Carryon Regardless

I've EPC's coming up for renewal in January, or so I thought. https://www.finance-ni.gov.uk/articles/energy-performance-certificates-frequently-asked-questions Reading the .Gov site while my EPC's are expiring I only need a current certificate when I'm marketing for rent. Terms like present to 'prospective' tenant are used. My understanding from my read up is that existing situations will not require a current EPC until I'm looking for a new tenant. A penalty of £200 isn't as scary as the usual 10 years hard labour a landlord might expect for being naughty, surprisingly. I'll get all the flats done but now consider it might as well be when a new tenancy is looking likely. I'm open to further education in case the wording of the legislation dictates different.

I don't disagree with any of the comments. All our predictions are based on the use of a crystal ball, more than ever that is less than reliable. Labour getting in seems a very remote possibility, thank god. But we ar in strange times and nowt is certain. Even the Tories are attacking us continually as an industry. We only offer each other sympathy as no one else will, we are considered fair game. BTL has been about revenues, rather than capital growth, since 2008. I don't see that changing. I also don't see rents dropping, by much at least, unless legislation steps in for some reason that I don't foresee. So if the rental return on the dosh looks attractive, and it goes w/o saying that you understand the market better than most, it has to be a winner. What else would you do with the spare dosh? Buy a place in the southern hemishpere to spend half your life at, perhaps. I don't see much positive around the UK for a while, what ever happens with Brexit.

I see that survey's main purpose was to offer eductaion on the new regime to be introduced. Some questions didn't allow for a negative opinion to be demonstrated and then moved to the "this is how it will work" explanation. It's coming, it has been decided how it will work. We've just to get used to it. The comment I attempted to get across, for what it's worth, is that this will increase the cultural divide. Those applicants that may presently gain from a 'benefit of doubt' will be rejected due to the increased risk / expence this introduces. They then, rather than having been given 'a chance' to improve their lot, will find the lesser attractive locations are what will be available to them. This further protection of tenants against rogue landlords just pushes us closer to being social landlords. Why would an intelligent landlord want to evict a good tenant and incur the losses that go with that? Now imagine if McDonnel gets his hands on power.

I still use the Guarantor Deed that Grampa supplied many years ago, that might be while some of us used another forum. Many of my T's wouldn't satisfy the requirements of insurance so I don't look into any more, and if a T's status changes the insurancce may have no value anyway. Although insurance may be a considertion where a Guarantor is too remote and the T looks good. For the £3 I carry out a Land Registry check on the G'tor. Firstly it checks on the accuracy of info given in the application. I can see what price paid and when, and additional charges that can be deduced as a bad debt action. Although I'm not able to see outstanding balances it's possible to work out if there will be equity to threaten. Be sure that's with the LR though, others will do the same for more dosh. I Google map the location for an idea of their style. I also look into social media to get an idea of the T where I can, it's better to be forewarned of an undesirable.

The rating of F or G being a failed property, is this only for the energy rating or the environmental impact rating also? Is the assessment outcome still using the same criteria for the ratings, or have there been changes that can change the score?

Plastic scraper and white spirit to buff up perhaps?

And he wants the workers to run the companies. But since the apes are running the country anything is possible. The sequel 'Planet of the MP's'

I've been discussing this elsewhere through the day. Once again McDonnell demonstates that he is unsuitable to manage the country's finances. The report of his fantasy policy I read was so full of holes and contradictions it wouldn't stand up to a school teachers scrutiny while marking it as a project. I've been listening to Blair's keynote speech and follow up questions, well 3/4 of the hour+. He couldn't have been a better Tory if he had tried. That would be more votes for BJ in the event of an imminent GE. Between Dabbott, McDonnell, Corbyn and Blair I'm surprised that Labour still has a following.

Some years back it was possible to invest sale profits into another venture and so in effect defer CGT. It was within a year or two , but clearly I don't remember how long. I haven't a clue if still possible, but the HMRC web pages should help. As for doing the same if within the eu I wouldn't have a clue, anyway you wouldn't have long for that one.

