Posts with tag: advice for landlords

Learn from the Experts at a One-Day Landlord Course

Published On: September 12, 2016 at 9:28 am

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All landlords want to know how they can maximise their earnings while managing their properties efficiently. Now, two leading industry experts have joined forces to show you how it’s done in a one-day landlord course.

Paul Shamplina and Kate Faulkner have teamed up to share their unique combination of expertise in a one-day course for property investors and landlords who want to learn more about the buy-to-let sector and the ups and downs of being a landlord.

Paul Shamplina (left) will host the landlord course with Kate Faulkner

Paul Shamplina (left) will host the landlord course with Kate Faulkner

Shamplina and Faulkner are both respected by the media, industry and landlords. By popular demand, they will join forces to deliver essential information to landlords, based on their vast experience in the property industry.

Faulkner, who runs PropertyChecklists.co.uk and is the author of the Which? property books, will use her analytical experience of buy-to-let investment over the past 15 years and her insight into property issues that could affect profits.

Shamplina is the founder of Landlord Action, which has dealt with more than 35,000 cases where lettings have gone wrong. He is well know for his appearances on ITV’s Tenants from Hell and Channel Five’s Nightmare Tenants, Slum Landlords, as well as his presence on shows such as BBC Breakfast and The One Show. He will highlight major lettings management mistakes and, most importantly, explain how landlords can avoid them.

During the day, attendees will also learn:

  • How to analyse the market to ensure your property portfolio delivers
  • Real ways to boost investment returns
  • How the economy and politics can affect a portfolio
  • Why landlords and investors fail and how to prevent this happening
  • What to do when the inevitable happens – tenants go bad

Alongside Shamplina and Faulkner, the one-day course will host hand-picked specialists that will explain up-to-date information on finance, tax, deposit disputes, legal rules and regulations, plus ways of supporting your property management.

Shamplina comments: “Many landlords – and indeed agents, mortgage brokers and legal companies – are currently operating in buy-to-let, but few have actually ever been educated on the essentials that deliver success and been warned of mistakes made that can end in spectacular failure. We’ll show you how to avoid the major pitfalls and give you the tools to become a successful landlord and investor.”

Faulkner adds: “Many ‘experts’ will try to sell you courses on the secrets of buy-to-let, or the strategies you need to be successful, claiming property prices will always rise, or even peddle the outdated myth that property prices double every ten years. They may even charge you thousands of pounds for mentoring. In contrast, Paul and I will cut through the false claims and get straight to the facts, and we believe you can learn what you need in just one day.”

The landlord course will take place on Wednesday 16th November 2016 from 10am-4.30pm at Hamilton House, Mabledon Place, King’s Cross, London, WC1H 9BD. The one-day event costs just £199, inclusive of VAT, and all attendees will receive a free six-week membership to Shamplina and Faulkner’s buy-to-let essentials website, which gives direct access to their expert advice and network of lettings specialists.

As places are limited, book your spot now by calling 01652 641722 or emailing enquiries@landlordsfriend.co.uk.

Do you need some support from buy-to-let experts? Sign up to this landlord course now!

A Guide to Fire Safety in Your Rental Property

Published On: September 1, 2016 at 10:48 am

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Private landlords have many responsibilities in their role of providing safe and secure homes to tenants. Arguably one of the most important obligations in terms of keeping your tenants safe and protecting your property is fire safety.

FireProtectionOnline.co.uk has put together some advice for landlords on complying with fire safety rules, to ensure you look after your tenants and comply with the law.

Smoke and carbon monoxide alarms

Smoke alarms are vital in keeping everyone in a home safe, as early warnings of fire will help residents evacuate safely and call for help. The law now requires landlords to install at least one smoke alarm on each floor of their rental property for tenancies starting on or after 1st October 2015.

In addition, landlords are legally obliged to fit carbon monoxide alarms in any rooms with a solid fuel burning appliance.

FireProtectionOnline also advises having your chimneys swept annually, which helps keep your appliances safe and ensures the chimney isn’t blocked, although this is not a legal requirement.

Furthermore, the firm suggests installing carbon monoxide alarms if you have gas appliances in your property, even though it is not compulsory, as faulty gas appliances can also be a source of the harmful gas.

At the start of each new tenancy, you are required to test all alarms and make sure that tenants are aware of their responsibilities.

If you have battery alarms, inform your tenants that they must change the batteries every six months and test them weekly. Because you cannot rely on them doing so, it could be a good idea to purchase long-life battery alarms that have a ten-year guarantee. All you need to do then is change the smoke alarm every ten years, which should be done anyway.

