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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
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.
It was lovely to see many members, old and new, at our General Speaker Meeting this week.
Thank you to Phil Keddie, Expert Property Consultant for a brilliant run down of the decisions and plans that landlords should perhaps be making.
And thank you again to our regular speakers, Ian Pring and Sean Bolter of Westcotts Chartered Accountants. A thorough delve into tax changes for landlords is always a popular subject, keeping our members very much on the ball.
If anyone missed the meeting, we can share our speakers presentation please contact the office.
New proposed amendments to the Renters (Reform) Bill have been revealed. The amendments appear to be sensible solutions to a few sticking points in the original Bill.
The Government is planning to table a series of amendments to the Bill, including:
We hope that the Government press ahead this side of the general election as any further delays could derail plans by this administration, possibly having serious implications to the Private rented Sector.
MPs return from their Easter recess on 15th April.
You can follow the Renters (Reform) Bill’s progress here; https://bills.parliament.uk/bills/3462
ESTABLISH AN INITIAL SIX-MONTH TENANCY
This balances protecting landlords’ investment, alongside ensuring tenants can still leave a property after six months if circumstances change. In effect, it creates a default fixed term of six months in all contracts and mirrors a standard break clause in many existing contracts. We are considering exemptions, such as the death of a tenant, domestic abuse, or significant hazards in the property.
REQUIRE AN ASSESSMENT OF THE COUNTY COURT POSSESSION SYSTEM BEFORE ABOLISHING SECTION 21
The Government has been clear that section 21 will be abolished when the courts are ready. We are taking significant steps to deliver court improvement, including providing £1.2m for court digitisation. We will now also bring forward an amendment to require the Lord Chancellor to publish an assessment on barriers to possession and the readiness of the courts in advance of abolishing section 21 for existing tenancies.
UNDERTAKE A REVIEW OF COUNCIL LICENSING SCHEMES
With the introduction of the new Property Portal, some landlord groups have sought reassurance that this will not duplicate the existing licensing system. We will therefore conduct a review of licensing in light of our rental reforms, to reduce burdens on landlords. This review will cover both selective licensing and licensing of HMOs.
ENSURE THE STUDENT MARKET CONTINUES TO WORK
At the Commons Committee stage, we introduced a new mandatory possession ground to facilitate student lets, allowing landlords to evict students living together in a house of multiple occupation (HMO). We have heard concerns about student households that do not meet the HMO definition. We will broaden this ground – ensuring it applies to any property that is let by students, as long as landlords give prior notice to the tenants at the start of the tenancy that the ground will apply. This aims to further protect the student market and the supply of student housing.
PROTECT THE BALANCE OF LONGER AND SHORTER-TERM LETS IN LOCAL AREAS
The Bill currently prevents landlords from marketing or re-letting properties for three months after using possession grounds to move into or sell their property. We will bring forward an amendment to close a loophole, ensuring landlords cannot turn properties into short-term lets during this period.
EXPAND HOMELESSNESS PREVENTION DUTIES
We will bring forward an amendment to give vulnerable tenants certainty that a prevention duty would be owed when they are served with a valid Section 8 notice. This will mean any household served with an eviction notice can access support from their council to help prevent homelessness.
COMMIT TO A REVIEW OF THE IMPLEMENTATION OF TENANCY MEASURE WITHIN THE BILL
The Government will introduce an amendment that requires the Secretary of State to lay a statement covering the effectiveness of new possession grounds, and the effect of moving to periodic tenancies and abolishing fixed terms. This will be published within 18 months of the measures being applied to existing tenancies – following an independent review of the new system.
COMMIT IN LEGISLATION TO PUBLISH AN ANNUAL PARLIAMENTARY UPDATE ON THE STATE OF THE PRS
This will include data on the supply, size and location of properties and will be laid before Parliament in the form of a written statement.
Homes in England with no residents will attract a council tax premium of up to 100% from 01 April as tax reforms aimed at supporting people in areas where empty properties prevent them from finding affordable housing come into force.
Changes brought in by the Levelling Up and Regeneration Act 2023 reduce the time before a property is considered an empty home from two years to one year, meaning that homes that have been empty for one year will be subject to a 100% council tax premium.
The Act also introduced a council tax premium of 100% for substantially furnished homes that are not someone’s sole or main residence, but because councils must determine at least one year in advance of introducing a second homes premium, the earliest a council can utilise the second homes premium is April 2025.
A range of exemptions will apply
Properties undergoing major repairs or structural alterations will have a 12-month exception from the empty homes’ premium.
Properties being actively marketed for sale or let will have a 12-month exception from the empty homes’ premium. This will provide protections for landlords whose rental property may become empty in between lets or have a gap between tenancy agreements. It also covers properties where an offer to rent has been accepted but the tenant is not yet entitled to occupy the property because the tenancy has not yet started. The exception can also be used where the sale is taking time to complete because it is part of a chain.
Inherited properties will have a 12-month exception after probate or letters of administration have been granted. Where there are cases that merit a longer exception period, or a higher level of discount, councils can continue to exercise their discretion.
