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Em Morley

Accidental Landlords Facing Difficulties

Published On: November 24, 2012 at 11:26 am

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Homeowners who plan to let out their property as a method of avoiding the negative housing market may be surprised at how difficult is to become a landlord.

Within the tough rental sector, only the top properties are letting quickly, and these so-called accidental landlords can expect lengthy and costly void periods.

Tim Hyatt, Head of Residential Lettings at Knight Frank, says: “Contrary to what people might think, the lettings market is not busy across the board. As a landlord, you have to be totally flexible and you need to treat the property as you would an investment property; it must be well-priced, neutrally decorated, and ready for someone to move into straight away.”

It is not the first time that accidental landlords have appeared on the private rentals sector, however the number has increased drastically in the last year.

A Director of Savills Private Finance, Melanie Bien, explains: “The stagnant housing market is making it virtually impossible for many people to sell; at least at prices they are happy with.”

This rise in supply has not been met with such an increase of demand, however, as the number of tenants is growing, but at a slower rate.

Richard Price, Director of Operations at the National Landlords Association (NLA), sees the influx of accidental landlords continuing. “It is likely that if property prices keep falling, we will see more people choosing to hold on to their asset and let their property rather than sell it,” he says.1

The lettings industry is now hugely competitive, thanks to the accidental landlords. Hyatt notes: “Stock levels in many offices are up 100% over the past 12 months, while in some offices levels are three times as high as they were at this time last year.”

Jane Ingram is the Head of Lettings at Savills, and says this pattern has been seen in letting agencies also. “They are significantly higher than a year ago, with the number of properties doubling, if not trebling; partly due to the rise in accidental landlords coming new to the market,” she says.1

Hyatt adds: “At the top end of the London market, there is a huge variety of stock for people to look at, so this is a highly competitive market. In some areas, landlords are having to look at rent reductions of 20% to 40% per week.”

Accidental Landlords Facing Difficulties

Accidental Landlords Facing Difficulties

Letting out a home in this market is not as easy as it may seem. Professional landlords are aware of the type of properties that are in demand in particular areas, but accidental landlords do not have this choice.

Website PropertyFinder has said that, “landlords who have not had the power to choose an appropriate property will find it difficult to cover their costs.”1

But this does not mean that renting out your residential property is not a good option. By researching the market, it is possible to find out what type of house is in demand and what rates they are going for. Hyatt says: “Take the advice of your local letting agent.

“I say this all the time but no one listens: ask your agent for some examples of properties that will let overnight and then compare them to your own. If your property does not match up, you should prepare for long void periods.

“Accidental landlords are people who are renting out private homes decorated to personal taste. These properties may not be idea for the rental market.

“You need to ask yourself if you are prepared to make the necessary investment in the property, and whether you are prepared to refinance in order to make that investment. If not, you may struggle.”1

Homeowners entering the industry must also be aware of rental arrears. “For the highly geared landlord whose monthly mortgage payments rely heavily on monthly rental income, tenants not paying can quickly spell disaster,” says the NLA’s Simon Gordon.1

Some mortgage lenders do provide buy-to-let loans to landlords with a 25% deposit; however experts advise having a larger share in order to make money.

Liam Bailey, Head of Residential Research at Knight Frank, says: “The only landlords who are going to make lets work over the next couple of years are those with a decent slab of equity in their property, around 40%.”1

If renting out your home is still an appealing option, the first step should be to notify your mortgage provider. Bien says: “If you fail to do this, you are in breach of the mortgage contrast.

“Theoretically, if the lender finds out, it could insist that you repay the mortgage because you have broken that contract.”

The mortgage lender may permit you to stay on your existing mortgage for a certain length of time before you change to a buy-to-let arrangement. You could be required to switch straightaway. “If you have to switch to a buy-to-let deal straight away, this may be problematic because there are few deals available, and both rates and fees are high,” explains Bien.1

As well as getting permission for the mortgage company, your household insurer will need to be informed. Also, if you plan to offer your property furnished, you should look into specialist landlord insurance.

