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Today (17th November 2017) Steve Lees, Iain Matitland and Linda Johns of the SWLA committee met with Luke Pollard MP and his office manager Alex Beverly at the SWLA office. Items discussed included Tenant Fees Bill 2017, student accommodation, landlord/agent training and the Plymouth City Council Local Plan.
We plan to hold quarterly meetings with Luke regarding housing/landlord issues. Any items that members would like to be considered for discussion may be passed to the SWLA office.
Chairman and Vice Chairman met with Cllr Ricketts and Matt Garrett (Head of Community Connections) at 30 Dale Road on Thursday 19th October 2017.
Subjects discussed included, plan for empty homes and student accommodation, council tax, the PRS steering group and private rented forum.
SWLA will be attending this networking event which is being held at Muddifords Court Country House. All local landlords are welcome, pre-booking is advised, free to attend, please see the following website for more information;
https://www.middevon.gov.uk/residents/landlord-networking-event/
The Government have published official guidance to landlords of privately rented domestic and non-domestic property on complying with the 2018 ‘Minimum Level of Energy Efficiency’ standard (EPC band E).
A brief summary;
The domestic minimum standard will be introduced in a phased manner, with triggers for new tenancies signed from 1 April 2018 onwards, and a backstop date for all tenancies from 1 April 2020. This means that, from 1 April 2018 landlords must not let any sub-standard domestic property to new tenants, or renew or extend an existing tenancy agreement with existing tenants, unless either:
a. the landlord has made all the relevant energy efficiency improvements that can be made to the property (or that there are none that can be made) and the property’s energy performance indicator is still below an EPC E, and this exception has been registered on the national PRS Exemptions Register; or
b. no improvements have been made but a valid exemption applies which has been registered on the Exemptions Register.
Then, from 1 April 2020, landlords must not continue to let a sub-standard domestic property, even to existing tenants (where there has been no tenancy renewal, extension or indeed new tenancy), unless:
a. all relevant energy efficiency improvements have been made (or that there are none that can be made), the EPC remains below E, and the exception has been registered on the Exemptions Register; or
b. no improvements have been made but a valid exemption applies and has been registered on the Exemptions Register.
Therefore, from 1 April 2018, where a landlord intends to let a domestic property (or from 1 April 2020 continue to let such a property) they will need to check whether their property is covered by the minimum level of energy efficiency provisions, and, if so, ensure that the EPC rating is at E or above. If the EPC rating is below E, they must either take appropriate steps to improve the rating to meet the minimum standard, or register an exemption if applicable.
SWLA will be hosting a general meeting tonight at the Future Inn Hotel, William Prance Road, Plymouth. We hope to see you there for a 7.30pm start. Members and guests welcome.
Speakers will include:-
Duncan Banks, CEO at IU Energy discussing Minimum Energy Efficiency Standards(MEES).
Christian Scandurra, presenting Mine2Manage – easy to use landlord software.
Gordon McCaw, Tax Planning Specialist delivering proactive tax advice specifically for landlords.
Wine & orange juice will be served during the evening.
**SWLA memberships expire on 31st October, if you haven’t renewed already, feel free to do so on the night**
Please remember to register your car at the hotel reception upon arrival.
Monday 9th October 2017
Venue – Astor Room, Plymouth Guildhall, Royal Parade, Plymouth PL1 1HA
If you are accredited this will count towards your CPD hours, but the course is open to all.
Cost for SWLA members – £35 per half day or £65 for both courses.
Cost for non-SWLA members – £40 per half day or £75 for both courses.
First Session – 9:30 – 12:30 – Repossession Procedures
Second Session – 13:30 – 16:30 – Important items of compliance and other safety related management issues including
Places secured upon receipt of payment, book your place through the office 01752 510913.
Course will be instructed by Stephen Fowler from Training for Professionals
North Somerset Council are introducing ‘The Ark Passport Scheme’ to help low income tenants secure private rented accommodation. Private landlords and letting agents throughout the South West are welcome to attend a free seminar which will take place on Wednesday 27th September 2017, 6pm – 8pm at the newly refurbished museum in Weston-Super-Mare.
