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Em Morley

Landlord installs ‘cage’ around thermostat to control heating in London property

Published On: November 7, 2019 at 9:58 am

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Landlord installs ‘cage’ around thermostat

The temperature has certainly dropped for the year, meaning that the heating is coming on in many homes throughout the UK, but one landlord has gone to extreme levels to prevent their tenants from adjusting the temperature.

This landlord in west London has installed a box around the thermostat in her rental property, which was soon spotted by the tenants.

Last Saturday, Alex Milsom noticed the box covering the thermostat control in the Ealing house he rents with roommates.

 Milson pays £700 a month in rent and bills for his room but told the press that the heating is controlled externally by his landlord. This means that they can only access hot water at certain times of the day, resulting in them having to wash dishes and take showers using cold water.

Milson claims that he and his housemates had no notice from the landlord. He posted the following Tweet:

After the Tweet went viral, there were queries over the legality of the landlord’s decision to install the Nest thermostat.

David Smith, policy director for the Residential Landlords Association (RLA), has informed the press that there are no rules around boxing off thermostats.

He commented: “It is a matter of good tenancy management and we encourage landlords to speak first with tenants before taking such action.

“In shared homes, there can often be disputes between tenants who want the thermostat set at different temperatures.”

Citizens’ Advice has advised the tenant to negotiate amicably with the landlord if at all possible, “due to the limited security of tenure which private tenants tend to have”. 

The spokesperson added: “The tenants might consider trying to take control of the heating themselves by using electric heaters. 

“There is a risk however that the landlord may respond negatively to a huge electricity bill, and perhaps seek to serve a Section 21 notice (no fault eviction notice) to terminate the tenancy at the end of the fixed term, or seek to alter the rent or other tenancy terms as a condition of any renewal.” 

How letting agents are using technology to manage compliance

Published On: November 7, 2019 at 9:32 am

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letting agents are using technology

There are ways in which letting agents are using technology when it comes to compliance, and Gas Tag believes this relationship has never been more important.

Gas Tag conducted research into how letting agents are using technology, uncovering that the most letting agents are saving time, improving accuracy and proactively identifying challenges when it comes to compliance.

The results highlight three key areas in which several leading law firms involved with the research are excelling:

Automated milestones and notifications will save time

Automating notifications and milestones is increasingly becoming a way for agents to ensure landlords are aware of the compliance status of their properties.

Mike Hookway, property management director at London agency Portico, says that setting up reminders allows ‘plenty of time to open discussions with our clients and arrange the necessary visits to satisfy any legislative requirements’.

“The ability to rely on system generated alerts is intrinsically linked to the time-saving aspect of our service proposition for clients,” he says.

Emily McNally, associate safety compliance consultant at Chestertons, adds: “We can run reports as necessary to ensure we are meeting deadlines, meaning that properties remain compliant.”

John Roche, COO of Gas Tag, points out that automating the reminder and notification process can reduce administration work for agents, making their compliance processes more streamlined.

“Notification and milestone systems like this have become essential – agents have the peace of mind that everything is in hand and can focus their attention on other parts of the business,” he says.

Combination of inhouse systems and specialist apps is effective

Letting agents are also looking to integrate specialist compliance technology with their existing management software, according to the research. Bespoke systems can allow agents to manage properties their own way, while also benefiting from specialist products used across the industry.

Emily McNally of Chestertons says that they have their own IT operations system to log information so that it can be seen company-wide. Mike Hookway says that Portico’s bespoke IT system has reduced the need for manual work, allowing the agency to reduce the time required to stay compliant.

Roche adds: “There is also huge value in identifying industry specialist apps and solutions which can be plugged into an agency’s existing system to provide additional support.”

“Collaboration and integration between agencies and technology products is absolutely crucial in keeping costs down and becoming more efficient.”

Central documentation and online record keeping are crucial

One of the biggest challenges, according to agents, is the pressure to serve the correct legal documentation before, during and after a tenancy.

Emily McNally states: “Quick turnaround times and the ever-growing requirement for safety certificates to be in place prior to a tenancy starting or serving notice can put time pressure on matters.”

Lisa Simon, head of residential at Carter Jonas, says: “We now issue certificates digitally. This means that we can prove service and also maintain a centralised digital system to store all documentation for both parties.”

Mike Hookway also adds that cutting corners is simply not an option when it comes to the safety of landlords and tenants. Technology is helping the agency follow the right steps.

Roche concludes: “Digital evidence and audit trails can help agents to protect consumers while ensuring they’re operating on the right side of the law.