Article Abridged from Propertymark
Double tax on empty homes takes effect on 1 April 2024 | Propertymark
Plymouth Energy Community (PEC) is an award-winning local charity with 10 years of experience supporting households in Plymouth. Its Future Fit team is working in partnership with Plymouth City Council to help homeowners improve the energy efficiency of their properties through the Government-funded Home Upgrade Grant (HUG2).
Am I eligible?
HUG2 provides funding towards the cost of upgrades for landlords that meet the following criteria:
What upgrades can I have?
Every home is different, but potential improvements may include:
What are the benefits?
Improving the energy efficiency of your properties can:
How do I access the grant?
Contact PEC’s Advisors who can assess your eligibility and explain the process – 01752 477990 futurefit@plymouthenergycommunity.com
You can also assess your eligibility for this, and other grant schemes using our online tool at plymouthenergycommunity.com/future-fit
If you have a property outside of Plymouth please contact the relevant Local Authority for more information.
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
Meter tampering is a significant challenge in the housing sector as it impacts landlords, tenants and the wider community and can destroy homes, businesses, and families. But did you know that there is a safe way to report any suspicion? That’s where the Stay Energy Safe service is vital, allowing you to speak up anonymously online or by calling 0800 023 2777.
Bypassing an electricity meter can have devastating consequences, including electric shocks, severe burns, and fires, while gas theft can lead to lethal leaks and catastrophic explosions.
Gas leaks and fatal fires
Real-life cases noted on the Stay Energy Safe website here provide insights into the harsh consequences of energy theft, including instances where innocent lives have been lost. Nadeem Mughal was jailed for three years after risking his neighbours’ lives after tampering with his gas meter twice. His actions led to significant gas leaks – threatening up to 20 neighbours in a block of flats in Leicester.
In another incident, a son living with his elderly housebound mother caused her tragic death due to a bypassed electricity meter after it caused a devastating fire.
Feeling the pinch
Since the start of the cost-of-living crisis, Stay Energy Safe has received an average of 1,000 energy theft reports nationally every single month. From some of the information Stay Energy Safe receives, it’s evident that even business owners have been engaging in this incredibly dangerous and reckless behaviour for years.
Financial pressures can encourage people to look for ways to save money without understanding the risks. However, beyond the financial implications, the threat extends far beyond mere billing concerns. Individuals who engage in energy theft can pose serious safety risks to neighbours. Such unauthorised meter tampering jeopardises the safety of the broader community, including residents and employees.
Energy theft occurs in approximately 1 in 150 homes annually, costing UK consumers £1.4 billion yearly, with each consumer estimated to pay an extra £50 each year on their energy bills. Find out more about energy theft here.
Spot the signs
To protect and safeguard legitimate organisations within the housing sector, their employees, contractors, residents, and the surrounding community, it’s important to be able to recognise the signs of energy theft.
You can learn to recognise signs of energy theft here. It often includes irregular wiring, sparking, burn marks or the smell of gas.
The charity Crimestoppers
Stay Energy Safe is a service run by the independent charity Crimestoppers. To pass on your suspicions about energy theft, please report it by completing the Stay Energy Safe online form or by phone on 0800 023 2777. 100% anonymous. Always. This means you will never be asked for your personal details.
By speaking up safely, you will be helping to protect properties and communities, preventing harm or even loss of life.
Speak up. Stay safe.
HMO Licencing fee changes come into effect on 1st April 2024
The fees are to be increased in line with the 6% uplift across the council.
The fees & forms will be amended to:
Initial application (full fee) £1,007.00
Initial application (discounted fee for holding accreditation) £901.00
Renewal application (full fee) £954.00
Renewal application (discounted fee for holding accreditation) £848.00
https://www.plymouth.gov.uk/apply-house-multiple-occupation-licence
FRIDAY 8th MARCH 2024 – TUESDAY 12th MARCH 2024
Local Housing Allowance (LHA) determines the maximum financial support available for renters in the private rented sector. The Secretary of State has committed to reviewing the level of LHA rates annually.
Each year Rent Officers at the Valuation Office Agency (VOA) determine LHA rates for the coming financial year.
On 22 November 2023 the Chancellor announced in the Autumn Statement that the government will raise LHA rates in Great Britain to the 30th percentile of local market rates in April 2024.
The Department for Work and Pensions (DWP) uses LHA rates to calculate the maximum housing support for claimants of either the housing element of Universal Credit or Housing Benefit. LHA rates are set within Broad Rental Market Areas (BRMA).
A BRMA is an area within which a person could reasonably be expected to live, taking into account access to certain facilities and services, for example with regards to health and education.
LANDLORDS WHO CHARGE LHA RATE RENT MAY WANT TO LOOK AT INCREASING THEIR RENT FROM 01 APRIL 2024 TO REFLECT THE INCREASE.