You could also have the alarms wired into the mains electricity, which also contains a life-long battery. This means that the alarm will still work, even if there is a power cut.

A Guide to Fire Safety in Your Rental Property

A Guide to Fire Safety in Your Rental Property

Also, consider putting interconnected smoke alarms in. All new build homes require this system, and you can connect them via cables or wirelessly. With these alarms, your tenants would be warned of a possible threat, regardless of where they are in the property.

It is also important to remember that you must fit the right type of sensors. Installing a heat sensor in the kitchen means that your tenants would have fewer false alarms when they are cooking. Optical smoke alarms are also less sensitive to cooking fumes. A fire risk assessment will help you decide which sensors to fit.

If you do not comply with smoke and carbon monoxide alarms laws, you could face a £5,000 fine. It is vital that you stick to your duties, as private tenants are seven times more likely to experience a house fire than homeowners – fit fire alarms immediately if you haven’t already!

Gas safety

Gas leaks can cause a host of serious hazards. As a responsible landlord, you should have carbon monoxide alarms installed in your rental property. Not only is the harmful gas produced by burning solid fuel, it is also caused by gas appliances.

On average, carbon monoxide poisoning causes over 200 hospital admissions every year and around 40 deaths. As the gas has no colour, smell or taste, it can go by unnoticed – unless you have an alarm. Common symptoms of carbon monoxide poisoning include headaches, nausea, dizziness, breathlessness and loss of consciousness. Not only is the gas harmful to health, it is also highly flammable and could cause a terrible explosion.

The law is very strict regarding gas safety in rental properties. Failing to comply with these rules makes you liable for hefty fines and even imprisonment. This guide will help you stick by your gas safety obligations: /landlords-guide-gas-safety/

Electrical safety 

All landlords must make sure that their rental properties are safe. This means certifying a number of things about the property to ensure you comply with your legal responsibilities.

At the beginning of each tenancy, you must check that the electrics, including the circuits, switches, sockets and light fittings, are safe and are kept in a safe condition throughout the tenancy. Conducting periodic inspections will allow you to check that there are no signs of damage, such as cracks, burn marks or frayed leads.

The best way to be completely sure is to have any work carried out by a qualified electrician. All Houses in Multiple Occupation (HMOs) must have their electrics inspected by a professional every five years. Ordinary rental properties are not required to do so, but it could still be a good idea, to ensure your tenants are safe and your property is in a good condition.

You must also make sure that any electrical appliances you provide are safe. Only use appliances with a CE marketing, which confirms that it has met EU safety requirements. FireProtectionOnline also suggests having your appliances PAT tested every year by a registered electrician. Although this is not a legal requirement, you are bound by law to ensure that your electrical equipment is safe.

Additionally, you should check that your fuse box has RCD protection, which means that its design will protect against electric shocks and reduce the risk of an electrical fire breaking out.

Furniture 

If you let your property furnished, you must be careful when choosing furniture. All upholstered furnishings must be made from a fire resistant material, and you should not remove the label that confirms this. However, the Furniture and Furnishings Act 1988 does not include carpets or curtains.

FireProtectionOnline also advises providing your tenants with fire safety advice in their welcome pack. Remind them to be careful when lighting candles and leaving lit appliances unattended. You may also want to ban smoking in your property, to reduce the risk of furnishings catching alight.

Fire-fighting equipment

Typically, fire-fighting equipment is not required in rental properties. However, HMOs must have fire extinguishers on each floor of the building in communal areas. It is also a good idea to provide a fire blanket and a multipurpose extinguisher for your tenants. These will help them stop a small fire from getting out of control, and could help them make a safe exit if a fire spreads.

If you do provide an extinguisher in your rental property, you must ensure that your tenants know how to operate it. Although you might not be able to offer them training, you can provide basic advice.

You must also think about which type of extinguisher to offer. A powder extinguisher is best for different uses, but can cause significant damage to the property. Weigh up the pros and cons to decide whether a foam or water extinguisher might be better suited. But remember – a trained technician must service any extinguisher you provide every year.

Fire risk assessments

Completing a fire risk assessment helps you identify any potential risks in your rental property. Under the Regulatory Reform (Fire Safety) Order 2005, you must conduct a fire risk assessment for your HMO. Although you can conduct this yourself, FireProtectionOnline advises landlords to have a professional complete the assessment on your behalf. However, you will still be held accountable for complying with the law.

Fire risk assessments identify fire hazards, reduce the risk to those living in the property, and highlight precautions to ensure the safety of tenants. You can use this report to make your property as safe as possible.

