Signup to the SWLA
The Bank of England has cut interest rates from 5.25% to 5%, the first drop since the onset of the pandemic in March 2020.
Over 40 Bills were announced at the State Opening of Parliament (in the King’s speech) on 17th July, including the Renters’ Rights Bill.
Commentary about the new Renters’ Rights Bill published from the government:
“The Government is determined to address the insecurity and injustice that far too many renters experience by fundamentally reforming the private rented sector and improving the quality of housing in it.
“We value the contribution made by responsible landlords who provide quality homes to their tenants and believe they must enjoy robust grounds for possession where there is good reason to take their property back.
“However, the Government is determined to level decisively the playing field between landlord and tenant by providing renters with greater security, rights and protections and cracking down on the minority of unscrupulous landlords who exploit, mistreat or discriminate against tenants with bad practices such as unfair rent increases intended to force tenants out, and pitting renters against each other in bidding wars.
“The Renters’ Rights Bill delivers our manifesto commitment to transform the experience of private renting, including by ending Section 21 ‘no fault’ evictions – we will take action where the previous Government has failed.
“The Bill will give renters much greater security and stability so they can stay in their homes for longer, build lives in their communities, and avoid the risk of homelessness.”
Details so far about the Renters’ Rights Bill
• Abolish Section 21 and expand Section 8 grounds for possession
• Give tenants the power to challenge rent increases that may be designed to ‘force them out’
• Ensure landlords consider pet requests and not unreasonably refuse – landlords can request that tenants take out pet damage insurance
• Introducing a Decent Homes Standard
• Extending ‘Awaab’s Law’ to the PRS (so that private landlords swiftly deal with hazards, damp and mould problems)
• Create a digital national database of landlords and their properties, i.e. a national portal
• Create a new ombudsman service for the private rented sector to provide impartial and binding solutions to reduce the need for court proceedings
• Prevent discrimination against tenants with children or those who receive benefits
• Preventing agents and landlords from encouraging bidding wars
As you can see – the proposed details above are largely the same as the Conservative’s ‘Renters (Reform) Bill’.
Next steps for the legislation
Draft Bills are issued for consultation before being formally introduced to Parliament. This allows proposed changes to be made before the Bill’s formal introduction.
The Kings Speech can be read in full here; https://www.gov.uk/government/speeches/the-kings-speech-2024
There is an item that you can place within a communal area of Flats or HMOs that can make a huge difference to the fire brigade and their response to a fire or emergency within your building. Secure information boxes are easily identifiable repositories for documents intended for use by the fire and rescue service during a fire.
Its main use is for high-rise buildings; however, the box can be placed in smaller properties that have communal areas. Having a box with important fire documents enclosed really highlights to your tenants that you take fire safety seriously within the building.
The Fire Safety (England) Regulations 2022 made it a legal requirement for existing high-rise residential buildings in England to have a secure information box installed on the premises from 23 January 2023. High rise buildings are 18 metres or more in height OR seven or more floors in height.
The regulations require responsible persons to install a suitably secure information box in or on their high-rise buildings. They will also be required to provide in the box:
Access should be given to the fire and rescue service. Boxes should be maintained, and their contents kept up to date in line with the duties imposed by the regulations and the Fire Safety Order.
The Grenfell Tower Inquiry Phase 1 report highlighted that the lack of on-site information available to London Fire Brigade on the night could have further hampered their response had the layout of the building been more complex. The Inquiry recommended that the owner and manager of all high-rise residential buildings be required by law to ensure that the building contains a secure information box.
While the regulations require responsible persons to proactively send the fire and rescue service relevant information electronically, there is still a practical use to the fire and rescue service in having some of this information available in hard copy on site.
In order to keep this information safe and secure, access should be given to the fire and rescue service either by a copy of the key, or the access key-code being shared with them.
The fire and rescue service has informed the Grenfell Inquiry that during a fire, hard copies of building plans are helpful in aiding their operational response. This allows first-attending crews to understand the building’s layout and respond effectively by using these plans in a dynamic environment without having to rely on technology.