For more information please see the following link; http://www.arkpassport.co.uk/blog/2017/09/13/homelessness-a-thing-of-the-past/
For information please visit the following website; http://firedoorsafetyweek.co.uk/
SWLA attended the West of England Landlord Panel on 13th September in Bristol.
Topics discussed included;
We will inform our members if any legislative changes occur.
View Plymouth City Council’s joint local plan for future student accommodation in Plymouth and South West Devon including population, supply and demand, planning applications, HMOs and council tax data.
https://www.plymouth.gov.uk/sites/default/files/PlymouthStudentAccommodation.pdf
Some consultants and letting agents are using the revised L8 Approved Code of Practice to suggest that new legislation has been imposed on landlords of domestic rented properties for managing and controlling the risks of exposure to Legionella bacteria of their tenants. This is wrong, the legislation has not changed and misinformation/misinterpretation can impose unnecessary financial burdens on landlords where they are being charged for Legionella testing and certificates they don’t actually need.
There is a legal duty for landlords to assess and control the risk of exposure to Legionella bacteria, but Health and Safety law does not require landlords to produce or obtain, nor does HSE recognise a ‘Legionnaires testing certificate’. Legionella testing or sampling is generally not required in domestic hot and cold water systems and then only in exceptional circumstances.
The law is clear that if you are a landlord and rent out your property (or even a room within your own home) then you have legal responsibility to ensure the health and safety of your tenant by keeping the property safe and free from health hazards.
For more information, please see the HSE website;
http://www.hse.gov.uk/legionnaires/legionella-landlords-responsibilities.htm
http://www.hse.gov.uk/legionnaires/faqs.htm
Thank you to Neil Hoppitt at The Bateman Group (http://www.bateman-group.co.uk/) for the above article from HSE.
From 30th September 2017 new lending rules* come into play which mean lenders will be required to adopt a specialist underwriting approach for Portfolio Landlords. A Portfolio Landlord will be any landlord who owns four or more mortgaged Buy-To-Let (BTL) properties.
One of the reasons behind the new process is that the PRA has found that the rate of arrears increases as a landlord’s BTL property portfolio increases.
The PRA does not prescribe exact requirements but provides guidance, which includes:
Impact on Landlords
Lenders will likely request income and mortgage details on all properties in a BTL portfolio every time they refinance one, or purchase a new property. This contrasts with most lenders current policy of assessing a buy-to-let mortgage application based on the rental income and value of just the property they are lending against. This will cause problems for landlords when refinancing a property in a portfolio which is performing well but the application is affected by another property that is underperforming.
These changes will likely cause a large increase in work for lenders with a longer and more complex underwriting process. This may lead to some lenders pulling out of this area of the market meaning less competition, or increasing application fees and/or interest rates.
Some lenders will bring these changes in ahead of the deadline but will honour applications accepted prior to their chosen inception date. Those who will be classed as Portfolio Landlords and are able to refinance before the changes are implemented may benefit from reviewing their mortgages now.
Bridging loans, holiday lets, property commercial lending, and corporate lending are exempt from the changes.
*Prudential Regulation Authority’s (PRA) Supervisory Statement 13/16 Underwriting Standards for buy-to-let mortgage contracts.
SWLA have been requested by Plymouth City Council to circulate the following.
Since the introduction of alternative weekly collections some problems have arisen regarding recycling facilities.
Please make contact with Plymouth City Council if your property has a) no recycling facility, b) insufficient recycling facilities.
“You and your residents would of course see benefits from our involvement as the increase in recycling rates would place less strain on general waste containers causing less waste related issues such as contamination, excess waste etc.”
For further information contact the Recycling Officer – anthony.boutwood@plymouth.gov.uk
Representatives of SWLA attend regular D & C Police briefings on modern slavery.
If you substitute the word ‘exploitation’ for ‘slavery’ it is easier to understand the scale and complexity of the subject.
Todays slavery is more likely to take the form of trafficked people, having paid for UK entry, with identity papers removed and being forced to work for little or no money. These people are often living in chronically overcrowded conditions with few if any amenities.
