Carryon Regardless

I think some MP or other would do their best to outlaw it.

Assuming you are btl you are going to need certificates. The electrical inspection will hi litre anything there. For the gas inspection find a gas engineer who is conversant with general plumbing (be difficult not to in my opinion). Request they look it over with an eye to what they or another might see as work to be quoted for. A good builder would look over the rest and point out issues. But really a lot would be fairly obvious or not easy to find w/o intrusive examination. An experienced eye into loft and underfloor spaces is worthwhile. How much peace of mind do you want to pay for, given that the surveyor may suggest further specialist surveys?

The silver is yours Grampa. So he is a naughty assessor. Perhaps he is depending on his audit being held off until post covid. Prior to he doing the Welsh bunch, at a quoted £30 each I should research any personal risk. Tbh I am quoted £38 each by a local (to Wales) assessor so maybe just coughing up the little extra is better for peace of mind.

PS. Don't dob me in if you wish to dob them in. and better still give me a couple of days to get the Welsh bunch out of the way (some sort of smiley).

Very much so Grampa. In truth unless there is a covid pass on this I don't see how w/o a vist. They wanted payment from text info. I wanted an invoice emailing, that was with me in 5 minutes so paid. https://find-energy-certificate.digital.communities.gov.uk/energy-certificate/1100-7114-0522-8003-1793 When I've more time I'll scrutinise the survey more, but it looks like I'm covered and since I see this as bs anyway I'm happy with that. Any one looking to investigate that my EPC is up to date can see that it is. Should it transpire that the company aren't doing this legally would 'I' be held to account?

I'm trying to type and eat, and wipe beans off me knackers. The company is EPC Surveys. 0800 158 3836

I'm not sure they apply sense to legislation. I've tried to call an inspector that carried out an inspection yesterday, by a visit (evil covid spreader he must be by comparison). No joy. A "yeh I've heard of this and it's a no /yes" would be handy. £36 isn't a scary gamble, but he doesn't get the 7 in Wales till I'm given more confidence.

"Due to Covid we are doing desktop EPC's. As long as there are no changes to the property we will provide another 10 year certificate." £36 is paid prior to the online record being changed. Thoughts.

In Hydburn a non licensee can be fined £20K and rents for the last 12 months returned.

That sounds like my flats, MEM plastic 4 way board with replaceable cartridge fuses. Cartridge is preferable to rewindable as the rewireable is too easy to abuse, and less reliable in it's protection than a cartridge.

If that's the only egress and it combusting would prevent egress then metal. You could replace the rewireable fuses with MCB replacements. Then you would ned protect the whole property with an RCB (not ideal as all goes down with one fault). Better to replace with a new split load unit, and hope the fixed wiring isn't failing under test.

Mel you have recognised that Wales already have this effectively. In liddle 'ole England it's called Selective Licencing. The local Gov't apply for a licence and go through the process of asking us our opinion. I might suggest this is socialist councils that like this. Hydburn charge circa £800 each 5 years, I'm 2 years in the period 2. Stated each property would be inspected within the first year, after 7 years no sign thankfully. My view is that T lifestyle will be ignored and notices will be served for improvements. I am also responsible where my T's are unruly and antisocial ( an initiative M/cr have acted on a fair bit. LL have been accountable for rapes within their properties). It is here now just down to councils to apply and implement. I suppose they are watching the guinea pigs to see if there is overall advantage, financial mainly.

5% is v cheap, 10% is still good value. I'm guessing the £11pm is to cover annual costs but you need to understand what is included and what other costs may be applicable as they arise. For rents to need dropping by 10% sounds excessive as over 5 years most have risen significantly. But as the A sounds reasonable otherwise I would attempt to understand why. London for example seem to be seeing rent reductions at the moment but I have just raised my rents after my annual assessment of comparisons. I'm raising one property by 8.7% and the T's are still happy. So much depends on local situations and we can't fight market forces.

Why bow out Mel? It's an intelligent discussion that may be invaluable to others. It does seem to me that comments are relevant and in the main are opinion. The problem there is in the event interpretation could well mean it progresses to a court for an ultimate decision. That often seems to be the way, that it gets passed up and the passer is relieved of the responsibility of the decision. In that scenario the defence is expensive, as the vultures enjoy the game (and revenue), the stress is life shortening. The effort becomes great as the vultures need input to progress, both sides will be demanding. Personally I think I would terminate the arrangement, or offer for the occupant to stay if they pay for the compliance measures. That of course pretty much confirms a tenancy as they are paying toward the property, so time for a contract. All that crap (and much, much more than so far discussed here) for something that should be simple. Alternatively take advice, hope it's good advice, and add to the cost.

Mr op I feel for you. A 4 star hotel is what you would need to resolve such issues. Good luck.

RobC, not enough information for us to take a guess at. Sharing your property? That would make them a lodger so no, but you still need to ensure they are in a safe environment. Do they have exclusive right to an independent property? Then most likely but what agreement is in place? Are there benefits in kind? I'm not sure what situation would relieve you of landlord responsibilities there possibly it is more complicated than they being a tenant.