Chapters 2 to 4 of “The Code of Practice for the Provision of Premises Information Boxes in Residential Buildings” produced jointly by the FIA and the NFCC sets out good practice on secure locations to install information boxes.
The regulations do not require a responsible person to include personal or sensitive information about residents in the box.
Under the Fire Safety Order, responsible persons already have a duty to maintain in an efficient state and in efficient working order and in good repair any facilities, equipment or devices used by fire-fighters
For compulsory (high rise) boxes, the regulations require a responsible person to inspect the secure information box annually and ensure its contents are up to date.
What would you place within it?
The Building Fire Risk Assessment, The Fire System Service Log Book, Emergency Lights Test Book, The Weekly Test Log Book, A Paper Copy (Laminated If Possible) of the Building Layout, Fire Extinguishers Service Log Book, Weekly Fire System Test Book, A Pen, Contact Details For the Responsible Person, Gas Pipe Incoming Location, Electrical Shut off, Is There Solar panels on the building?
As you can see there is a lot of information within the document box that can be stored and this information rather than being spread over the building it has its own place to be. The fire brigade would look more favourable to a landlord or responsible person who had all this information to hand rather than looking for information which may be lost in time.
As a Fire Risk Assessor, I recommend these are installed in all rented properties that contain a communal area. Although only compulsory in high rise buildings, it’s great to go above and beyond for the safety of your tenants.
Article by Will Carter of Fire Risk Assessors South West 07740 074084
It was great to see members old and new attend our open office event! We all had a lovely time catching up with everyone (and enjoying the cream tea of course!).
We hope to see you all again at our next get together, which is a General Speaker Meeting at the Future Inn Hotel on 16th October 2024. 
Angela Rayner has been made Deputy Prime Minister and Secretary of State for the Ministry of Housing, Communities and Local Government.
The department, which has responsibility for housing issues, has reverted to its former name having been changed to the Department of Levelling Up, Housing and Communities by the Conservative administration.
https://www.bbc.co.uk/news/live/cn09xn9je7lt
Image from BBC News, PA Media
Source; bbc.com/news
As Plymouth’s largest blinds showroom, Beacon Blinds stocks a comprehensive range of blinds, curtains and awnings. They are a local blinds supplier providing great value solutions to homeowners and businesses in Plymouth, Plymstock, Plympton, Tavistock, Ivybridge, Saltash, Liskeard, Totnes, Kingsbridge & South Hams.
Offering 15% discount on complete blinds (excluding special offers or promotions) and a 10 % discount on spare parts.
Free measuring and installation service still applies to this offer.
Proof of SWLA membership must be produced at point of sale for discount to apply.
Beacon Blinds – 263 Beacon Park Rd, Beacon Park, Plymouth, PL2 3JP. 01752 787666.
To view the range please visit www.beaconblinds.co.uk
For all deals, visit The Big You Can Do It Sale | Tradepoint (trade-point.co.uk) from Friday 28th June.
Notice of a General Meeting
Open afternoon in the SWLA Office
Wednesday 10th July 2024 – 3pm – 6pm @ 30 Dale Road, Plymouth PL4 6PD
Come and meet staff, committee and other SWLA members.
There will be a cream tea for you to enjoy while you chat!
All welcome.
We hope you will take the opportunity to pop in.
The President and Chairman met with Peter Gold (Prospective Parliamentary Candidate for Plymouth Sutton and Devonport. Central to the discussion were items on Reform’s Contract regarding ‘Scrap Section 24 for Landlords’, ‘Abolish the Renters (Reform) Bill’, and ‘Reform Social Housing Law’.
The news has been awash with reports of E-Bike battery fires and in this tragic case, the deaths within a young family; https://www.bbc.co.uk/news/articles/cd11gnqp27wo
If your tenant charges an E-Bike in their home – provide them with the following guide;
With their ability to enable more people of all ages and abilities to cycle, or to cycle further, e-cycles are an important element of the government’s ambition for active travel to make a significant contribution to the decarbonisation of the transport sector.