If you suspect a case of ‘Modern Slavery’ contact the police on 101 or the modern slavery help line on 0800 121 1700.
Making tax digital was announced by Chancellor Osbourne in the 2015 Autumn Statement with the aim to digitise the tax system for the self employed and small businesses (including landlords).
The snap election delayed MTD’s implementation and enabled further consultation on the controversial plans.
The new Financial Secretary to the Treasury, Mel Stride MP announced changes to MTD on 13th July.
These changes are:
This will ensure that there is time to test the system fully and for digital record keeping to become more widespread.
Thank you to all of our members who attended the SWLA open office afternoon on Wednesday. It was lovely to catch up with everybody and enjoy a cream tea!
Congratulations to Greg Yates who won the bottle of champagne, kindly donated by Ken and Brenda at Sam’s Accommodation.
Our next open office event will be in December, details will be confirmed nearer the time.
Thursday 26th October 2017 – 9:30 – 4:30pm
Venue – Astor Room, Plymouth Guildhall, Royal Parade, Plymouth PL1 1HA
Price – £65 for members of SWLA, £75 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 600 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.
Monday 9th October 2017
Venue – Astor Room, Plymouth Guildhall, Royal Parade, Plymouth PL1 1HA
If you are accredited this will count towards your CPD hours, but the course is open to all.
Cost for SWLA members – £35 per half day or £65 for both courses.
Cost for non-SWLA members – £40 per half day or £75 for both courses.
First Session – 9:30 – 12:30 – Repossession Procedures
Second Session – 13:30 – 16:30 – Important items of compliance and other safety related management issues including
Places secured upon receipt of payment, book your place through the office 01752 510913.
Thursday 17th August 2017 – 9:30 – 1pm
Venue- Charter Room, Plymouth Guildhall, Royal Parade, Plymouth PL1 1HA
If you are accredited this will count towards your CPD hours, but the course is open to all.
There is no charge for this course. There are limited spaces so book early to avoid disappointment.
Part 1 – Mine2Manage – Inventories
Mine2manage – easy to use software.
It has the following functions:
Tenant communicator via web and App. No more late-night phone calls from tenants.
Unlimited documents storage and sharing via the cloud.
Rent reminders and profit/loss reports. Can be exported and sent to your accountants.
Track maintenance issues.
Easily created inventories, periodic inspections and check-outs.
Part 2 – NAPIT – National Association of Inspectors and Testers
Testing of electrical installations WILL become mandatory during this Parliament. Take this opportunity to see what is required.
Points to be discussed are; incoming supplies, by passing meters, fuse boards old and new, earthing arrangements, circuit breakers, ring mains – general issues, PAT testing and the general requirements, electrical installation condition reports and the home safety guidance document.
From 8 May 2017, Plymouth City Council are changing bin collections so that brown bins and bags – or normal household rubbish – will be picked up one week and the green bins and bags – or recycling – will be picked up the next.
The changes will lead to an increase in recycling rates, a more efficient service and a renewed sense of enthusiasm for Plymouth becoming a cleaner and greener city.
Residents will have received letters which set out what weeks their brown and green bins and bags will be collected as well as their garden waste collection, which from 8 May 2017 run on a separate round.
To help make the new system a success, residents are being asked to:
For more information and to check your bin day, please use the following link;
http://www.plymouth.gov.uk/binsrecyclingandwaste/checkyourbinday
You can also check the FAQs which includes some great hints and tips to read though in case your tenants have any questions;
More than half of the Finance Bill has been put on hold until after the general election which is taking place on 8th June 2017.
Among other clauses, the Government have decided to delay the legislation for digitising the tax system. The new system will require small businesses, self employed workers and Landlords to send quarterly digital tax records to HM Revenue and Customs (using a smartphone or computer).
The Government will legislate for the postponed measures at the earliest opportunity at the start of the next parliament.
Article abridged from an article in the Financial Times.
https://www.ft.com/content/b53a5ba6-29c4-11e7-bc4b-5528796fe35c