Although it is not a legal requirement, you should also have a fire risk assessment conducted for any type of property you rent out. The report identifies emergency evacuation plans and any fire doors that are needed, helping you keep your tenants safe.

Landlords, remember that it is in your best interest to comply with fire safety laws and recommendations, as your tenants’ safety and property’s condition could be at risk.

Landlord Rules You Must Not Break

Published On: August 20, 2016 at 8:16 am

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With new landlord laws being introduced every few months, it’s easy for landlords to forget or overlook some of the legal requirements. So here are some of the most important rules and tips on how to avoid accidentally breaking them.

Have an annual gas safety check – This is top of the list, not only because it’s a legal requirement but, more importantly, it could save your tenants’ lives. Every gas burning appliance, including boilers and hobs, must be checked at least once a year by a Gas Safe-registered engineer and any faults repaired before the appliance is used again.

If you don’t, you are potentially risking your tenants’ lives and a fine of up to £20,000. Repeat offenders, or those who are found to have endangered their tenants, could be given a prison sentence. Also, landlords who haven’t got a valid gas safety record can’t evict their tenants.

How to avoid breaking the law – Tie a knot in a hanky as a reminder, or, better still, sign up to gassaferegister.co.uk for an email reminder when your annual check is due. The website also provides contact details for registered engineers.

The gas engineer will issue you with two copies of the Gas Safety Record: one for you and one for the tenant. You must keep your copy for two years and the other must be shown to existing tenants within 28 days of the check. New tenants must be given a copy when they move in.

Install smoke alarms – These became mandatory in rental properties from October 2015. Since then, it has been a legal requirement to have at least one working smoke alarm on every floor of a rental property. Landlords with solid fuel burning appliances must also install carbon monoxide alarms.

If you don’t, there’s a greater risk of your tenant being injured in the event of a fire or a carbon monoxide leak, and you face a fine of up to £5,000.

How to avoid breaking the law – Check alarms are working at the start of each tenancy and have this noted on the inventory. Also, you should insert a clause into the tenancy agreement to state that it’s the tenant’s responsibility to ensure the alarms are kept clear of dust and to replace spent batteries.

Landlord Rules You Must Not Break

Landlord Rules You Must Not Break

Protect your tenant’s deposit – You need to register the deposit with one of three Government-approved schemes, which is pretty straightforward. However, many landlords don’t realise that you must also give the tenant specific information about where and how their deposit is protected, plus information on what they must do to get a refund at the end of their tenancy. You must also cite the reasons why they might forfeit some or all of their deposit.

If you don’t, your tenant could take you to court and you might be ordered to compensate them up to three times the value of the deposit. Also, you can’t issue a section 21 notice to end a tenancy unless you have correctly protected the deposit, including issuing the tenant with the prescribed information. 

How to avoid breaking the law- Make sure you download the prescribed information forms from the scheme’s website, fill these in (carefully) and send them to your tenant.  Make sure you have double-checked that all the information is correct, because if there is an error, you could still be prosecuted.

Ask your tenants to sign a form to say they have received all the information and keep copies for your own records.

Check your tenant’s Right to Rent – Immigration checks on tenants have been obligatory for landlords since February 2016. This means you must check that every tenant has the right to live in the UK before granting them a tenancy.

If you don’t, you could be fined up to £3,000, and repeat offenders face the prospect of a prison sentence.

How to avoid breaking the law – You must check the right to rent of every adult who will be living in the property, even if they are not named on the tenancy agreement and even if they appear to be British or a member of another European Union state.

You should check their photo ID and, if they’re not a British, EU or Swiss citizen, you will need to check that they have a valid visa, a certificate or a permit to remain in the UK. A list of acceptable ID is available from the Home Office.

The law requires you to check the ID in the tenant’s presence and to take a copy, which you must keep for a year after the end of the tenancy. Visas must be checked within 28 days of the start of the tenancy.

In order to comply with Data Protection Laws, you must keep the ID safe and tell the tenant if you need to send it to the Home Office for verification.

Further information, including how to verify a visa, is available from the Home Office.

End a tenancy the right way – This is no longer as easy as writing a note to a tenant to tell them you’d like them to leave. You must issue what’s known as a section 21 notice (or section 8 if the tenant has done something wrong and they’re still within the fixed period of their tenancy agreement). You must issue a section 21, even if the contract is due to expire, otherwise the tenant is entitled to stay.

If you don’t, the tenant has the legal right to stay living in your property until notice is correctly served.

How to avoid breaking the law – Remember, you can’t issue a section 21 during the first four months of a tenancy – you must give the tenant at least two months’ notice (allowing three to four days for the notice to arrive if you are sending it by post) and the notice period can’t expire during the fixed period of the tenancy agreement.