There are many rules and regulations associated with being a landlord. It is advised that you join a landlord’s association to remain up-to-date on any changes. They may also offer discounts on services, for example, landlord’s insurance. It will cost around £70 a year to join.

It is a necessity for landlord’s to produce an Energy Performance Certificate (EPC) for tenants to examine. EPCs do last for ten years, however. Deposits must be placed in a deposit scheme, such as the Deposit Protection Service, or the Tenancy Deposit Scheme.

Landlords with Houses in Multiple Occupation (HMOs) are required to have a licence from the local housing authority.

http://www.telegraph.co.uk/finance/personalfinance/investing/4269824/Buy-to-let-Warning-for-accidental-landlords.html

 

 

Unregulated Lettings Industry like the Wild West

Published On: November 23, 2012 at 3:18 pm

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Customers are at risk from rogue letting agents and the complete lack of obligatory regulation in this sector.

The Royal Institute of Chartered Surveyors (RICS) has compared the lettings industry to the Wild West, and is campaigning for legal regulation of agencies.

The RICS claims that there are too many unethical letting agents allowed to practise in the UK.

The RICS has also conducted a survey of the market, to prove the necessity of clear guidelines amongst letting agents. The research also found that these rogue agents are able to make mega bucks off the back of the current renting generation, who may be unaware of their wrongdoings.

Despite this, 93% of respondent tenants stated that they are satisfied with their letting agents. However, the survey also found that two-thirds did not receive an inventory upon moving into their rental accommodation.

This ignorance from tenants on what they should expect from an agency could lead to losses for the renters, who are often charged overpriced fees and given unfair terms. This is only aggravated by an absence of compulsory regulation.

Unfortunately, the study also suggested that consumers have come to expect this level of service.

Unregulated Lettings Industry like the Wild West

Unregulated Lettings Industry like the Wild West

It is currently possible for anyone to become a letting agent. There are no necessary qualifications, prior knowledge or understanding of the rental market, to set up. It is neither required for agents to observe a code of conduct, provide protections, or register with a Government-approved body.

Even though it is not obligatory, four out of five tenants believe that letting agents are necessitated to have a Government, ombudsman or regulatory body code of practice.

The RICS study reveals a clear call for letting agents to be regulated. 93% of tenants think that agencies should meet an industry-approved code of practice, alongside 89% believing that it should be compulsory for letting agents to belong to a regulatory organisation. Overall, 87% of respondents support a single, required regulation scheme for all letting agents.

RICS’ Global Residential Director, Peter Bolton King, says: “A good letting agent can be worth their weight in gold for both landlord and tenant.

“However, there are too many corrupt agents that do not belong to any professional body who are taking advantage of the current gap in regulation, putting consumers at risk.”

“Choosing the wrong agent can result in tenants encountering all sorts of problems such as lost deposits, broken agreements, and excessive charges,” he explains. “What we would like to see is the Government taking direct action on this and introducing a single regulatory and redress system for both sales and letting agents to make sure they are fully accountable.

He urges: “Until this happens, we recommend that tenants use a letting agent that is a member of a professional organisation, such as RICS.”1

1 http://old.lettingagenttoday.co.uk/news_features/Unregulated-lettings-industry-is-like-Wild-West-says-RICS

 

Do Banks Want to Lend to Landlords?

Published On: November 23, 2012 at 3:13 pm

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Categories: Finance News

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Owner-occupier mortgages have been more difficult to acquire recently. However, banks are offering better deals to landlords, hoping to cash in on the rising buy-to-let market.

Barclays are one of the banks who are amending their offers on buy-to-let mortgages. Their fixed-rate mortgages on buy-to-let properties have decreased by up to 1.1%. Barclays’ two-year deals at 75% loan-to-value is dropping from 5.29% to 4.19%, with their two-year 60% loan-to-value deal declining to 3.69% from 3.88%.