While most e-cycles are very safe, as with all products using lithium batteries, there is a risk of fire, particularly for counterfeit, damaged or poorly modified e-cycles and batteries, or when the incorrect charger is used.
Lithium battery fires can be particularly dangerous and hard to extinguish. The following advice should help to limit the risk of fire.
Electrically assisted pedal cycles, or e-cycles/e-bikes, have an electric motor to help you pedal.
Riders must be at least 14, but no licence, special equipment or insurance is needed to ride one, provided that the e-cycle meets certain rules, which specify, for example, that the motor must have a maximum continuous rated power (250 watts) and motor cut-off speed (15.5 mph).
Modifying the motor or battery will increase the likelihood of a fire.
Modern e-cycles are generally powered by lithium batteries and are normally supplied with a battery charger that plugs into a normal household mains socket.
Although most e-cycles and their batteries are very safe in normal use, lithium battery packs can, particularly if of poor quality or when damaged or improperly used:
This guidance comprises advice from:
It’s safest to buy a complete e-cycle, with battery pack and charger included, from a reputable retailer.
Register your product with the manufacturer. This makes it easier to contact you in the event of a recall or safety alert.
Be especially careful when purchasing second-hand, refurbished or converted bikes. It can be hard to establish reliably whether such products are counterfeit or genuine, and whether they meet proper UK (or EU) standards. Look for CE or UKCA marking.
If you need a spare battery pack or charger, buy only genuine items authorised by the e-cycle or drive system manufacturer. Using a reputable supplier will reduce the risk of being sold counterfeit items. Genuine battery packs and chargers may cost more, but using third-party items that may not be safe or compatible could put your life at risk or destroy your home.
Be cautious about buying used e-cycle battery packs. Whether or not any physical damage is visible, the battery could already have been damaged or abused and pose an increased fire risk.
E-cycle conversion kits are products that turn a conventional cycle into an e-cycle.
Although the concept may seem attractively affordable, the fact that the kit is retro-fitted, often by the end user, to a cycle not designed and tested for this application, means that buying a complete e-cycle is generally a safer option.
If you decide to buy an e-cycle conversion kit:
DIY e-cycle kit installations have been found to sometimes result in damage to the kit, increasing the chances of battery failure and the likelihood of a fire. Note that the person who installed the kit is liable for the product’s safety, even if they’re a private individual, so an incident could have serious financial consequences. If possible, instead have the kit installed by a professional/competent person who is properly insured for this work.
Some users may be tempted to modify e-cycles (or cycles converted into e-cycles by a kit) to exceed the speed or power limits (15.5 mph and 250 watts) for a legal e-cycle.
Users should be aware that if an e-cycle is modified to exceed these legal limits, it becomes an unregistered motorbike in law. If you use such a vehicle on the road you could face a fine and penalty points on your licence and the vehicle could be impounded. You are also unlikely to be covered by any insurance.
Even if carried out without introducing direct electrical hazards, such as short circuit risks through poor wiring/connection, modifications of this type generally increase the electrical load on the battery and drive system. These may then overheat, substantially increasing the risk of fire.
Do not charge an e-cycle or battery pack where, if a fire breaks out, it could prevent you from safely leaving your home.
Avoid storing or charging e-cycles on escape routes or in communal areas of multi-occupied buildings.
Ensure everyone is aware of an escape plan in the event of a fire.
If possible, store and charge e-cycles and battery packs in a shed or garage separate from your home.
As far as possible, do not charge batteries or store your e-cycle near combustible or flammable materials.
If you charge or store your e-cycle inside your property, ensure you install suitable fire detection. Fire services recommend heat alarms rather than smoke alarms for garages or kitchens. Ensure you have working smoke alarms in other rooms. Avoid excessively hot, cold or damp areas, especially for charging.
Use only the charger supplied with the e-cycle, or a replacement authorised by the manufacturer.
Follow the manufacturer’s instructions for storage, charging and maintenance of your battery pack.
Do not overcharge your battery – check the manufacturer’s instructions for charge times and unplug your charger once the battery has charged.