“Looking towards 2020, agents’ relationship with technology will be key to streamline processes, make efficiency gains and most importantly, maintain a true reflection of their compliance.”

Funding to tackle criminal landlords step in the right direction

Published On: November 6, 2019 at 10:11 am

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funding to tackle criminal landlords

More funding towards a crackdown on criminal landlords has been announced by the Government. This announcement has been welcomed by the Residential Landlords Association (RLA), but they say it is nowhere near enough.

Ministers have now stated that local authorities will be able to access almost £4m in new funding, as part of what it describes as a “crackdown on criminal landlords” for 2019/2020. It was in 2018/19 that £2m was made available for similar efforts.

Housing Secretary Robert Jenrick said: “It’s unacceptable that a small minority of unscrupulous landlords appear to be breaking the law and providing homes which fall short of the standards that tenants rightly expect.

“Everyone deserves to live in a home that is safe and secure, and the funding announced today will help to further strengthen councils’ powers to crack down on criminal landlords and drive up standards in the private rented sector.”

Whilst the Government’s focus on rooting out criminal landlords has been a welcome announcement, the RLA insists more needs to be done. They have highlighted that it is simply not enough to properly find and root out the crooks.

This plan for funding was confirmed this week (4th November 2019), on the same day that the RLA released its report on landlord legislation. This shows that whilst the number of regulations imposing new obligations on landlords has increased by a third since 2010, councils are failing to properly use them.

David Smith, Policy Director for the Residential Landlords Association, has commented: “We welcome the Government’s focus on rooting out criminal landlords. For too long the debate has been driven by ideological calls for more regulation of the sector. What is needed is better enforcement of the powers already available to root out the minority who bring the sector into disrepute.

“That said, today’s funding is simply not enough to achieve this. Rather than throwing odd bits of cash around the Government needs to provide proper, multi-year funding to councils to enable them to plan and prepare clear strategies to find the crooks whilst supporting good landlords. This includes ensuring enough funding is in place to recruit sufficient numbers of well-trained enforcement officers.”

Tenant liability insurance can provide protection for all private rental sector parties

Published On: November 6, 2019 at 9:33 am

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tenant liability insurance

Tenant liability insurance has been highlighted as a way for letting agents and landlords to increase protection and peace of mind for all stakeholders in a rental transaction.

Rental market service provider Tenant Shop says that as well as protecting a landlord’s investment, liability insurance can improve trust and increase the chances of long-term tenancies.

Tenant liability insurance is not a requirement, but some landlords or letting agents are requesting that renters take out such a policy before a tenancy is granted. It covers renters for accidental damage to furniture, fixtures and fittings that they are responsible for under their tenancy agreement.

Protecting properties remains crucial

Tenant Shop highlights that, alongside providing tenants with safe accommodation, protecting their investment will be a top priority for most landlords.

Having the option to make a claim in the event of accidental damage to a rental property will save the landlord money. It also means a reduced risk of the tenant having to fund repairs or replacement items out of their own security deposit at the end of the tenancy.

Glenn Seddington, managing Director of Tenant Shop, comments: “Tenant liability insurance provides a win-win situation. The tenant improves their chances of getting their full deposit back at the end of the contract, while the landlord can remain satisfied that they shouldn’t have to foot the bill for potentially costly accidental damage.

“This can contribute towards fewer deposit disputes between landlords and tenants, helping tenants to receive their deposit back quicker and giving landlords the opportunity to prepare for the next tenancy effectively,”

Trust is the key to tenant-landlord relationships

Seddington continues: “When there are trust issues between landlords, agents and tenants this can lead to access obstructions and failure to report maintenance issues which could cause long-term problems.

“On the flipside, a lack of trust can also be problematic for tenants, leading to maintenance requests not being dealt with quickly or landlords failing to show discretion if they have a personal issue which affects their tenancy.

“Fractured relationships can increase the chances of deposit disputes, the need for evictions and ultimately void periods. Tenant liability insurance is one of many important factors that can help to build trust between stakeholders and subsequently avoid these negative issues.”

Better conditions for long-term tenancies

“For landlords and letting agents, maintaining long-term tenancies with reliable renters will always be a principal aim, while many tenants will also be keen to have access to stable accommodation from a landlord they trust for an extended period of time,” says Seddington.

“Of course, not all tenants will want a long-term tenancy, but measures like liability insurance, looking after the property and paying rent on time can contribute towards building trust and providing them with the opportunity to stay as long as they want in a happy living environment,” he concludes.

