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Em Morley

Housing Association Breaches Gas Safety Standards

Published On: February 19, 2015 at 12:04 pm

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A housing association in Gloucestershire has been exposed by regulators for not conducting annual gas safety checks.

Severn Vale Housing Society breached the Homes and Communities Agency’s (HCA) serious detriment threshold for overriding tenant complaints, by not ensuring about a dozen properties had up to date gas safety certificates. As a consequence, Severn Vale breached the HCA’s Home Standard.

The 3,785-home housing provider contacted the HCA to notify the Agency that it had found one of its properties with an overdue gas safety certificate. An additional data exercise revealed further out of date certificates.

Housing Association Breaches Gas Safety Standards

Housing Association Breaches Gas Safety Standards

A HCA regulatory notice said that in some cases, “certificates had been expired for several years.”

It also says: “The breach exposed a number of tenants to the potential of serious harm for lengthy periods.”

The HCA mentioned that the overdue servicing has since been completed, and Severn Vale has reviewed its procedures and introduced a new gas servicing system. The regulator will now contemplate whether to take further action, and will revise whether the case raises concerns over Severn Vale’s governance.

A spokesperson for Severn Vale Housing Society says: “The safety of our customers is paramount, and we take our responsibilities as a landlord extremely seriously.”

The housing provider’s statement also noted that it has updated its processes, to ensure all of its properties have annual gas safety checks, and that an independent audit in February confirmed Severn Vale’s “processes are now working effectively.”1

Severn Vale is now the ninth social housing provider to breach the serious detriment threshold for intervention by the HCA on customer complaints. Six more landlords have breached the threshold for missing gas safety checks. These are: First Wessex, Merlin Housing Society, Yorkshire Housing, Guinness Partnership, Your Housing Group, and Gallions Housing Association.

Circle breached the threshold for poor repairs, and Blackpool Council for the collapse of a balcony.

1 http://www.insidehousing.co.uk/business/regulation/hca-raps-another-landlord-over-gas-safety/7008370.article

 

Rent Controls would Halt House-Building

Published On: February 18, 2015 at 2:33 pm

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Categories: Landlord News

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Rent control causes worry for private landlords, who also fear uncertain security of tenure and unnecessary licensing schemes.

But this concern is understandable, as the National Landlords Association (NLA) believes: “There is good reason for landlords to fear the re-introduction of price intervention policies.

“They have a long history of market damage in the UK and abroad, never less than when private rents are concerned. However, little focus is given to the implications price control can have on other facets of the housing supply chain.”

Rent Controls would Halt House-Building

Rent Controls would Halt House-Building

Representatives who attended a housing conference in London recently, discussed the issue with a number of large investors and building firms. The conclusions did not match the worries of landlords.

The main concern for institutional investors and their financial supporters was the impact negative consequences could have on banks and builders’ ability to avoid risks on new developments and even make progress on new sites. They were not necessarily worried about the effect on individual tenancy terms or their long-term income.

The NLA explains: “Few people, it would seem, realise that many house builders are only able to finance builds by the release of a primary phase to off-plan purchasers, i.e. those prepared to invest in a property before construction on the basis of developers’ literature and architects’ plans.”1

Naturally, this is often landlords making business decisions, and not households buying a home.

Proposals to introduce rent limits would cause uncertainty to both landlords and lenders, who would focus instead on lower risk investments, thus ruining new-build demand. Consequences of this would be delayed site building and a further decline in house-building.

This would be a long shot off the 250,000 homes many agree the UK needs to build every year.

1 http://www.landlords.org.uk/news-campaigns/news/why-rent-control-will-halt-house-building

HMOs Exempt from EPC Upgrade

Published On: February 17, 2015 at 3:06 pm

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Houses in Multiple Occupation (HMOs) may be exempt from the new energy standards that most private rental properties must meet by 2018.

The Government has already brought the regulations to parliament, which landlords must adhere to. The energy efficiency of rental accommodation currently rated F or G must be upgraded to a minimum of E by 1st April 2018. If they fail, landlords will be unable to rent them out.

HMOs Exempt from EPC Upgrade

HMOs Exempt from EPC Upgrade

The Government believes that around 10% of the 4.2m private rental homes in England and Wales are currently rated below E.1

Tenants will be able to demand improvements to their rental homes, if they live in F or G rated properties, from April 1st 2016. For example, they could request more insulation. Between this point and the 2018 date, landlords must move their properties up to at least an E rating.

It now seems that landlords with HMOs may not be obliged to improve the energy efficiency of these properties, which has disappointed campaigners, trying to improve the sector.