If it’s hot after intensive use, let the battery cool before charging it.
It’s vitally important that you charge batteries only while you’re awake and alert so that if a fire should occur you can respond quickly. Do not leave batteries on charge while you are asleep or away from the home.
Do not cover chargers or battery packs when charging as this could lead to overheating and possibly fire.
Batteries should never be exposed to extreme temperatures (keep them out of direct sunlight when not in use).
Do not overload socket outlets or extension leads. Use extension leads uncoiled and ensure the lead is suitably rated for what you are plugging into it – especially if using multiple chargers at once, or other electrical loads.
Be alert, both while charging the battery and while using the e-cycle, for any of the warning signs listed below, and know how to act if you detect a fire hazard.
The warning signs that your e-cycle battery could be a fire hazard include:
It’s normal for batteries to generate some heat when charging or in use, but if it feels extremely hot to the touch, it may be defective and at risk of fire, so stop charging it immediately.
A battery bulging or swelling out of shape is a common sign of it failing. You should stop using it immediately. The same applies if there is any type of lump or leak from the device.
Failing lithium batteries have been reported to make hissing or cracking sounds.
A strong or unusual smell (which could be toxic) from the battery could be a sign that it’s failing.
Failure to fully charge, or longer charge times, can be a sign that your battery is failing.
If your battery or device is smoking, a fire has already started. Raise the alarm, get out, stay out and call 999 immediately.
If your battery shows any of the warning signs listed above but is not smoking or on fire:
If the device starts smoking or catches fire:
Battery packs can be damaged in use, most often by dropping them or in a crash.
Damaged batteries can catch fire rapidly and without warning. Check your battery regularly for any signs of damage. If you suspect any damage, you should replace the battery. Do not charge or use it.
If you need to dispose of a damaged or end-of-life battery, do not dispose of it in your household waste or normal recycling. These batteries can cause fires in bin lorries and at recycling and waste centres.
The manufacturer or importer of your e-cycle must offer a free take-back service for waste e-cycle battery packs. Contact them for details or ask the retailer where you bought the e-cycle. Alternatively, check with your local authority for suitable battery recycling arrangements in your area.
Wednesday 10th July from 3pm-6pm, pop in for a cream tea and a catch up! All welcome.
SWLA Open Office Afternoon – South West Landlords Association (landlordssouthwest.co.uk)
For over 35 years, Marks Electrical have been selling the best of appliances and televisions to over a million satisfied customers.
Marks Electrical are offering an exclusive 4% discount to SWLA members.
Award winning service
Most companies claim they provide an award-winning service but at Marks Electrical, they really do. In addition to their awards, they have also been recognised by Google for the excellent shopping experience they provide, their reliable on-time delivery and their excellent customer service.
Knowledgeable staff
Their fully trained sales team have an intricate grasp of stock and are happy to put their product know-how to the test. Call on their expertise anytime by visiting the showroom, picking up the phone or sending them an email.
Price match
Marks Electrical prices are rarely beaten, but they will match a price if you find it cheaper elsewhere online. They will even match sale prices!
They also provide a Next Day Delivery Service and an Installation Service.
To shop, please visit www.markselectrical.co.uk or call 0116 251 5515
FOR YOUR EXCLUSIVE SWLA 4% DISCOUNT CODE, LOG IN TO THE SWLA MEMBERS AREA, OR CONTACT THE SWLA OFFICE.
Whilst the Renters (Reform) Bill did not complete its passage. The Leasehold and Reform Act is now law and will come into force. We will advise members when the Act comes into force.
What is included in the Act?
Once the Act is in force, the legislation aims to strengthen consumer rights by:
What is not included in the Act?
A cap on ground rents, this was not included.
In addition to this, new flats will remain leasehold by default. Initially, the Act was expected to make commonhold the default tenure for flats.
A number of amendments aimed at resolving the unfairness of the Building Safety Act were also not included.
Article Abridged from NRLA
https://www.gov.uk/government/news/leasehold-reforms-become-law
On Wednesday 15 May 2024, the Labour Housing Group hosted the launch of the report of the Independent Review of the Private Rented Sector.