Thanks for the wishes. Angelesey being easy to get to would depend on your route, but the most obvius is off the M6 and then M56 / A55, it's still 2 hours(ish) from the M6, and the timing of the use of the A55 can make a drastic difference to the journey time and frustration, but that's pretty usual up and down the country really. I want to explore the bottom of the M5 possibilities a little more, it may have greater onward exploration possibilities. The w/e didn't work out as planned. Saturday night we anchored at Llanddwyn with 6 more club members, bor BBQ on the beach. Our throttle mechanism had issue so I spent till midday Sunday reapiring that. The rest had gone on round the island but we didn't plan to continue to their chosen location anyway. Crew didn't feel confident to go forward and mutineed so we sailed back to Baumaris for more repairing Sunday. Monday was out to Puffin Island for breakfaast at anchor, then on to Llandduno for a nosey there and round the Gt Orm. The only worthwhile wind all w/e was on returning down the Menai. Force 4 / 5 and crew not over happy at me enjoying a yacht actually sailing for a change as it heeled significantly and required a fair amount of tacking to stay within channel(ish). The rest of the club got less wind then we did as it turned out. We've 9 dysa planned out again mid September, going south if the wind permits, the continual engine drone isn't my preference. Anyway my T paid his rent in full so no issues there. So now I'll ask for his receipt and offer to pay half, if the receipt is actually £260. If it's a more reasonable £130 or so I'll pay all.

Small point but does their contract allow for the 1 month expiry to expire on the 27th of a month. You may find they are liable up to a different date that allows you to inspect and close out the tenancy on your return, only a few days later anyway.

If online only then they may well have little or nothiong of substance to lose and for you to claim for in the event, see the other thread running about a poor agent. If they run this as here today gone tomorrow you might find them enjoying what revenue they can and not passing it on to their clients, especially as the 'run' day approaches. Is there any personal liability with this agent?

As Melboy I've fitted the Pegler isolation valves to many of my properties. Turn 90 degrees and they're off, a much more positive and reliable isolation than the screwdiver type. I've had too many of those weep. But along the lines of T's having responsibility for the properties in which they reside I think it reasonable for them to be expected to take responsible action in the event of situations that require pro active responses. We have discussed here previously that T's shouldn't expect hotel type service. So protecting our investment is the priority. Part of that is of course protecting our revenue, the T's, where it isn't OTT. In my specific case, and a reasonable example, the 'euro' lock failed. A rare event, and while possible, wouldn't normally fail w/o some prior warning. In truth I would expect this to be the result of the frame shifting / settling and the mortice no longer moving freely. But he hasn't rung so I don't know. The rents are due so it'll be interesting to see if he has the confidence to adjust the payment. Anyway, in my years I have had a few failures, usually boilers. Gas engineers may or may not be available and we aren't likely to pay a retainer for 'guaranteed' service so we are at the mercy of the engineer, tradesmen to respond if they feel. Last week a smell of gas, 3 weeks after a gas inspection, and that tradesman was on holiday for 2 weeks, so down the list to the next. My point is that while we don't want to inconveience our T's they have no more rights than any householder. As these did they use the phone and find a tradesman in my absence. This £200 or whatever will be excessive for the one call out but for my many years of LLing isn't a big deal, and my sailing is important to me, when opportunity allows. This w/e (plus a bit) it's Yachty time, Llanddwyn, Rhosneigr, Holyhead, Cemaes and last night likely to be Moelfre, all depending on wind direction. I hope my T's have a good w/e, I'm sure they deserve it.

It's generally recognised that inspections should be independant, your own inspections would likely be seen as biased. If your A's were to carry out the admin to claim here, and it deosn't sound like it, they would charge for their efforts. That cost can be addd to any claim but increases your risk of a higher out of pocket result. During a claim expect a generous, to T, write down allowance for the items damaged. You may think a carpet to be good for 15 years but 4 years is what I understand to be accepted. Is there a guarantor? Again if there is the A often declines to provide such contact information citing data protection. That's not applicable but means you may have a challenge to get the details. My view is to take this on yourself, you've already sacked the A anyway. Go to print staing clearly what your claiming for. Follow up with Letter Before Claim and progress as if going to court. Get what you can as compensation by negotiation then put it behind you. The effort, stress and further insult from the County Court isn't attractive in my experience.