Labour MP Alan Whitehead, says: “The failure to bring HMOs within the scope of this legislation will leave a substantial amount of the private rented sector unprotected against leaky, cold properties. I’ve recently been trying to amend the primary legislation to cover HMOs with a Private Members’ Bill, but it’s a problem that will need urgently addressing by the next Government.”1

An energy supplier, Spark Utility, has estimate that about 380,000 non-HMO rental properties are currently rated F or G, and it could cost an average of £9,000 to improve the efficiency to an E rating.1

1 http://www.lettingagenttoday.co.uk/1486-hmos-exempt-from-private-lets-energy-efficiency-upgrade

 

 

 

 

 

 

Landlord Angry at Media Coverage of Right to Rent Checks

Published On: February 17, 2015 at 11:57 am

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Categories: Landlord News

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A landlord has taken to the Landlord Referencing forum to discuss her concerns over media coverage of right to rent checks.

Mary Latham identified a specific story published in the Independent on Sunday that made her “really cross.”

She explained that the story made it seem that landlords are “shunning foreigners because of their accents,” due to the Immigration Act 2014.

The article stated: “Landlords are preparing to turn away tenants just because they have a foreign accent, as a consequence of new rules making it an offence to let rooms to illegal migrants.

Landlord Angry at Media Coverage of Right to Rent Checks

Landlord Angry at Media Coverage of Right to Rent Checks

“The new rules are already leading landlords to discriminate between applicants on the basis of their background, according to campaigners scrutinising the pilot scheme in the Midlands, where the policy is being tested before being rolled out nationally.

“The Joint Council for the Welfare of Immigrants (JCWI) is surveying landlords and tenants in the pilot area, where the rules have been in force since December 2014.

“It found that tenants are now being charged an extra £100 in administration fees, and landlords admitted they are less likely to offer a viewing to anyone who needed time to produce their paperwork.”1

Mary responded by describing the accompanying photograph to the article. She says that it was taken “in a road that I know very well, and where students from the University of Birmingham occupy most of the properties.”

She then explained that 10.5% of students at the University are from overseas, and are “welcomed by landlords.” She says she has not witnessed “evidence of discrimination and landlords have been letting since December, when right to rent legislation began in Birmingham for the academic year, which begins in September.”

Mary details how the changes affect landlords: “Landlords must take a copy of a document which shows that a prospective tenant has the legal right to be in the UK and we cannot discriminate; overseas visitors, particularly students, are used to producing their documents, and have no problem in doing so, therefore it is very unlikely that they will need time to produce their paperwork.

“In fact, from my experience it is more likely that a person who was born in the UK will not have the document to prove it, or at least will not have the document with them at viewing, and this may well cause delays for them while they send home for a birth certificate or similar document.

“The legislation is new and it will take time for tenants born in the UK to become used to carrying documents. It is because landlords are not discriminating that problems may occur and it certainly has nothing at all to do with applicants having foreign accents.”

She says that it is media coverage such as the Independent on Sunday article that “causes issues between landlords/letting agents and tenants, and it’s time that the media behaved in a more responsible way.”

She calls for more proof: “If and when there is evidence, I mean facts and figures, which show that overseas visitors cannot access the private rented sector, we would need to address the problem, but at this moment in the first roll out areas of the West Midlands there is not a problem, and we don’t need the media to cause one.”

Mary explains what she has done to help: “I have spoken at several events in the West Midlands, and I have run nine seminars to explain what landlords need to do to comply with this legislation, and at none of these events have landlords spoken about refusing overseas visitors; once they understood the legislation, landlords made plans to change their tenant referencing process to comply.”1

Right to rent checks are expected to roll out nationwide this year.

1 http://www.landlordreferencing.co.uk/forum/discuss/community-forum/right-to-rent-media-causing-issues-between-landlords-tenants/#p28488

£2.7bn Lost by Families not Changing Energy Supplier

Published On: February 16, 2015 at 10:34 am

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Around 13.5m families in the UK are missing out on a total of £2.7 billion by not changing their energy supplier, according to data from the Department of Energy & Climate Change (DECC).1

It has been found that most households in Britain are overcharged and could save £200 if they shop around.

Experts reveal that insignificant price cuts from the Big Six Energy Suppliers are giving customers false optimism for their bills.

The £2.7 billion figure was reached after the DECC’s Domestic Fuel Inquiry collected information from customer tariffs. These numbers were then compared to data from sites that find the cheapest available deal.

These statistics have been released just as the Government introduces its new Power to Switch campaign, designed to encourage homeowners to change suppliers and find the best rate for them.

This all arrives as the Big Six receive criticism for ripping customers off and not providing the benefits of the fall in oil prices. Wholesale gas prices have dropped by about 20% since December; however, the Big Six have only cut prices of their standard gas tariffs by between 1.3-5.1%.1

£2.7bn Lost by Families not Changing Energy Supplier

£2.7bn Lost by Families not Changing Energy Supplier

Martin Lewis, money saving expert, says: “We need to shout loud about the benefits of switching tariff. Too many people think energy firms are all the same. That’s far from true, there are huge differences on both price and customer service.

“The worry is that news of recent price cuts, even though they were paltry, will have given many false confidence that they’re on a decent deal. Examine the figures and the ugly truth is very different.

“Even after price cuts, someone on a Big Six Supplier standard tariff with typical use will pay £1,158 a year, whereas switch to the cheapest tariff and they’d pay just over £900 a year.

