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Em Morley

A third of renters think landlords should change their light bulbs

Published On: December 12, 2019 at 9:58 am

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A third of renters think landlords should change their light bulbs

Broadband and utilities provider Glide has recently surveyed 1000 renters to find out which issues they expect their landlords to be responsible for. They found that over a third believe that their landlords are responsible for changing their lightbulbs. 

Although landlords are legally responsible for certain things in and around the property, it is not always clear to tenants what falls into theirs’ or the landlords’ responsibilities. 

One in seven (14%) believe that their landlord is responsible for solving bill disputes between flat mates. Whilst this isn’t the case, it may be worth remembering that as a landlord, you could be a useful mediator in these disputes. 

Also, with the growing requirement for broadband, many tenants attitudes’ show that more than a fifth (21.9%) believe that their landlord is responsible for fixing their Wi-Fi. This can be contentious, as many landlords now include broadband in included bills, which further blurs the lines of responsibility.

Richard Price, Sales Director of Glide Shared Living, said: “Being a landlord comes with its fair share of responsibilities and a duty of care for the tenant, but increasing demands from occupants has led to the lines becoming blurred in terms of exactly what is and isn’t under a landlord’s remit.

“As such, it is easy to see why there can be a number of demands across the UK that landlords perceive as unreasonable, and so it is more important than ever for both parties to receive clarity about which issues will be addressed by who in the terms of the rental agreement.”

It might be worth setting out expectations at the beginning of a tenancy agreement, so that it is clear what responsibilities fall under your remit, and what your tenants should be responsible for.

Welsh government revokes new landlord regulations

Published On: December 12, 2019 at 9:04 am

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Welsh government revokes new landlord regulations

On November 15th the decision was made by the Welsh government to introduce new regulations requiring landlords to provide a list of data to prospective tenants.

The intention was to implement this from Friday 13th December, but the Residential Landlords Association (RLA) has argued against it.

The association raised its concerns with certain information listed as a requirement, along with the short notice for the change.

In accordance with The Renting Homes (Fees etc.) (Specified Information) (Wales) Regulations 2019, landlords have been told they will have to provide the following information in writing to a prospective tenant:

  1. amount of holding deposit;
  2. identify the dwelling in respect of which the deposit is paid;
  3. name, address, telephone number and any email address of the landlord (and if instructed, the letting agent);
  4. nature and duration of the contract;
  5. proposed occupation date;
  6. amount of rent or other consideration;
  7. rental period; 
  8. any proposed additional contract terms or proposed modifications or exclusions to fundamental or supplementary terms;
  9. amount of any security deposit;
  10. whether a guarantor is required and, if so, any relevant conditions;
  11. reference checks the landlord (or letting agent) will undertake; and 
  12. information the landlord or letting agent requires from the prospective contract-holder.

A big concern for the RLA was the requirement for landlords to provide a personal address at this stage in the process. After writing to the Minister for Housing and Local Government, the decision has been made to amend this regulation. Instead, the wording has been changed to require “contact details” to be provided, with no added definition for the term. The RLA has pointed out that this could be a business address instead of a home address.

The Welsh Government has also acknowledged that more time must be given to allow landlords and agents to prepare for these changes. The implementation of the replacement regulations has been delayed until 28th February 2020.

Douglas Haig, Director for Wales and Vice-Chair of the RLA has commented: “We are delighted the Minister listened to what we had to say and has adjusted the regulations accordingly. This goes to show that working in partnership can lead to better and more balanced outcomes.

“We were very clear going into this that our only intentions were to ensure landlords could be compliant with the law and that their data was protected, and we are glad to have achieved these through constructive conversations with Assembly Members.”

Read the RLA’s full report here: https://news.rla.org.uk/wales-regulations-revoked-after-rla-campaign/

5 reasons LEDs could be a safer lighting option for your property

Published On: December 11, 2019 at 10:13 am

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5 reasons LEDs could be a safer lighting option for your property

In this article, David Boultbee, Technical Consultant at Ultra LEDs, shares his insight into the benefits of LED bulbs and why they can be a safer lighting option for rented properties.

