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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Bring in rent arrears loans for tenants in England, says lettings giant Belvoir

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One of the UK’s largest letting agencies has backed tenants in England being offered government-backed loans to pay their rental arrears accrued due to Covid, as Wales announced earlier this month.

Belvoir, which manages 30,000 properties with a value of £10 billion across the UK, says it stands behind the National Residential Landlords Association (NRLA) campaign to persuade ministers that a tenant loan scheme would go a long way towards reducing the number of tenants who may face eviction after the ban ends on Monday.

On August 11^th Wales launched its Tenant Saver Loan scheme, which is backed via an £8 million fund and is being provided through credit unions at 1% APR. Scotland has taken a different approach, and set up a £5 million scheme to directly compensate its landlords if their tenants get into arrears.

Bank accounts

With both the Welsh and Scottish schemes, money is paid straight into landlords’ bank accounts and tenants will have to pay back the loan over a period of up to five years. They won’t be means-tested and loans can only be used to cover rent arrears.

Belvoir CEO Dorian Gonsalves says: “With confirmation that the UK has officially fallen into recession we believe that it is more important than ever for the Government to introduce a loan scheme similar to that in Wales.

“This will ensure all tenants are able to pay their rent, and landlords can continue providing much needed housing.”

He says the housing market is entering the recession as a very different animal compared to the 2008/9 financial crisis; private renters now make up a much larger proportion of the landscape and more people now rent privately than through social housing.

“Homeowners who have been financially impacted by coronavirus have had the advantage of being able to access a mortgage holiday, and it would seem only fair that tenants should have access to a similar loan scheme to the one operational in Wales,” he says.

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Belvoir backs NRLA campaign for Government Tenant Loan Scheme

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Belvoir, the UK’s largest High Street property franchise, welcomes the adoption by the Welsh Government of proposals for a Government backed loan scheme for tenants who have accrued rent arrears due to the impact of coronavirus. Belvoir is also backing the NRLA campaign to introduce a similar scheme in England to protect tenants within the Private Rental Sector (PRS).  

Belvoir CEO Dorian Gonsalves says: “With confirmation that the UK has officially fallen into recession we believe that it is more important than ever for the Government to introduce a loan scheme similar to that in Wales, which will ensure all tenants are able to pay their rent, and landlords can continue providing much needed housing for the PRS.  

“It is important to realise that the PRS is entering into this recession in a completely different position to the credit crunch of 2008, with a much closer proportion of people renting property compared to homeowners with a mortgage. In addition, according to the latest English Housing Survey, for the first time as many people are now renting through the PRS as through social housing. Homeowners who have been financially impacted by coronavirus have had the advantage of being able to access a mortgage holiday, and it would seem only fair that tenants should have access to a similar loan scheme to the one operational in Wales.  

“Belvoir’s Q2 rental index, which is provided for us by property expert Kate Faulkner, confirms that the rental market has so far not been dramatically affected by the coronavirus. Belvoir continues to monitor rent arrears, and our most recent data shows an arrears percentage of 3.34% directly related to coronavirus. Rents in most areas have remained stable, although there is a definite post lockdown demand for more rental properties with outdoor space and far less demand for flats. In England, Wales and Scotland, Belvoir’s Q2 2020 rental index reveals an average rent for offices trading over the last eight years of £746 per month – a decrease of around -3.5% versus Q2 2019. When comparing Q2 2020 to the 2019 annual average of £755 per month, which has proved to be a more robust measure over time, this reveals a smaller, almost insignificant fall of around -1%. 

“Although the rental sector remained robust throughout lockdown, the furlough scheme is due to end in October and there is inevitably some uncertainty about how this will impact on the job market and the ability of a small percentage of tenants to pay their rent. A loan system of the type operating in Wales will help to protect tenants by ensuring they can continue to pay rent and reduce the risk of evictions. In the long term a loan system to subsidise the rental market and protect tenants may ultimately be less costly for the Government than a potential increase in homelessness, especially as councils will struggle to rehome people due to a shortage in social housing.  

“Landlords and agents play an important role in the economy, contributing significantly in terms of employment of staff and contractors, ensuring compliance of safety regulations, maintaining properties to a high standard etc. Belvoir’s rental index confirms that the majority of tenants choose to remain in their rental home for between a year and two years, with one office reporting an average of almost four years. Belvoir remains committed to the care of all of our tenants and landlords and we are delighted that the NRLA campaign for the tenant loan scheme in Wales has proved successful. Belvoir is very much behind the campaign to introduce a similar scheme in England.”