The Labour commissioned report proposes a major overhaul of the PRS, including compulsory registration/accreditation for landlords and the implementation of rent controls.
The full report can be read here; https://labourhousing.org/wp-content/uploads/2024/05/Independent-Review-of-the-UKs-Private-Rented-Housing-Sector.pdf
The Labour Housing Group say;
”In January 2023 the Labour Party announced that Stephen Cowan would conduct a widespread independent review of the PRS, looking at how to make plans for reforming private renting work in practice. Stephen has taken evidence from a wide range of professional bodies, academics, policy think tanks and commentators, trade unions and renters’ groups, and political groups and politicians.
The resulting set of proposals has the potential to transform the private rented sector in the UK, giving tenants more choice and control over their homes, greater security, the right to make their home their own and most important of all, the right to live in a home fit for human habitation.”
County lines | Devon & Cornwall Police (devon-cornwall.police.uk)
Perfect for landlords and property developers! SWLA Trade Discount members get an extra 10% off on top.
For all ‘Refresh for Less’ deals, visit Search results | Tradepoint (trade-point.co.uk)
Saturday 25th May until Monday 27th May 2024.
Usual exemptions apply.
If you are an SWLA member and have not yet applied for your Trago2Business card – please contact the SWLA office for details on how to apply. Alternatively, log into the the members area of the SWLA website and see ‘Member Discounts’ in the members area.
This month’s 30 minute Ashley Taylors Legal Webinar looks at the issues and problems that are arising with the Renters Reform proposals. It’s worth knowing them now! Plus there will be information on a few smaller items which need some revision to avoid unnecessary expense whilst renting your property.
Your speaker Martyn Taylor has been conducting Landlord and Tenant cases since July 1980 and his team specialize solely in that subject. He will talk with up to date experience and share what’s happening in the Courts and Law today.
When: Tuesday 28th May 2024 11:30am
Where: Online (Zoom)
Topic: Where are we with Renters Reform?
Register in advance for this webinar:
https://us02web.zoom.us/webinar/register/WN_RMGbzRucSRq2ZadjSldpaQ
After registering, you will receive a confirmation email containing information about joining the webinar.
PLEASE NOTE, THIS IS NOT AN SWLA WEBINAR
Thursday 3rd October 2024 – 9:15 – 4:30pm
Venue – Reception Room, Plymouth Council House, Armada Way, Plymouth PL1 2AA
Price – £80 for members of SWLA, £100 for non – members for one day course.
Course covers ASTs, Deposits, Section 21s, Section 8s, HMOs, Gas and Electrical Safety, Inventories and much more.
The course will provide you with all the skills to start, manage and finish a tenancy.
Places still available. Contact the office on 01752 510913 or via the website to book your place, places secured on receipt of payment.
Over 1230 landlords have already completed this course since September 2011.
Course can lead to Accreditation, if required.
We are proud to announce Landlord Accreditation South West (LASW) are founder members of the West of England Rental Standard.
Teignbridge is hosting the following event jointly with East Devon District Council, Exeter City Council and Mid Devon District Council. SWLA have a stand at the event. All landlords welcome.
You are invited to join SWLA at the upcoming Rent Smart Devon event, the premier local event for private landlords and anyone involved in letting property.
It is being held on Thursday 23 May at Exeter Racecourse, Haldon Hill, Exeter EX6 7XS and will run from 2.00pm to 8.00pm.
This free event, kindly sponsored by Tozers LLP, will host exhibitions from specialist companies covering many aspects of property management, as well as support organisations, available to help smooth the tenancy pathway. There will be a range of experts on hand to answer your questions.
Doors open at 2pm for networking with presentations in break-out rooms throughout the afternoon and evening.
The final presentation timetable will be published nearer the event but will cover the following topics:
Book your place now so you don’t miss out!
Teignbridge is hosting this event jointly with East Devon District Council, Exeter City Council and Mid Devon District Council. If you are a business and would like to book a stand – please contact the organisers.