Also, you can only serve a section 21 notice if you have given the tenant a valid Gas Safety Record, an EPC for the property, a copy of the Government-issued How to Rent guide and you have protected their deposit.

If you’d like to know more about the new landlord regulations, Upad and Direct Line for Business are running a free webinar Thursday 1st September at 7.30pm – Register here.

A Landlord’s Guide to Home Security

Published On: August 2, 2016 at 11:23 am

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Although landlords leave their property in the hands of their tenants for long periods, there are still measures that you can take to increase home security.

To help your tenants keep your property safe and secure, you can take simple steps to deter intruders. Sainsbury’s Bank has put together a useful guide to home security, which you could also give to tenants to protect the property while they are living there.

Do you know about the different types of burglar alarm? Do you use a BSI Kitemark-approved lock? Do your tenants know how to deter intruders while they are on holiday?

Through taking simple, small steps, you can ensure that your property is more secure. Follow these handy tips and sit back knowing that your property is as safe as it can be:

Check that locks are fully secure 

At the beginning of each tenancy, check the locks to ensure that they’re safe and secure. You may also decide that you need to install new or different locks to ensure that your property is safe.

  • Mortice locks – A mortice lock fits into the door itself. Five-lever mortice locks are recommended by Secured by Design, which is owned by the Association of Chief Police Officers.
  • Rim locks – These locks, sometimes known as Yale locks, are attached to the back of the door and lock automatically.
  • Multi-point locks – Multi-point locks are held closed by two or more hooks and bolds. They can be harder for burglars to manipulate.
  • Additional security bolts – These bolts make it difficult for doors to be forced open. They’re a popular choice for patio doors.

If your property has gates, a shed and a garage, you must also ensure that these have secure locks on them too, as they are prime targets for thieves.

A Landlord's Guide to Home Security

A Landlord’s Guide to Home Security

Install an alarm

Alarm systems are very effective at deterring burglars. There are many different models available, but the Metropolitan Police recommends a system that meets British Standard 4737/BS EN 50131.

  • Audible only – These alarms set off a loud and unpleasant alarm, which is designed to scare burglars and notify your neighbours.
  • Automatic dialling alarms – An automatic dialling alarm sets of a noise and makes an automated call to the police.
  • Remote signalling alarms – This type of alarm sets off an alarm and sends a message to a monitoring office, which then contacts the police.

Fit security lights 

Motion-sensor security lights can also be very effective. A bright light makes it easy to see when someone approaches your property and can make burglars reconsider their break-in attempt.

These lights are particularly useful in high-risk areas, such as:

  • Parts of the property that aren’t overlooked by neighbours or visible from the road.
  • Patio doors.
  • Flat roofs.
  • Back doors.

Ensure the property is insured

A good Landlord Insurance policy will protect your property from theft or attempted theft. This cover is included as standard in the Just Landlords policy, which has been rated 5-star by Defaqto. You should also advise tenants to insure their belongings against theft.

Keep keys out of sight

Remind your tenants to keep their keys out of sight, as keys or other valuables can be very tempting to burglars when left by a door or window. It is also advised that tenants do not hide spare keys in common spots, such as under a doormat, as these are the first places a burglar will look.

Take protective steps when going on holiday 

If you know that your tenants will be away on holiday, there are measures that both parties can take to look after the property while it is empty. If they are away for more than a few days, try to arrange the following:

  • If you live near the property or your tenants have a friendly neighbour, have a car parked on the drive at all times.
  • Ask your tenants to set up a timer for lights and the radio during the evenings.
  • Ask your tenants if you can make regular inspections while they are away to ensure the property is safe.
  • If it’s summer, go to the property to cut the grass or have your tenants ask a neighbour.

Empty homes are a prime target for burglars, but you can deter theft by taking preventative measures and asking your tenants to put certain actions in place.

Don’t risk your property suffering damage by theft with this helpful advice and visual guide from https://www.sainsburysbank.co.uk/money-matters/home-security

Tenancy Deposits: What to do if Your Tenant Abandons Your Property

Published On: August 1, 2016 at 9:53 am

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Recently, a landlord and member of Landlord News got in touch with us about an issue he is having regarding tenancy deposits. We helped him, and others, work out what to do if your tenant abandons your property.

Paul wrote to us about a tenancy deposit issue – His two tenants had rented his apartment between June 2015 and July this year. They both paid a deposit, which was held by the agent he used to manage his property.

Tenancy Deposits: What to do if Your Tenant Abandons Your Property

Tenancy Deposits: What to do if Your Tenant Abandons Your Property

Following the check-out procedure, the agent reported to Paul that the apartment had been abandoned and was not fit to be let out again until it was cleaned and repaired.