Slightly different, but still locks. For a pleasant change I was out on one my my sailing dinghies yesterday (Sunday). Not that it's relevant I don't carry my phone and but I missed a call from a T at 14:02, and from his unofficially house sharing brother 6 minutes later. I texed them both back at 19:04, enquiring as to if there was issue. No response to those texts. I called the T 8:10 this morning, but I know he can't take his phone onto the production line, no answer so I called his brother and success. The front door lock had failed yesterday. They had called a locksmith who came out at 19:45 and replaced the lock, good sorted. "He charged a hundred a.. er, er, two hundred and sixtry pounds." Clearly there is the expectation that I should refund this. Remember this is destitute Accrington Stanley, not Mayfair. During my fit of laughter I stated he (the T) had been ripped off. "Andrew (name not changed to protect the innocent) is going to call you tonight." So how would you persons deal with this expected claim of £260, bearing in mind that they pay well enough to be good T's, haven't pestered me with trivialities since the start of Tenancy March 2014. And possibly more relevant, it is difficult to find non abusive T's up there and I would rather nail their frickin' feet to the floorboards rather than let 'em go.

A return of property can be vague, not all T's will serve notice and sign a surrender document. Imagine you return to a previously vacant property to find an occupier 'who has a key'. The Police would see them as rightful after they say they are authorised by said T. I have had T's live in such basic fashion that I know many people would be happy to just get a roof. Turning on utilities isn't a great problem to most, if turned off in the first place. Then there are scenarios of revenge following a hostile end of occupance, I've had a few exT's that would like to see me suffer, and one or two that have used bad means for revenge. If they had means to access and cause damage they would. Why leave any opportunity for low lifes to cause aggro when the prevention is so simple. I did get tired of replacing locks as a matter of course for what could turn out to be a short tenancy, so I learned to charge, if they wish a new lock.

On the locks question. All mine are euro locks, UPVC doors. But the barrels vary in legnth. I keep a couple of barrels that I've labelled empty property and instal those in any property that has become vacant, takes a couple of minutes and no cost.. I can provide keys to any that have purpose to visit, viewing agents, workers... On signing up a new tenant I offer them the option of a new barrel at £12 (I buy for between £6.5 - £9), they get 2 new keys, I retain 1. If they prefer to save themselves £12 then the barrel from the departed tenancy goes back in.

Officially, Send notices, pay for storage, duty of care means you've to look after their so precious belongings that they couldn't be articulated to care for themselves. Unofficially, Record that it is of minimal value by whatever means, photo's may help. Then ditch it. Consider creating a record of outstanding monies owed you if there is ever a claim, so you can offset their claim with yours. Should they ever request where their stuff is, of your Agents I guess, get the Agents to request a detailed inventory of their claim. That can be compared to your photgaphic record and would likely embarrass them.

Apparently there are moves in Parliament tp try and address such bullying. But they're a bit busy nowadays so I don't expect much progress. When I first informed Comptons of their errors they replied that they have 45,000 leases and so know what they are doing. That means that if they enjoy some success with this strategy it's worth it to them. It also menasthat many naive and frightened peope can have their lives seriously affected by such. I recognised that they would only gert worse if allowed so chose to be awkward from the off. Like going up against large corporations though they are set up to have advantage here. As I undrstand shared space residencies like flats will have a freehold situation so that there is a responsible body to manage to whole, or mortgage companies would be reluctant to give credit.

I have considered that. 6 units, I own 4, my company owns 1. The other is in possession of the anti social git I've written about a few times. It seems (but not sure on the reliability of the info) that his flat has been repossessed and he's waiting for Baliff eviction. For sure he isn't secure there financially and the mortgage provider is moving against him. If I can be fore warned of any possible auction it might be advantageous, or even approach the lender direct. Not sure how to gain the info though. I know from LR that there are 2 mortgages, which is acting I don't know. But there are other bodies chasing him as well. But as far as RTM, as Comptons have an aggressive approach to dealing I feel they would tie me up with requirements, and so other battles, to demonstrate correct management. They would retain a voice at AGM's and use it against me is my guess. Admin fees to assess any management being a feasable weapon at their disposal. Any thoughts on First Tier Property Tribuanl? I'm not keen to spend on legal fees if this is a more informal venue.