Their 75% loan-to-value rate is especially popular with landlords, says Barclays. Andy Gray, Managing Director of Mortgages, says: “These new products will help customers to save money and make investment in the buy-to-let market more affordable.”1

Precise, a specialist in buy-to-let lending, has also changed their conditions for loans. In the past, they required a minimum income of £25,000 per annum, before lending. Now, these requests are lenient, with decisions being made on three months’ bank statements, reviewing each individual case on its merits.

Alan Cleary, Managing Director of Precise, explains: “[It] is a positive move towards common sense lending where we assess if the loan is affordable, rather than imposing an arbitrary rule on our borrowers.”1

Unregulated Lettings Industry like the Wild West

Unregulated Lettings Industry like the Wild West

As rents are continuing to rise, and banks are showing confidence in the buy-to-let market, more deals could be made in the next few months and even years, which could prove effective to new landlords trying to break into the sector.

It is also claimed that building societies are favouring landlords over homeowners.

The Building Societies Association (BSA) says that almost all of their members offer buy-to-let mortgages. A spokesperson says: “Building societies were originally establishes to house local communities, and the sector still has a keen interest in supporting communities which offer a choice of different forms of housing, for some people, renting is a choice rather than a necessity.”2

However, the reality is often that many people do not want to be renting in the long term, and are trapped by a difficult market for first time buyers.

It isn’t hard to comprehend why building societies are eager to offer buy-to-let mortgages. Lending to landlords can often earn a society higher fees than to first time buyers, and are considered lower risk.

One in three of the BSA’s members’ loans were to first time buyers last year, they say. They also claim that lending to one area (buy-to-lets) is not at the expense of another (first time buyers). Despite this, it is clear that the kind of property a buy-to-let investor will buy is exactly the type a first time buyer may be looking for.

As Britain is building very few houses, when a loan is given to a landlord, an owner-occupier is losing another property option. Additionally, buy-to-let is still unregulated and loans are calculated with cheap interest-only rates. At the same time, first time buyers have a post-financial crisis to deal with.

If buy-to-let was limited to new build houses, money could be spent strengthening the construction industry, and halting price rises.

http://www.justlandlords.co.uk/news/Banks-Keen-to-Lend-to-Landlords-1515.html

http://www.theguardian.com/money/blog/2013/feb/22/should-building-societies-lend-buy-to-let-landlords

Separated Couples can’t Afford to Live Apart

Published On: November 21, 2012 at 5:06 pm

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More and more ex-partners cannot afford to live in two separate households, as the issue spreads up the income ranks.

Middle-income couples are finding it increasingly difficult to take on two homes when their relationships end, says a new study.

Relationship counselling charity Relate, conducted the research that found nearly half of their counsellors see a rising amount of their 150,000 clients living together after a break up.1

Couples with children are more likely to live together after splitting up than those with no children, however both groups are finding it unmanageable to afford two houses.1

Chief Executive at Relate, Ruth Sutherland, says: “When we talk about Relate’s clients, we are not talking about people on low incomes. We’re talking about people in employment, on average to above-average incomes.”

Sutherland states that the charity has never witnessed this demographic struggling with their finances to the level that they cannot move out, and therefore on, from one another.

She continues: “These are people who could previously afford to move away from each other when their relationship broke down.

“But now, they are stretched just to pay their mortgage on top of the rising cost of living. When their relationship breaks down, they find they can’t afford two mortgages, on top of the cost of running two homes.”

She added that the cost of childcare is another difficult issue. An average of 27% of the UK’s parents’ salaries is spent on childcare, a huge difference to the 13% European average.1

Sutherland says: “To pay for the increased childcare demands that come with being a single parent has become a pipe dream for many people, even those in well-paid jobs.”

