2022 Property Network Summer Ball

2022 Property Network Summer Ball

Thank you to all who attended the Shire Property Summer Ball. A huge thank you to our photographer for the evening Toby Nima, who took over 300 photos. Please feel free to download the photos for free.
As you know fuel poverty is a cause I am passionate about, I am partnered with a Bedfordshire Fire Service to provide help and support to tenants who are struggling to pay their energy bills.
If you would like to donate to the cause and help us to help more tenants who are struggling I would be extremely grateful, please chose the Donate button to help this cause.

Toby Nima

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Abolishment of S21

Abolishment of S21

The Government are currently seeking consultation on their decision to remove section 21 notices from the eviction process and this has created waves of panic across the industry, with the media having us believe landlords are evicting tenants on mass for fear they will never be able to get their property back once the law comes into force.

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But what does it really mean for landlords, will your property be lost to your tenant forever?

Until the Bill is produce after the consultation period we will not know for sure what the new regulations will be, but what we do know is no fault eviction notices will be no more, this will mean Assured shorthold tenancies (AST) will be no more and as a knock on effect deposit protection regulations, technically, will be no more as landlords only need to protect a deposit for an AST
Any tenancy that started on or after 1 December 2017 will be a private residential tenancy. This new tenancy replaces the assured and short assured tenancy and provided the filling changes:
  • No fixed terms

    Private residential tenancies are open ended, meaning a landlord can't ask a tenant to leave just because they have been in the property for 6 months as they can with a short assured tenancy.
  • Rent increases

    Rent can only be increased once every 12 months and if the tenant thinks the proposed increase is unfair they can refer it to a rent officer. – It is the same in England, if a tenant believes a rent increase is too high they can appeal to the rent tribunal
  • Longer notice period

    If your tenant has lived in the property for longer than 6 months you will have to give you at least 84 days notice to leave (unless they have broken a term in the tenancy). Simpler notices - the notice to quit process was scrapped and replaced by a simpler notice to leave process.
  • Model tenancy agreement

    The Scottish Government published a model private residential tenancy that can be used by landlords to set up a tenancy. If a tenancy started before 1 December 2017 it will continue as normal until tenant or landlord bring it to an end following the correct procedure. If renewed then a new tenancy this will be a private residential tenancy.

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Deposits

Scotland operate a deposit protection scheme similar to England, the difference is all deposits must be protected in one of the 3 government approved schemes and if the deposit is not registered a tenant can complain to the First-tier Tribunal for Scotland, and the tribunal can order the landlord to pay you up to three times the amount of the deposit paid. Tenants can only do this up to three months after the tenancy has ended.

Disrepairs

Giving notice

If a tenant wishes to vacate and they have a private residential tenancy tenant, then this is normally 28 days’ notice.

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Evictions

A landlord will need to give a tenant either 28 or 84 day’s notice that they intend to apply for an eviction notice. The period of notice will depend on how long the tenant has been in the property and which ground their are applying for eviction. The form a landlord needs to use is called a ‘notice to leave’.
If the tenant is still in the property after the notice period is over, then the landlord will have to apply to the Housing and Property Chamber of the First Tier Tribunal for an eviction order.
The notice to leave is valid for 6 months, if no application for an eviction order is made, then another notice to leave would need to be issued.
If a tenant does not leave on the expiry of the Notice to leave, then the landlord must apply to First Tier Tribunal for an eviction.
The landlord must also serve the local authority with a notice advising of the potential eviction.

What are the grounds?

There are 18 grounds for possession that a landlord can use to apply for an eviction order.
The grounds are divided into 4 areas:
  • The property is required for another purpose
  • The status of the tenant
  • Conduct of the tenant
  • There is a legal reason why the tenancy can't continue
There are 10 mandatory grounds, where the tribunal has no discretion to refuse the eviction if the ground is proved, and 8 discretionary grounds, where the tribunal should consider whether it is reasonable to grant an eviction order.
The property is required for another purpose
  • Ground 1: Landlord intends to sell
  • Ground 2: Property to be sold by lender
  • Ground 3: Landlord intends to refurbish
  • Ground 4: Landlord intends to live in the property
  • Ground 5: Family member intends to live in the property
  • Ground 6: Landlord intends to use for non-residential purposes
  • Ground 7: Property required for religious purposes
Tenant's status
  • Ground 8: not an employee – tied accommodation
  • Ground 9: No longer in need of supported accommodation
Conduct grounds
  • Ground 10: Not occupying let property
  • Ground 11: Breach of tenancy agreement
  • Ground 12: Rent arrears
  • Ground 13: Criminal behaviour
  • Ground 14: Anti-social behaviour
  • Ground 15: Association with person who has relevant conviction or engaged in relevant anti-social behaviour
Legal impediment to the let continuing
  • Ground 16: Landlord has ceased to be registered
  • Ground 17: HMO license has been revoked
  • Ground 18: Overcrowding statutory notice
From 1 December 2017, most types of legal applications about private sector tenancies are dealt with by the Housing and Property Chamber, rather than the Sheriff Court, this removed a lot of pressure from the courts and not only streamlined the eviction process but also sped up the time it takes to evict a tenant from a property.
So while we wait to see how the new legislation will be presented, it is worth taking a calming deep breath to know that the lack of a S21 will not bring private rental Armageddon and landlords will still be able to gain possession of their properties. Because let’s face it, a Landlord has never served a S21 for no reason, all the new rules will mean is that you will now have to state your reason and match the ground to it.