Their strategy is to over price anything they could feasably charge a lease holder for. At my flats there are 2x grass areas at the front. 20ft x 15ft approx (each). The 1st year they took over the freehold that came in at £1,640 for grass cutting, 2nd year £1,311. I had already reached agreement in 2005 with the previous freeholder that I would take that on, Comptons wouldn't accept that. There were charges for a 24hr telephone line, £500 for rubbish removal, although there was no rubbish on the site (it was fly tipped rubbish by another over a fence). The list of charges was plain sillly. They tried to rewrite the lease so that payments were due, not as per the lease, but as per their schedule. They wouldn't negotiate just threaten action, so I refused any payment apart from the regular and traditional payments of ground rent and insurance, oh and they couldn't produce evidence of the 1st insurance payment for 2 years. I stopped communication as there were so many letters that life disappeared just dealing with them. So they would make claim, I would defend , they would drop claim/s when they realised that the claim/ were not inline with the lease agreement. But then repeat claims for same or similar. Their in house solicitor knows his stuff better than I and became very technical using tools such as bankruptcy, company wind up orders, approach to lending source direct for payments, so I employed a solicitor. That cost me approx £1,400 but was worth it as the defence was similar in technicalities and they desisted. So I invoiced the defence cost, no surprise they disn't pay so I offset it against the ongoing but realistic leasehold charges. They don't like that so 'part' of these claims is for that, as well as rubbish removal, auditing fees, bankiing costs and more. BTW the lease clearly states I may request an audit, I specifically told them I didn't wish one. They also like to confuse specifically described payments by allocating to something else so that payments for the undeniable charges look unpaid. Tha't a simple, sample summary.

Comptons are up to their now familiar tricks, in that they are taking me to Court again. This time 5 court claims. The ususl, CCOL, Court allocation, moved to another Court (Chesterfield), who have ordered that these be transferred to the First Tier Property Tribunal, Birmingham. I can see the sense in that, although it's a first for me. So now I wonder if legal representation is an expectation, intelligent (as clearly not cheap), or is this designed to be more informal and just possibly a first step that may be basic and not need great invovlement. I have believed for some time that the continual harrassment by Compton will need addressing in a formal Court invironment, in hope to reduce the time consuming and wasteful effort to deal with them and their abusinve ways. Anyone with experience on this?

The agency I refer to is a Yellow Pages type advertiser. Those that purport to supply best tradesmen, when in practce they just ring roud to get someone who is available or who may or may not be on their books. That agency then invoices the client as they see fit, and often that isn't relative to the actual tradesmans charge to them. Like Acura I could change the Euro Loock in a couple of minutes, I carry spares for abandonment situations, as minimum it causes the absconder to contact me if they want back in. Then of course it must be a lock that became faulty. As I would have to spend 3 1/2 hours on the road sometimes it's better to let a local get on with it anyway, 2 minute job or not.

Unless the lock was faulty, requiring extra force to try and open, and the key wasn't given in a fatigued state then it's their problem. The issue is that a locksmith may sympathise with the tenant and report that the lock was faulty, but even than you might argue that they should have referred to you prior to being excessive. I have refunded for a locksmith after the tenant had arranged it and chosen a silly route to get one (agency bumping up the total cost). I took a view that it was worth looking after a naive tenant.

As is often you write something flippin' obvious and believe you have educated the numpties. Of course capital growth varies, it's broadly down to demand. We can't manipulate it we can only follow those market forces. The rents we can charge are in comparrison to local market forces, again we follow as we aren't big anough to effect them. Try charging too much and we lose tenants to cheaper competition. The tax that we are entitled to avoid paying isn't over complicated and to suggest that if I complain less and comcentrate on improving tax efficiency, or any other efficiency, is just plain insulting, but usual for you. The comment has no value. I do not pay for rent guarantee insurance, for many reasons. For sure it is not efficient. I have neglected the improvements to my properties for a number of years, those that I used to enjoy doing until Big Brother took on the role of over legislating my business. Now it's time to address these neglects, which will reduce my tax bill, if the cash flow can handle the loading.