Government announces end to benefit payments freeze

Published On: November 5, 2019 at 10:06 am

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end to benefit payments freeze

The government has now confirmed that the freeze on benefit payments, announced in the 2015 Budget, will end in 2020. The Department for Work and Pensions has announced that working-age benefits, such as Universal Credit and Jobseeker’s Allowance, will rise by 1.7% from April 2020.

Work and Pensions Secretary Therese Coffey said: “We’re clear the best way for people to improve their lives is through work, but we know some people require additional support.

“Our balanced fiscal approach has built a strong economy, with 3.6 million more people in work since 2010. And it’s that strong economy which allows us to bolster the welfare safety net by increasing benefit payments for working-age claimants now.”

Responding to this announcement, Jon Sparkes, Crisis Chief Executive, said: “Everyone across Britain should be able to rent a safe, affordable home where they can build their lives from. So, it’s extremely disappointing to see the government’s commitment to lift the freeze on housing benefit fall short of enabling people to afford to keep their homes. 

“Right now, families on the lowest incomes are facing agonising stress and anxiety because they cannot afford to pay their rent. This is made all the worse when we know it doesn’t have to be this way. Our research shows that by investing in housing benefit, so it covers the true cost of rents, government could lift more than 35,000 children out of poverty.

“Putting families at risk of homelessness cannot be allowed to continue. We can make renting affordable for everyone, but we need to see all parties commit to investing in housing benefit rates, so they cover at least the cheapest third of rents across the country. The time for action is now.”

It is estimated that the benefits increase will cost £5bn. Ministers have stated that this decision to end the freeze will help 10 million people.

National renter manifesto launched by England renters

Published On: November 5, 2019 at 9:39 am

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renter manifesto

A national renter manifesto has been created by renters and housing justice campaigners from across England, to be launched in time for the General Election.

The manifesto has been written by Generation Rent, London Renters Union, ACORN, New Economics Foundation, Renters’ Rights London and Tenants Union UK. It calls for radical reform of the private renting sector (PRS) and a transformation of the housing system. This includes the abolition of Section 21 evictions, the introduction of rent controls and an end to discrimination of tenants on housing benefits.

England’s PRS is home to 11 million people. This amounts to one in four families. There are a number of issues that need desperate attention, such as one in seven private rented homes being unsafe and high rents meaning just 63% of private tenants having savings. 

Generation Rent has identified 47 seats in England with a higher than average private renter population and a parliamentary majority of less than 5000 votes. In these seats, which include those of Cabinet ministers Robert Buckland (South Swindon), Theresa Villiers (Chipping Barnet) and Alok Sharma (Reading West), private renters could cast the deciding vote.

Maddie Moore, 32, from Malvern, was evicted by her landlord at 6 months’ pregnant. Maddie said: “I was 6 months’ pregnant when my landlord told me I had to leave. I had no choice but to move away from friends and family at a time when I needed them most – the experience left me alienated and isolated for the rest of my pregnancy and the first months of motherhood.

“Section 21 leaves families and pregnant women with no protection against eviction – I hope all parties will be thinking about how to protect renters at this election.”

Dan Wilson Craw, Director of Generation Rent, commented: “The security of homeownership is closed off to millions of people who cannot save when their wage increases are simply swallowed up by the rent.

Private renters are growing older and raising children in insecure, expensive homes, and will be thinking about this on the way to polling stations on 12 December. Any party that wants to run the country must offer renters stable and affordable homes, and this manifesto sets out how to deliver that.” 

Miatta Fahnbulleh, Chief Executive of New Economics Foundation said: “Private renting is broken – unaffordable, insecure and often unsafe. This manifesto outlines the policies we need to fix our housing system, and improve conditions for the millions of private renters in the UK.

“The demand for change in private renting is growing, and the size of the renters’ vote is hugely influential. Political parties would be foolish to ignore this.”

Nick Ballard, National Organiser of ACORN Community Union said: “Landlords up and down the country benefit from and contribute to the country’s acute housing crisis by restricting access to housing through ever-higher rents. In the absence of rent controls, they have monetised the human need for shelter and turned homes into assets.

“Restricting supply of a universal need at times of crisis is profiteering. This needs to change. The next government must cap rents at 30% of local income, put a stop to the financialisation of housing and create a national database of landlords and rents to ensure decent, dignified and affordable housing for all.”

Amina Gichinga, of London Renters Union said: “Unaffordable rents are leaving people fighting to survive, with little left over for food or other essentials, and are forcing people away from their communities.

“At this election, the UK’s 11 million renters urgently need rent controls so that no one has to pay more than a third of their income on rent. We need a housing system that works for people not profit.”