Private rented sector facts…the press don’t want you to know

Private rented sector facts…… The press don’t want you to know...

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The English Housing Survey was released this month and provides some very interesting and contradictory facts, if you are to believe recent press reports.
The National Housing survey is a detailed insight into the UKs housing circumstances and includes property condition as well as energy efficiency.
1 in 5 households in the UK live in Private rented accommodation, compared to 64% owner occupier and only 17% living in social rented accommodation.

Profile of a private renter

Profile of a private renter

The average age of a private renting tenant is 40yrs old and 60% are male, single households make up 25% while couples with children occupy 22% of the sector. Surprisingly on 11% live in shared accommodation or HMOs.

6% of those surveyed were living in overcrowded accommodation.

65% are in full time employment with 12% in part time work, with the average weekly income of £583, 83% identified as white with 74% stating Britsh or Irish.

50% of private renters were issued with a fixed term 12 month tenancy and on average stayed in the same property for 4.1 years.

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Satisfaction guaranteed

Contrary to many press reports the survey states that a staggering 84% of private renters were either satisfied or very satisfied with their accommodation, however those in private rented properties spend the highest % of their household income on their housing cost, with Londoners spending on average 42% of their monthly income with the rest of the UK spending 33%.

Compared to social tenants who only spent on average 28% and homeowners with a mortgage as little as 17%.

Of those surveyed, only 20% of private renters were in receipt of Housing Benefit or Universal credit Housing Element.

Surprisingly only 76% of private renters said they paid a deposit at the start of their tenancy, with only 73% confirming their deposit was protected, worryingly 20% didn’t know if their deposit was protected.

Only 11% of private rented had savings over £16,000 with 63% having no savings and only 58% of private renters believed they would eventually buy their own property.

Disrepairs

Disrepairs

In 2017-18 disrepair was worse in private rented accommodation with 25% of homes failing to meet the Decent Homes Standard compared with only 13% of social housing and according to the Housing Health and Safety Rating System (HHSRS) 14% of private rented homes had a category 1 hazards compared to only 6% in social housing. Despite this 73% of private tenants were satisfied with repairs.

Tenant wont leave? Ancient law may help landlords claim double rent

Tenant wont leave? Ancient law may help landlords claim double rent.

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It has happened to the best of us, our tenant gives notice then at the last moment changes their mind and they will be staying.
This can cause a landlord and any would be (signed up tenants) a nightmare. Although landlord will have the legal right to possession, he will have to get a court order first which could take months (by which time the tenant will probably be long gone. An answer may lie in section 18 of the Distress for Rent Act 1737.

To quote the act.

“whereas great inconveniences have happened and may happen to landlords whose tenants have power to determine their leases, by giving notice to quit the premises by them holden, and yet refusing to deliver up the possession when the landlord hath agreed with another tenant for the same”

The act goes on to provide that if a tenant gives notice and then fails to leave, a landlord can charge double rent “and such double rent or sum shall continue to be paid during all the time such tenant or tenants shall continue in possession as aforesaid“.

However note the following:

  • The tenant must have served a proper valid notice to quit, which has been accepted by the landlord
  • The double rent can only be charged on a daily basis for the period of time the tenant overstays
  • It cannot be used if the tenant just fails to return the keys
  • It cannot be used if the tenant just stays on after the end of the fixed term (in which case in most cases a new periodic tenancy will arise)

Arguably the money can be deducted from the tenants deposit in the normal way, but few judges or adjudicators are aware of this law, so it may be hard to enforce (although landlords could just print out the extract from the statute).

I would be very interested to know if any landlords have actually used this rule, and if so, whether (if it was challenged) they were able to uphold the claim at court or arbitration.

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