As a landlord, you’re expected to make your property as safe as possible for your tenants by minimising health hazards and fire risks. One of the ways you can do this effectively is to choose to install LED light sources in your building.

LEDs are considered safer than other light sources in various ways, so much so that the EU banned the use of halogens in favour of LEDs in September last year (which.co.uk). Below, I’ll take you through just a few of the reasons LEDs could be perfect for making the property that you rent out safer.

They’re low voltage

LED light sources use less power to run than their halogen, fluorescent, or incandescent alternatives. They can run off low voltage circuits, and the electricity that powers them from the mains even has to go through a transformer to reduce its voltage. This means there’s usually less of a risk of electrical shocks or fires if they’re handled, such as when the bulbs are being changed. To be on the safe side, though, I would still advise that they’re only handled by a qualified electrician.

They produce less heat

LEDs consume less energy than other light sources because more of the power they do use is converted into light rather than heat. That means they’re less of a fire hazard, even if they’re left on for a long time by your tenants. As a bonus, this also makes them more energy efficient, as less of the power they require to light up is wasted.

They can be water resistant

LEDs come with different IP ratings, which indicate how protected they are from moisture. Fully water-resistant options usually have an IP rating of at least IP65 up to IP67 and 8, which are waterproof versions. This makes them perfect for kitchens, bathrooms and the outdoors around your property where water and other liquids can cause dangerous issues for electrical lights.

They don’t contain mercury

Unlike some other forms of lighting, LEDs use an electrical conductor to generate their light instead of mercury. Even sources that use a very small amount of mercury can be considered a hazard as the substance can be toxic if it is inhaled or ingested in any way. Because they’re mercury-free, LEDs pose no risk of poisoning if they are broken or dropped.

They’re safer to dispose of

Because they don’t contain toxic materials, LEDs are also safer to dispose of without having to worry about them leaking mercury — although you still need to be careful around broken glass. Even better, some components in LED lights may even be recyclable depending on your local area. If you can recycle your old LED bulbs, it saves them from being sent to landfill and causing issues for the environment and wildlife that way.

These are just some of the reasons that LED light sources can be a better option for your property when it comes to safety. From reduced fire hazards to the lack of toxicity, there are plenty of reasons to choose LEDs.

Landlord and letting agent tips to avoid tenant disputes from The DPS

Published On: December 11, 2019 at 9:15 am

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Preparing for disputes in advance can help a landlord or letting agent’s chances of avoiding them later on, says The Deposit Protection Service (The DPS).

According to The DPS, anticipating a dispute at the outset of a tenancy means that they are less likely to encounter one once it ends. The DPS provides advice on how to do so in its new video.

These tips on avoiding disagreements on the return of tenancy deposits, as well as the importance of inventories and the use of photos.

Matt Trevett, Managing Director of The DPS, said: “Thorough, mutually-signed documentation that describes the condition of a property and its contents when tenants arrive can dramatically reduce the likelihood of disagreements when they move on.

“Clarity over how much a property has changed during the tenants’ occupation means fewer grounds for disagreement or confusion over the costs of cleaning or dealing with damage and any other issues.

“In our experience, around 97% of tenancies end with landlord and tenant agreeing on whether deductions from the deposit are necessary, but our free, impartial Dispute Resolution Service can help ensure that there is a fair settlement when they don’t see eye-to-eye.”

The DPS has highlighted the key tips provided in the video to help landlords and letting agents:

1) Complete a check-in report at the start of a new tenancy, listing the condition of everything in the property, including the carpets, walls, garden and furniture. Keep the report fair and factual

2) Make sure that everybody agrees with the description of the property — and that tenants sign the check-in report. In the event of a dispute adjudicators can have reason to doubt a report’s content if the tenant has refused to sign it. Tenants should also sign reports from periodic property inspections

3) Take date-stamped photos to support the check-in report. Include an accompanying note that makes it clear what the photographs show. Retake the same images at the end of the tenancy and stamp the date. These images can then illustrate any specific damage or deterioration of items

4) Complete the report — and get it signed by the tenants — at the time they move in

5) Provide the tenant with a copy of the check-in report

Watch the video here: https://www.depositprotection.com/learning-centre/disputes/preparing-for-disputes-the-check-in/

Coventry landlord penalty slashed by almost 90% in tribunal

Published On: December 10, 2019 at 10:03 am

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Coventry landlord penalty slashed by almost 90% in tribunal

Landlord, Mr Tan Sandhu was originally fined £31,499 by Coventry City Council for breaches of the Housing Act 2004, but this was reduced to £24,649 before being appealed in the First Tier Tribunal (Property Chamber) and reduced to £3,300. 