High-earning couples could see themselves in the same situation, as the economic climate continues to worsen. Sutherland adds: “I would not be surprised at all to see the problem creeping up the salary band. This era of austerity we’re in is not like other hard times we have lived through.

“In the past, we’ve had a dip and then recovery, but now we’re in unknown territory about the length of time people are going to have to cope with debt, job insecurity, pressure from work and the mounting cost of childcare.

“The only thing we know is that people are going to have to copy with these problems for longer than they would ever have done so before.”

40% of Relate counsellors are seeing more couples break up than two years ago, as many state money worries as a major reason.1

“It’s vital for the future of our children, and thus the future health of our nation, that estranged parents manage their separation well,” says Sutherland. “Children learn about relationships at home. If they see their parents undermining each other, arguing and being vindictive, then that’s the foundation on which they will build their own relationships. It’s not only the adults who, if stuck in a toxic situation, are going to be damaged.”

Sutherland claimed that this is the reason she is increasingly worried about separated couples unable to afford their counselling courses.

At least 80% of counsellors saw a rising number of couples unable to properly begin or end their programmes.1

More than 70% of counsellors also said that money problems, including debt, unemployment, and rising living costs had become worse for their clients in the last two years.1

Around 90% said that these financial difficulties made their clients depressed, and 80% claimed that couples argued more as a consequence, and 65% said that this affected their clients’ physical health.

Sutherland says: “Let’s all be clear about the real cost of austerity; the impact of being in a relationship that isn’t working is toxic. It is harmful to your children and it permeates every other aspect of your life.

“If the Government wanted to protect the mental health of the country, both now and in the future, they would target these cuts differently.”

The Department of Work and Pensions found in October that 79% of children under one live with both of their birth parents. This declines to 55% by the time the children are 15.1

Almost a quarter of people have remained living with their partner, or knows someone who has, as they could not afford to live separately, says housing charity Shelter.1

Shelter’s Chief Executive, Campbell Robb, says: “We also know that relationship breakup is a major cause of homelessness.”

The UK saw a total cost of family breakdowns in 2012 of £44bn, a rise from 2011’s £42bn, says the Relationships Foundation.1

Sutherland says: “The Government’s austerity policies are making things worse, and it doesn’t make sense economically. What we want is for them to do a relationship and family impact assessment for every policy they consider introducing.1

“[The] shortage of affordable housing in this country is being felt further and further up the income scale,” says Robb. “We’re hearing from couples moving in together too fast to help with housing costs but then unable to move out if things go wrong because they can’t afford to live on their own.

Separated couples can't afford to live apart

Separated couples can’t afford to live apart

“This has a huge impact on people’s home lives.”

Robb also says that the housing crisis is “the result of more and more people chasing fewer and fewer homes, which has pushed up house prices and rents far faster than wages have risen.

“Our research also shows that more and more people are putting off having children because they can’t find an affordable home.

“Something is badly wrong when people who are working hard still face a constant struggle to get a decent place to live.”1

Caroline Davey is the Director of Policy at the charity for single-parent families, Gingerbread. She says that low-to-middle income families are “increasingly struggling financially.”

“When a couple separates, this financial squeeze can make it impossible for them to forge new lives separately.

“With wages stagnating, higher risk of redundancy, spiralling living costs, and many families without any savings to speak of, it can be simply unachievable for a separating couple to afford to run two homes rather than one.

“The only alternative for some families is to continue living in the same home but as separate households.”

Davey continues: “This situation could become more commonplace in future as the financial downturn bites even harder on families across the income scale.

“Action is needed across a number of areas, for example strengthening the role of local authorities in supporting access to private rented accommodation, reversing the harshest housing benefit cuts, and sustained job creation.”1

A spokesperson for the Treasury, says: “The Government has taken action to help people with the cost of living, including freezing council tax and fuel duty and cutting income tax for 25 million people by raising personal allowance.