Paul arranged for the property to be professional cleaned, which he paid for. His property is now let out again. However, he has submitted the invoice for the cleaning and repair work to his agent, and has been advised that it could take three months for him to receive recompense from the tenancy deposits.

Is this correct?

We asked tenancy deposit expert and the Director of Customer Relations at the Tenancy Deposit Scheme (TDS), Ben Beadle, to explain a landlord’s rights in this circumstance.

“In the case where a tenant is non-contactable and the deposit is registered with an insurance-backed scheme (i.e. the agent or landlord does not have the means to contact the tenants), the scheme is unable to adjudicate.

“It is an option for TDS members to follow our absconded tenant procedure, which members can choose to adopt if they wish, and involves them making their own assessment of the claim and distributing it on their finding. Members will normally require the landlord to reimburse the funds if the tenant later returns to dispute it. Although Alternative Dispute Resolution (ADR) timelines in the insurance-backed scheme are three months from the tenancy ending, a tenant in theory could return at a later date and the landlord should bear this in mind. The landlord will need to discuss this protocol with the agent. The agent is perfectly within their rights to await confirmation from the tenant or a court order, but hopefully a pragmatic solution can be reached, particularly if it is generally accepted that the tenant is unlikely to return.”

He adds: “The same is true if the deposit is held in a custodial scheme. Where one of the parties is not responding to a repayment request, there is something called the single claims process. This allows the party that is engaging to provide a statutory declaration to the scheme administrator to release the funds.”

Landlords, if you require any advice on tenancy deposits or other issues, do not hesitate to get in touch at hello@34.207.192.121.

How to Ensure Your Rental Property Gets Let

Published On: July 31, 2016 at 8:15 am

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If your property is on the rental market or is soon to be put up for let, you must take steps to ensure that it is let soon and you find a reliable tenant.

Prepare your property now so that prospective tenants will see it at its best. Staging the property will help it let faster and can guarantee that you secure a good rent price.

So what can you do to ensure your property gets let soon?

Declutter 

It is vital that you leave your rental property fairly empty to allow tenants to move their own belongings in and make the place feel like home. Aside from essential furniture, clear the space of personal or quirky items.

Fix it up 

If you’ve recently had a tenant in your property, you’ll need to look out for any signs of wear and tear that could put a future tenant off. Fill any old picture-frame holes in the walls, secure any loose tiles and replace well-worn carpets. These aren’t huge jobs, but they could turn a potential tenant off.

Clean it

How to Ensure Your Rental Property Gets Let

How to Ensure Your Rental Property Gets Let

If your tenants didn’t clean the property well at check-out or it’s been empty for a while, remember to make it sparkly clean before viewings. Remember to remove limescale, scrub tile grout and clean windows inside and out to help the property look as good as possible.

Don’t forget that the property needs to smell good too – a bad smell is the single biggest turn off for those looking to move house. Make sure that the drains are clear, the bins washed out and the kitchen is aired.

If a smoker tenant has recently been in the property, place bowls of vinegar around the place. Leave these for three days, then remove and open the windows. The vinegar smell will disappear quickly, and take the cigarette smell with it.

Go neutral 

Traditionally, neutral tones are the recommended colours for rental property décor. A neutral property will appeal to the widest range of tenants, giving you a greater chance of getting it let out quickly.

If you’re looking to update your property, go for a modern grey hue, which is bang on trend. If grey isn’t your thing, white or beige are always safe options. A new lick of paint will also brighten the property up and make it appear larger.

Sort the garden

While your rental property may not have a garden, don’t forget to sort out any outside space it does have. Most tenants will be interested in having a balcony, yard or garden, so smarten these areas up. Cut back any overgrown bushes, weed the garden, and clean any furniture outside. If you are letting a house, clear the front garden and put some pots outside to boost kerb appeal.

Focus on the kitchen

Kitchens are incredibly important to most tenant types. More often than not, a kitchen is worth more per square foot than any other room, so it can make all the difference.

However, unless the kitchen is a real state, it doesn’t always make financial sense to completely replace it. Simply resurface worktops and replace any out-of-date appliances, and you can really modernise the space without spending a fortune.

Boost your rental income

Depending on the area your property is in and the type of tenants you’re targeting, it could be a wise investment to add in another bedroom and boost your rental income. Converting a loft or garage into another bedroom could appeal to families or students looking for larger properties. If you have more to offer, you will earn more in rental income each month.

Follow these steps to ensure that your property gets snapped up quickly!