The property, a semi-detached house, converted to an HMO on Walsall Street, Coventry was first identified as part of the council’s campaign to improve HMOs across the city. 

On inspection, the council found that keys were needed to exit individual rooms, which was a clear breach of fire evacuation rules. Plus the rear door was at risk of being breached by intruders. There was also no displayed notice giving the contact details of the manager as required by the regulations.

In regards to fire safety, the smoke/heat detector in the kitchen had been removed and no fire blanket had been provided.

The council gave the landlord notice of the issues on 20th November 2018, but four months later, found that most of the breaches had yet to be rectified. 

Believing that ample time had been provided to improve the HMO, the council decided to impose a penalty of £2,100 in relation to the missing manager’s details notice and £29.399 in relation to breaches under regulation 4 (duty to take safety measures). A total of £31,499, but this was later reduced to £24,649 after the landlord challenged the charges. 

The landlord appealed based on the grounds of excessive charges, not in line with the council’s own policies, or government guidelines. In the end, it was determined that £3,300 was a ‘fair’ amount. 

On the tribunal’s decision, Phil Turtle, compliance consultant with Landlord Licensing and Defence Ltd said, “Whilst we cannot condone a landlord not knowing and / or failing to comply with the HMO Management Regulations, this case is a clear example of a Council misapplying the legislation for their own purposes.

“Coventry City Council had originally tried to extract £31,499 from this landlord when in fact, as the Tribunal determined, they were only entitled to fine the landlord a total of £3,300. An attempted over-charge of £28,199.

“Whilst there is no actual proof of causality, in this case, it is, however, interesting that whereas Court Fines go to central government, Councils get to keep these landlord fines as an income stream which may affect their objectivity.”

How to help tenants achieve low eco-friendly energy bills

Published On: December 10, 2019 at 9:17 am

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energy bills

Winter is upon us once again, which means it’s time for letting agents and landlords to consider the energy solutions and advice they offer to tenants.

Tenant Shop points out that while renters prioritise keeping costs down for bills, they are also increasingly aware of the environmental impact of their energy consumption.

Tenants increasingly conscious of environmental issues

Renters are now, more than ever, concerned with where their energy comes from and whether or not it is renewable.

Research by Your Move shows that 42% of tenants regard the eco-friendliness of a home as key when choosing a rental property – a figure which jumps to 50% in London.

According to Tenant Shop, this is a trend that is only going to grow as the climate crisis intensifies.

Glenn Seddington, Managing Director of Tenant Shop, says: “Having access to renewable energy could soon become a top priority for tenants as the population is more aware of green issues and people are increasingly committed to reducing their carbon footprint.”

Keeping energy bills down will always be paramount

It’s also important for tenants to be able to access affordable energy suppliers and tariffs. Keeping monthly bills down in cost will always be at the forefront of their minds.

Letting agents and landlords have a number of ways they can help in this situation.

Seddington explains: “One of the most effective ways agents and landlords can help tenants to keep energy costs down is by making rental properties as energy-efficient as possible.

“This could include servicing the boiler, providing cavity insulation and installing draught excluders.

“On top of this, tenants would also benefit from expert advice on how to keep a property warm without breaking the bank on heating costs.

“This kind of holistic service can help to keep tenants happy during the long winter months, increasing the chances of them staying for the long-term.”

Choosing a supplier in a busy market

Seddington says: “Energy is likely to be one of the most significant bills tenants pay each month, particularly in the winter.

“The modern renter has choice and flexibility in most aspects of their life, so there’s no reason why energy shouldn’t be a part of this.”

Seddington explains that tenants will increasingly look for a balance between affordable bills and being eco-friendly.

“Anything agents and landlords can do to facilitate this through advice, offers and home improvements could be highly valuable in securing long-term, happy renters,” he says.