A little useful info for the inspections. I have a contractor in play to carry out mine. For a 3 bed terrace he has quoted £190, I forgot to confirm if he's vat registered but tbh I find that acceptable even so. My consumer units are split load, so essentially all but lights and alarm are not so far RCB protected. I have been fitting RCBO's (these are individual cct RCB's that replace the MCB) so as to ensure all ccts are RCB protected. My 1st inspection in Wales didn't require the consumer to be upgraded to metal clad, so aware of differing interpretations on this I've just had a chat with said chap. All my consumer units are plastic and if they are sited that they would prevent escape if they ignited they must be changed. If there is any exit that means passing the consumer can be avoided then no need. I have some by the front door, but as there is a back door I'm ok to leave the consumer as is. I've been replacing my older downlighters with LED type, complete with smoke hood. If there is no room above the lights then there is no need for that upgrade. I have 3 flats on the top floor so the 2 flats that I haven't already replaced the downlights in can be left, till later when more convenient in my case. When I had enthusiasm for renting I fitted 12 low volt (12 volt via transformer) downlights into the ground floor of one of my houses. That's going to be significant floor lifting to replace with 240 volt wiring, and smoke hoods of course.

Good tip chaps, I'll look at the insurance type. In truth I'm reluctant to learn new stuff continually as by the time I get my head round it it has often changed. Just for laughs, on the subject that the world has gone nuts (it dissolves toward Idiocracy more each day(I refer to the American dumber than dumb film)). I had a cheque, nuisances nowadays, for £2,988.75 - with Barclays I am able to only pay in by photo online to max of £1,000 - so off t' bank. Today I'm checking the balances of various accounts via mobile and see I'm near £2k light on one of the Barclays accounts. Much adding up and taking away and I'm right, I expected to see that my spread sheet had an error but no. I go to the big screen, harder to log in but easier to use when I have. I am exactly £1,988.75 light, bit of a non coincidence thinks me. I'm not going to spend my life on the phone to be treated like a geriatric no nowt but I'm assuming Barclays have cleared £1,000 of the cheque and the rest is pending?? There is nowt on the account to show this, but I'm sure it will be me that is wrong some how. That's a hour lost, again.

So a T naffed off in August last. I traced her new location, not far away, so knocked on and had keys returned and surrender signed, during September. I made the claim for the whole deposit, of course it is only partial settlement, again during September. I wait, no response from T, no surprise. So I finally get back to this and progress toward the 'Statutory Declaration'. So I've to print off 3 pages to take to a solicitor for sign and stamp. The 3rd page is for the solicitor to complete. He/ she must sign , write address and stamp. It is a stand alone page with absolutely no reference to the other 2 pages that are carrying the details of claim. In other words if I photo copy this 1 page I can apply it to any other claim, in fact yours if you wish. So the solicitor input is totally pointless. In the event of any unlikely challenge to the solicitor input, from experience, there is no record that they keep. I now learn also that as well as chasing up said T, sending statements and threats of action to T and g'tor I must demonstrate that I have written to T and requested that they accept my claim for deposit. They are then allowed another 14 days to respond to that. Followed by 14 more days to respond after the DPS write to them. The system is deigned to deter LL's from gaining the deposit. I wonder how many £millions the DPS have from unclaimed deposits. In my mind the true reasons for the creation of deposit protection, as well as funds held for the duration of millions of tenancies of course. Belly ache over, for now.

I wouldn't have sympathy with a LL fitting an unsuitable floor, cheap or otherwise. But dog mess will be accompanied by the bladder emissions, that will have a more extreme effect. I guess it wouldn't be only one occasion and may be left until your return. Gaps aren't good for fluid, imagine spilt milk, mind what got under from doggy might smell bad enough. How much doggy do has caused / increased the gap is now a matter of some debate. If my property I would be expecting the floor to come up for a good clean below. I suggest talking with the LL, but if he wants the majority compensated (including labour) I couldn't say he is wrong. Animals and kids are expensive luxuries.

Should consideration have given to materials that could survive water in the amounts used. cheap laminate in a bathroom wouldn't wash, te he.

Absolutely. But we may transfer part of a property at will. We will do this at a sale when we gift 50% to a spouse to double the CG threshold advantage. No tax on gifts / transfers between spouses. Clearly it is different gifting, or transferring for what ever reason (is really a private matter) to a company. It may well be as a loan to the company that is carried over each year, increasing annually. Then there would be IHT as a consideration come the time. At any point we may have a share in a property with any partner. Mr Taxman asks us to declare that proportion each year. Why shouldn't that proportion alter annually according to circumstances and agreement? Companies gift shares to interested parties regularly. It is assumed this would have a recognized value so accountable for tax. But really it might be seen as advantageous to allow the company to hold all stock that it accumulates. The board, the family++, can enjoy benefits as decided at their meetings. Of course each has their individual tax responsibility for those benefits. If the company takes the increasing annual share of properties at a rate calculated to be below CGT threshold (x2 as spouse can do same) the properties are disposed of over time. But me no professional bean counter, and it 'aint something I can do anyways.

I don't see any reason why portions of a property can't be transferred. It may well be a slow process but transferring to the company at such a proportion that the CGT isn't passed would mean no tax payable. So an ever increasing share of the property is owned by the company. Then as suits as reward for effort more shares are taken by individuals in the company. In my mind the aim is for the company to own most prior to the present owner of the properties snuffing it. Up to the IHT threshold ideally. The rate at which ownership of the company is taken over is less of a pressure as the kids are expected to live longer. The same with shares in the company. Does capital transfer tax calculate as additional to CGT, or is it viewed as separate by HMRC with an nonindependent threshold. Although if I remember the pre tax allowance is very small for that but It may be possible to gift some to individuals, annually. I'm sure my off the cuff thoughts require more consideration.

I don't see you need people for that. Your controlled (in whatever fashion) limited company could lease from you. Wages can be paid to whoever for what ever. Dividens can be apportioned as available.

Scary, is this receivers that are selling? Is this an investor with an out stretched arm slowly sinking into the water? Of interest, where? I feel for those that did buy. Are the light areas cladding?