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EXCLUSIVE: Shocking story behind council’s failed Selective Licensing bid

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A leading member of the private rental market community in Luton has contacted LandlordZONE to highlight the actions of Luton Council over the past 18 months as it has attempted, so far unsuccessfully, to introduce a Selective Licensing scheme.

Luton Council has been thwarted in its attempts to introduce a scheme partly through the campaigning work of local landlords and letting agents, and partly because of errors made by the council.

Quick history

The council tried to introduce a scheme in April 2018, faced significant local opposition and then went silent about its plans until December 2019 when a council committee approved its plans, which were then rubber stamped by its executive committee several weeks later.

After two virtual meetings with concerned locals during July, the scheme was still going ahead. A group of agents, landlords and concerned residents then got together and formed Luton Landlords and Letting Agents Ltd, whose solicitor then launched a legal challenge.

The council then admitted errors in its implementation and decision making, and the scheme now appears to be on hold as the council says want to “continue to work with landlords to help drive up standards in the town and will be undertaking a further review to gauge the current need for/scope of any new Licensing scheme.”.

What went wrong

The person involved wishes to remain anonymous but says the story in the public domain is only part of the picture. They claim that:

• The communication and consultation efforts during the process have been poor and designed to keep locals out of the process.
• Luton Council over-egged problems within the private rental market to justify its Selective Licensing decision.
• The council revealed a conflict of interest – it said if landlords didn’t want to sign up to the scheme, they could rent their homes through the council’s own ‘social tenants’ lettings agency.
• Councillors Dave Stevenson (Private Sector Housing and Enforcement) and Councillor Tom Shaw ignored calls to justify the scheme or explain how it would improve standards in the town.
• Landlords and agents were given a matter of weeks to apply for the scheme which, given the 10,000 properties involved, was optimistic given it was during the height of the Covid lockdown.
• Luton Council failed to follow the proper statutory procedures for bringing in a Selective Licensing scheme and, it now transpires, did not have the authority to make a designation and bring in the scheme at all, which should have been submitted to the Secretary of State for approval, making the original attempts to introduce the scheme unlawful.
• Luton has wasted significant sums of taxpayer cash at a time when it claims to be under financial stress.

“We should be able to trust that people employed by the Council are competent to do the job, to not mismanage their resources, get value for money from staff and contractors, provide much needed services to local… not wasting taxpayer monies and trying to introduce stealth taxes,” our source says.

LandlordZONE has approached Luton Council for comment but so far not received a response.

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Belvoir backs calls for Government Tenant Loan Scheme

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Belvoir, the UK’s largest High Street property franchise, welcomes the adoption by the Welsh Government of proposals for a Government backed loan scheme for tenants who have accrued rent arrears due to the impact of coronavirus. Belvoir is also backing the NRLA campaign to introduce a similar scheme in England to protect tenants within the Private Rental Sector (PRS).

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‘Wales isn’t for sale’ say local politicians as they call for changes to planning laws

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Welsh politicians have slammed news reports for encouraging investors to buy holiday lets in the region, putting the housing market under pressure.

The Telegraph and This is Money have both published articles recently flagging up areas in Wales that offer affordable housing to buy as holiday lets amid the staycation boom.

This is Money’s article highlights tax perks tempting landlords struggling to make a profit from traditional buy-to-lets, and lists the top 10 holiday let hotspots, including Ceredigion in second place, Isle of Anglesey (pictured) in ninth and Gwynedd in tenth place, based on the number of short lets as a proportion of all lets.

Anglesey MP Hywel Evans says the housing market is already under severe pressure. He believes the growth of the second home or holiday home sector prevents local people from buying affordable properties in their native area, and poses a threat to the Welsh language and communities.

Second homes

“Recent statistics for Gwynedd showed that 40% of homes sold there last year were second homes or to be used as holiday homes,” says Evans. “I have no doubt that the figure for Anglesey is even greater, and in our coastal areas that figure is likely to be higher.”

The deputy leader for Plaid Cymru, Rhun ap Iorwerth, joined in the criticism on Twitter, saying that it showed a blatant disregard for communities. “Encouraging people to see houses as ££££ rather than what they should be – homes. We need legislation to protect our local housing stock.”

Evans wants new laws to be brought in to protect local housing stock, including a change in planning rules, so that buyers would have to apply for change of use permission to turn a permanent home into a holiday home.

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