“So it’s worth people taking ten minutes to see if they can save themselves £250, at an hourly rate of £1,500, if someone else was offering this to you as work would you turn it down?”1

Chief Customer Officer at First Utility, the largest independent energy provider, Ed Kamm, supports the campaign.

Kamm explains: “The Big Six’s recent price cuts gave savings of less than £30 to those customers on their standard variable tariffs, yet switching to the cheapest deals on the market could save you £260 on average.

“Whilst these price cuts hogged the headlines, there is a real danger that customers are being lulled into a false sense of security, thinking they are benefitting from a good deal when they simply aren’t.

“To put it bluntly, if you’re on a standard variable tariff with the Big Six, you’re paying too much, whether they have made a price cut or not. Energy prices are at their lowest point for four years or so now, but only for those who seek out the best deal, so we urge everyone to see if they can save.”1

Ed Davey, Energy & Climate Change Secretary, who launched the campaign, says: “When it comes to switching, the power is in people’s hands to get a better deal and save.”1

The campaign encourages people to visit www.BeAnEnergyShopper.com and save money.

uSwitch’s Emma Bush, energy expert, says millions of families pay more than they should for energy: “DECC’s campaign to encourage households to shop around is to be welcomed.

“If more of us switched from expensive standard tariffs to cheaper deals, suppliers would work harder to attract and retain customers with lower prices and better customer service.

“This is why we have called on the Competition and Markets Authority to look at how to increase levels of consumer engagement in the market, as an essential way to boost competition and reduce bills.”1

1 http://www.dailymail.co.uk/wires/pa/article-2954984/13-5m-homes-missing-energy-savings.html

 

 

Ten Tips for Home-Staging

Published On: February 14, 2015 at 12:12 pm

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If you’re thinking of selling your property, the following tips will help your home stand out to prospective buyers.

Common advice like brewing coffee or baking bread can be beaten with these guidelines that will help you sell your home. These are easy and cheap, but will add an attractive appeal to your house.

Regardless of your property type, it is always important to increase the home’s charm.

  • Your fridge – Thorough, or just nosey, visitors will look through cupboards to determine storage space. They may also look inside the fridge, so make sure it is clean and tidy. Consider stocking it with healthy items that will showcase a wholesome lifestyle. Also, remember to hide personal fridge magnets.
  • Dress the room – Distinguish the uses of each room in how you present it, for example, lay the dining room table for dinner. Even if you don’t use a room for anything in particular, give it a certain feel.
  • Soft furnishings – In the city, use soft furnishings that are modern. If you live in the countryside, cosier looks will attract buyers. Floor-length curtains look elegant, while striped rugs make the room seem bigger.
  • Practise – Invite over a friend or family member pretending to be the buyer. Ask them to tell you honesty what they think of the home’s presentation.
  • Cleaning – Having your carpets cleaned professionally is a good idea, although cheaper DIY options will spruce it up. Use fresh bed linen and towels to imitate a nice hotel.
  • Pets – Some homeowners like to keep their pet in the home to give a family feel, however, some buyers may not be comfortable with them around them. You could ask a friend or neighbour to look after your dog or cat, or put them in another area, such as a shed.
  • The kitchen – Clear all surfaces of mess, and open the windows in advance to air out any food smells.
  • De-personalising – Prospective buyers want to imagine themselves in a house, so do not leave out too many personal items, such as family photos.
  • Offer drinks – Provide refreshment for your guests, so that they feel welcome.
  • The three-stage rule – Brief visitors about the property before they arrive, then allow them to browse at their leisure. Afterwards, call them at an agreed time for their reaction.
Ten Tips for Home-Staging

Ten Tips for Home-Staging

From estate agent Winkworth’s, Country House Specialist Matthew Hallett gives his opinion on selling a rural home.

He says: “Any agent worth their salt will arrive well before the viewing. I make sure the heating and lighting are on and plump up all the cushions. I recommend to the vendors that they don’t leave out anything that is politically sensitive, such as a mailshot from the local hunt.

“It’s important to make sure there are wellington boots for the prospective buyers to wear when they go outside, plus brollies in case it’s raining. In the countryside, gardens play a big part in the sale. Before the buyers arrive, then I will pull up any weeds coming through the gravel path, and make sure there are turtle mats for everyone to wipe their boots on when they come back inside.

“I also make a point of ensuring that the vendors have the right directions, as mobile phone reception can be patchy. I’ll probably be waiting for them at the gate, and open it up if necessary. At the same time, I’ll park my car out of sight. You don’t want lots of cars cluttering up the drive.

“Most important of all, though, I will have done a lot of reading up on the house, so that I can answer any questions prospective buyers may have. You need to be able to tell them about the village, about the shops and about how far it is to the station.

“A little bit of background Radio 3 or 4 is all right. However, switch it off straight away if you are going to have a conversation; a radio programme is too loud to talk over.”1

1 http://www.winkworth.co.uk/property-blog/winkworth/diy-home-stage-without-spending-fortune/