mandating landlords to take a proactive approach to property management would benefit those good landlords who already meet basic requirements while simplifying enforcement for local councils and hitting criminal landlords hard,” the document says.

Careful balancing?

“We are committed to carefully balancing landlords’ privacy concerns with the need of private tenants to make informed decisions about their housing options when designing a new system.”

Investigative powers for local authorities are also being increased, as are fines, while agents and landlords will be prevented from refusing tenants on benefits without good reason, and tenants who want to live with their pets will have a ‘right’ to do so, albeit subject to a reasonability test.

Lastly, the government will work with companies to develop a ‘renting passport’ to enable poorer tenants to move home without having to stump up two deposits.

But the most radical changes are those around tenancies and tenure.

Fixed-length tenancies

The document reveals that Ministers plan to give private landlords six months’ notice of its first implementation date, after which all new tenancies will be periodic and governed by the new rules, ushering out ASTs.

By periodic, the government means fixed-term tenancies that will be pre-agreed between landlord and tenant, with tenants required to give two months’ notice at any time during that period, and landlords only able to evict them under circumstances including both ‘fault’ (i.e. rent arrears or anti-social behaviour/damage) or no-fault (i.e. to move back into a property or sell it).

“Periodic tenancies will also enable tenants to leave easily without remaining liable for the rent in unsuitable and unsafe accommodation,” the document says.

Read the White Paper in full.

Reactions

“Having waited three years for this White Paper, we had a good idea of what the rental reforms would look like, and I welcome the Government’s intention to improve the private rented sector to make it more robust and fairer for both landlords and tenants for the long-term,” says Eddie Hooker, CEO of the Hamilton Fraser Group, which operates industry schemes such as Total Landlord Insurance, the Property Redress Scheme and Client Money Protect.

“A more effective legal framework will ultimately help to create a more stable market for landlords to invest in. These proposals confirm the direction of travel, but the devil will be in the detail of the legislation. 

“Giving more power to the tenant, for example by restricting the rights of landlords to determine when a tenant should actually have to vacate at the end of a tenancy and to force landlords to accept renters that are on benefits, no matter how temporary, could send a signal that investing in the private rental sector is an uncertain and undesirable endeavour.

Driving up rents

“It’s vital that the eventual legislation doesn’t deter landlords from the sector as this will cause more landlords to exit, exacerbating an existing shortage of rental homes and driving up rents at a time when interest rates are rising faster than they have done in decades, and when people can least afford it. 

“Whilst landlords are frequently portrayed as fat-cat institutions that have no regard for tenants, the truth is that most are decent people with just one or two investment homes which form part or all of their income or retirement plans and to continue to squeeze them would be counter-productive.”

©1999 – Present | Parkmatic Publications Ltd. All rights reserved | LandlordZONE® – LATEST: Renting reform White Paper – its full shocking proposals go live | LandlordZONE.

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