“Action taken to reduce the deficit has helped to keep interest rates near record lows. And we have extended the offer of 15 hours free education and care a week for disadvantaged two-year-olds, to cover an extra 130,000 children.”1

http://www.theguardian.com/society/2012/nov/20/trapped-couples-partners-relationships

Tenants in London Pay a Third More than Three Years Ago

Published On: November 21, 2012 at 12:48 pm

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Renters in London currently pay nearly a third more rent than three years ago, following a 6% increase in the past year.

Average rents in Greater London are now £1,240, revealed HomeLet.1 Therefore, tenants are paying 16% more than in October 2010, and 32% more than in October 2009, when average rents in the capital were just £940 a month.

Tenants in London Pay a Third More than Three Years Ago

Tenants in London Pay a Third More than Three Years Ago

The gap between renting in London and elsewhere in the country is emphasised by the 7% rise from 2009 to 2012, from £619 to £663 per month.1

Shockingly, this means that tenants in London now pay around 90% more than renters in other parts of the UK.

HomeLet’s Managing Director, Ian Fraser, says: “Our data shows that on average, tenants outside of London are now paying £44 more per month for a rented home when compared to 2009, but in contrast, tenants in London are paying an average of £300 more per month.

“Average rental prices in Greater London appear to be far more buoyant than the rest of the UK. However, the continued increase in achieved rental values highlights the growing pressures on the supply and demand of rental stock in the capital.

“People relocating to Greater London for employment are helping to drive the increasing demand for rental properties, and are subsequently driving up average rents. With a lower volume of people buying their own homes in the capital because they’re priced out of the market, the private rented sector within Greater London is being increasingly strained.

“London and the South East have the highest volume of private sector enterprises in the UK. As the competition for jobs and housing increases, the difference between average rental prices in the capital and the rest of the UK will continue to grow.”1

HomeLet’s research is based on the rental prices agreed, not the asking prices.

1 http://www.landlordtoday.co.uk/news_features/Tenants-in-London-paying-a-third-more-than-three-years-ago

 

 

DIY Landlords put Themselves at Risk

Published On: November 21, 2012 at 11:58 am

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Landlords are no longer safe to simply download tenancy agreements off the internet, warns a letting agent.

KIS Lettings’ Ajay Jagota, from the North East, voiced his concerns following the Court of Appeal ruling last week in the case of Ayannuga vs. Swindell.

The landlord lost the case, after the landlord made minor errors in providing the Prescribed Information that must be given to the tenant, despite the deposit being protected properly. The landlord could have avoided the omission by offering the tenant a leaflet about the scheme.

Jagota manages properties for around 700 landlords, yet said the case sounds “like something out of an urban myth.”1 However, he says that similar instances could have great repercussions for landlords, as the landlord in this case lost the right to evict the tenant, and also had to compensate them.

Jagota continues: “Landlords will really have to raise their game. A tiny and apparently insignificant oversight ended up costing this landlord thousands of pounds in fines, legal fees, and lost rent.

“The days where amateur buy-to-let landlords could just get a template tenancy agreement off the internet and go are over.

“The residential lettings industry is complicated and fast-changing, and if you don’t know it inside out, you could seriously get your fingers burnt.”

“At KIS Lettings, we don’t bother with deposits,” he explains. “It’s a small amount of money in the greater scheme of things, especially compared to the cost of a barrister, and it makes it easier to find tenants who might not have a few hundred pounds to hand.”

He adds: “A good landlord-tenant relationship is one based on trust. By asking for a deposit you’re effectively telling someone: I don’t trust you not to do a runner or smash the place up, which isn’t a great start.”

KIS Lettings prefer to use insurance and rent guarantor schemes, instead of deposits.

Jagota says: “They are a lot more effective at building productive, long-term landlord-tenant partnerships and offers a much more robust assurance to landlords should anything go wrong.”1

He also points out that the law does not require a deposit be taken.

1 http://old.lettingagenttoday.co.uk/news_features/DIY-landlords-putting-themselves-at-risk-warning