Rent Smart Devon Tickets, Thu, May 23, 2024 at 2:00 PM | Eventbrite
Waste and HMOs: A Guide for Landlords and Managing Agents – by Plymouth City Council
HMOs (Houses of Multiple Occupation) can present unique challenges when it comes to waste management. Landlords and managing agents play a crucial role in ensuring that waste produced by tenants does not pose public health hazards or contribute to litter and fly-tipping issues. With the introduction of new regulations, it’s more important than ever for landlords to be proactive in managing waste within their properties.
Understanding Your Responsibilities
Since October 2018 changes in HMO licensing require landlords to provide adequate facilities for storing and disposing of household waste, recycling, and garden waste. Failure to meet these requirements can lead to penalties and enforcement action. Here are some essential steps landlords can take to effectively manage waste in HMOs:
Facilitate the separation of recyclable and non-recyclable waste within the property by providing separate bins for each type of waste. This simple step empowers tenants to manage their waste more efficiently and encourages environmentally responsible behaviour.
Allocate a specific area within the property boundary for storing wheelie bins between collections. Implementing a small wooden structure can protect bins from damage, unauthorised use, or theft. By keeping bins contained, landlords can prevent obstructions in public areas and maintain a tidy environment.
Prior to new tenant arrivals, landlords should verify that there are enough council-issued waste receptacles for the number of occupants. These receptacles should be clearly marked with the property number to avoid confusion.
Prominently display information about the local council’s waste collection rules, such as Plymouth City Council’s domestic waste collection rules (Section 46 notice). Providing tenants with clear guidelines helps to prevent non-compliance and fosters cooperation in waste management efforts. Section 46 | PLYMOUTH.GOV.UK
Upon each new tenant’s arrival, furnish them with informative leaflets detailing how domestic waste is managed in the area. This resource equips tenants with essential knowledge and reinforces their role in maintaining a clean and orderly environment.
Commercial Waste Disposal
Commercial waste encompasses any waste generated from business or commercial activity. When it comes to rental properties this includes all waste left behind by tenants upon vacating the property, such as fixtures, fittings, furniture and household waste. It also includes any waste produced from the refurbishing of properties, replacement items and the packaging they have been delivered in. Anyone transporting commercial waste must be licensed to do so. Register or renew as a waste carrier, broker or dealer – GOV.UK (www.gov.uk)
In conclusion, effective waste management in HMOs requires proactive measures from landlords and managing agents. By implementing the strategies outlined above, landlords can uphold their responsibilities, maintain compliance with regulations, and contribute to a cleaner and safer living environment for tenants and the community at large.
Book your tickets to update your knowledge on property investing and learn from experts. For further information and to book your ticket please click here; https://bristollandlordseminar2024.eventbrite.com
FULL PRICE TICKETS ARE £7.50. EARLY BIRD PRICES ARE LIMITED! USE SWLA DISCOUNT CODE 50off24 FOR AN EXTRA 50% OFF. WITH EARLY BIRD BOOKING AND DISCOUNT CODE – TICKETS ARE LESS THAN £4.00
SWLA are excited to announce a new insurance partnership with Alan Boswell Group.
We can also confirm that Oakfield Insurance are continuing their long standing partnership with us.
These two insurance companies are able to provide SWLA members with comprehensive and competitive landlord insurance.
When your landlord insurance renewal is due, please consider contacting the two insurance companies who are supporting SWLA moving forward. They will gladly provide you with a quote, tailored to your needs.
Alan Boswell Group
01603 216399
Landlord Building Insurance | A Which? Best Buy (alanboswell.com)
Oakfield Insurance
01752 717667
https://www.oakfieldinsurance.co.uk/residential-landlords-property-insurance/
Possession Claims will increase from £355.00 to £391.00.
Issuing a Warrant of Possession (the Bailiff application fee) will increase from £130.00 to £143.00.
These increases come after a consultation period last year, it’s the first court fee rise since September 2021.
Fees are set to rise every 2 years.
There is hope that the extra revenue will assist the courts in improving court processing times.