The LHA rates from 01 April 2024 have now been confirmed and published as follows; https://www.gov.uk/government/publications/local-housing-allowance-lha-rates-applicable-from-april-2024-to-march-2025
We have included a sample of the LHA rate increases below;
| AREA | SHARED | 1 BED | 2 BED | 3 BED | 4 BED |
| Plymouth 01.04.20-31.03.24 | £73.50 | £103.56 | £134.63 | £159.95 | £195.62 |
| Plymouth From 01.04.24 | £92.05 | £126.58 | £155.34 | £184.11 | £224.38 |
| Exeter 01.04.20-31.03.24 | £96.66 | £131.18 | £156.49 | £189.86 | £253.15 |
| Exeter From 01.04.24 | £123.58 | £144.99 | £182.96 | £218.63 | £299.18 |
| Bristol 01.04.20-31.03.24 | £90.10 | £159.95 | £189.86 | £218.63 | £304.93 |
| Bristol From 01.04.24 | £117.68 | £207.12 | £252.00 | £299.18 | £425.75 |
| Kernow West 01.04.20-31.03.24 | £80.97 | £113.92 | £143.84 | £169.15 | £212.88 |
| Kernow West From 01.04.24 | £90.33 | £126.58 | £159.95 | £187.56 | £253.15 |
| Mid & East Devon 01.04.20-31.03.24 | £84.50 | £103.56 | £136.93 | £166.85 | £207.12 |
| Mid & East Devon From 01.04.24 | £93.00 | £121.97 | £157.64 | £189.86 | £253.15 |
| Mid & West Dorset 01.04.20-31.03.24 | £80.00 | £119.67 | £149.59 | £182.96 | £241.64 |
| Mid & West Dorset From 01.04.24 | £98.11 | £136.93 | £172.60 | £207.12 | £287.67 |
| North Devon 01.04.20-31.03.24 | £69.04 | £97.81 | £126.58 | £149.59 | £182.96 |
| North Devon From 01.04.24 | £97.81 | £111.62 | £148.44 | £178.36 | £228.99 |
| South Devon 01.04.20-31.03.24 | £65.00 | £103.56 | £138.08 | £168.00 | £207.12 |
| South Devon From 01.04.24 | £84.50 | £116.22 | £155.34 | £193.32 | £253.15 |
Information from gov.uk.
Bristol City Council’s Cabinet has now approved the two new schemes which were subject to a consultation last year. The two new schemes will come into force on Tuesday 6 August 2024. These are a citywide additional House in Multiple Occupation (HMO) licensing scheme, and a new selective licensing scheme (which covers most other types of privately rented properties) in three wards – Bishopston and Ashley Down, Cotham and Easton.
This means that all HMOs within the Bristol City Council boundary, and most other types of privately rented properties in Bishopston and Ashley Down, Cotham and Easton wards, will need a licence from Tuesday 6 August 2024. The schemes will be in operation for five years and each property will be inspected at least once during the lifetime of the scheme to ensure that they meet licensing standards.
Landlords and agents will have up to three months from the start date to submit their licensing applications (until 5 November 2024) together with the part 1 fee.
An HMO is a rented property where three or more persons who are not related, occupy the accommodation and share some facilities such as a bathroom and/or kitchen.
HMOs that are already licensed under existing additional licensing schemes whose licence will expire while the new scheme is in force, will need to be re-licensed when the current licence expires.
HMOs which are occupied by five or more persons will still be required to be licensed under the mandatory HMO licensing scheme and not under the citywide additional scheme.
It is a legal requirement for landlords to make a licence application for each property that they let that is covered by licensing schemes. Failure to do so could result in formal enforcement action as set out below.
Under the Housing Act 2004, a person commits an offence if they control or manage a house/HMO which is required to be licensed but is not. This could result in prosecution and an unlimited fine.
Other consequences of operating an unlicensed property are; rent repayment orders, not being able to end a tenancy while the property is unlicensed, or the local authority taking over the management of your property.
Under the Housing and Planning Act 2016 local authorities are permitted to impose a civil penalty of up to £30,000 as an alternative to prosecution for a range of offences under the Housing Act 2004. This includes the offences outlined above in relation to the licensing of houses.
Further details on how to make a licence application will be sent just before the scheme goes live, and the system will not accept an application before that date.
For more information on property licensing please visit Bristol City Councils licensing web pages https://www.bristol.gov.uk/business/licences-and-permits/property-licences
Thank you to members who attended our AGM this week, and thanks to members who sent their apologies.
Steve Lees, SWLA Chair, lead the evening, with SWLA Treasurer Katarina Swain reporting on the financial matters.
After the official business was complete, everyone took the opportunity to catch up with office staff and other members over refreshments.
We look forward to our next (speaker) meeting in April.
We often meet Shelter and Citizens Advice representatives at local housing meetings, so it was a welcome change to welcome Jack, Jaroslava and Sarah to the SWLA office to share ideas, discuss sector trends and difficulties, and plan some positive collaboration to improve the private rented sector experience in Plymouth and further afield.
Citizens Advice, with the help of Shelter, have released some helpful booklets in an easy read format for tenants. The latest publication shares information on repair responsibilities in the home and how to best deal with them/report disrepair.
You can find the booklet here, and share with your tenants; PowerPoint Presentation (citizensadviceplymouth.org.uk)
