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About Reg

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  1. Hi Tracey, Have you ever consider managing the letting yourself? As in my experience most letting agents are numpties. Careless in the least and useless in the extreme. They wont be lying awake at night worrying about things, as long as they get their commission that's all they're worried about. A common mis-conception by landlords thinking of using a letting agent is "i don't need the hassle myself, i'll use an agent". The notion that a letting agent will magic away any problems is nonsense. Yes, if there's a problem they take the initial call, then call you, normally trying to get their "workman" to fix the problem and make a tidy mark-up at the same time. As you've found out, LAs don't care too much about the landlords concerns regarding suitable tenants. I have never used an agent, I have made a few small mistakes along the way, but I soon learned and have never looked back. As well as being fully in control, it has saved me a fortune
  2. I can only see a long drawn out decline in house prices, possibly lasting over the next 5 years. The government has tried it's best to prop up house price / banks balance sheets with record low interest rates and money printing, yet house prices are still falling. So, I wouldn't be buying anytime soon, unless you are cash rich and the rental yield to property value is at least 10%. Buy-to-let is a long term gain, but it can also be long term pain too (tenants, void periods, maintenance etc). I was lucky and sold three (out of four) of my buy-to-lets last summer at silly prices. People have woken up now and wont pay these silly prices anymore and banks want big deposits as they know there is pain ahead.
  3. Until the system gets reverted back to landlord receiving rent directly from council, there is no way I would take another DSS tenant. It's just too much agro, best get rid of the problem and get a new working tenant (take at least 5 weeks deposit next time, with a months rent in advance, to put off any potential scumbags)
  4. Hi Shan, as the start date of tenancy / rent due day is 15th of each month, notice needs to be served by the 14th (14th May to get possession back on 14th July). I would personally serve notice in person, and it's best to get someone to witness you giving notice. Alternatively, you could try recorded delivery, the downside to this is that the tenant could refuse to sign or not be in and the letter would return to the postal depot. Either way, act now, try to give notice in person, if there are not in, try again 2moro. If you're too far from property, send recorded delivery today. Regarding the deposit, you can keep this for non-payment of rent. If the unpaid rent adds up more than one month, or they have damaged your property in any way seek a county court judgement to sue for money back. Try and get a forwarding address before you do this. Try and be as reasonable as you can, at the same time make it clear you aint a mug. Good luck hi can anyone advize me on the correct dates to issue a section 21 notice my tenant is on a periodic tenancy and should pay rent in avance on the 15th of each month i know i have to give 2 months notice can anyone tell me what would be the expiry date on the notice and how many days before the 15 should they recive it through their letter box, also they are 1 month in arrears with the rent, how can i get retrive that i have one months deposit which is held by me and not protected because i have been holding it for the last 4 years before the dps came in to force
  5. I personally would not go down the heat recovery route, it does sound like a vested interest by the surveyor and likely to be expensive, both to purchase and to continually run (electric bill) As you are probably aware, condensation is a winter related problem and is caused by a lack of ventilation (when hot air cannot escape a room then comes in contact with a cold surface, a bedroom wall for example, this hot air / vapour then turns back into water to form damp). I had a previous condensation problem, and I fitted airbricks throughout the property and unblocked the chimney which has worked. Although on a routine inspection last week, some damp had started to return in one of the bedrooms, this was due to tenants drying their clothes, I asked them when they dry their clothes to open the window until clothes are dry, i'm confident they will as they have been good tenants to date. Dehumidifiers are very effective in removing damp and are a useful tool for any landlord but do not get to the reason behind the damp. I would remind your tenants to regularly air the property (especially if drying clothes inside). I would also look to increase ventilation further, putting in larger airbricks or installing extractor fans should sort out the problem.
  6. If you have a tenancy agreement in place, you can show prospective tenants around yourself, but you have to give at least 24 hours prior notice and it should be with reasonable hours of the day. I am personally at all viewings, even if the outgoing tenant says that they can show prospective tenants around, I refuse as I can normally get a "feeling" as to whether a person will be a good tenant (obvisously I have f*cked up in the past, but generally a gut feeling is a good indication. So, if your property is close to where you live, tell the existing tenant you wil conduct the viewings, otherwise you're at the mercy of your existing tenant. My outgoing tenant, got started getting shirty with me when I first started organising viewings, he said that the prospective tenants should understand that he is living there and it is often inconvinient, but I told him unfortunately, I have to conduct viewings when I can, but I make sure that I gave him 24 hours notice. So don't pander to your outgoing tenant, you've got a property that could be empty for months if you don't watch out. I can of course understand that the last thing an outgoing tenant wants is strangers visiting the property, but life aint fair sometimes, get on with it, good luck
  7. Reg


    What i meant was, if the tenancy laws were changed more in favour of the landlord and taking away some of the rights of bad tenants (as trustee2 mentioned earlier in this post) then landlords would be less fussy when considering prospective tenants
  8. Reg


    That's a good idea to deter DSS from applying by pricing much higher than local LHA rent. Although this could risk a void period and like you said, the property would have to be in A1 condition. And if like trustee2 mentions, that laws might change so landlords can get their properties back alot quicker, this would help everyone and lot more landlords would then take on DSS more freely.
  9. Reg


    Whether you are a landlord or an agent deciding how to maket a property is a subjective issue. I personally have some restrictions but market the property at 5% below average market rent to maintain interest. This strategy may not be right for everyone but it's right for me.
  10. Reg


    J4L, your view is a fair one, but it's from a letting agent's point of view. The difference between a private landlord and a letting agent is, should a tenant start misbehaving or trash the place then the letting agent wont have to pay for all the damage caused as it is not their property. I my opinion the right balance for a private landlord when marketing their property is adopt abit of caution (Moritia strategy), yet not be too unfriendly in the advert (J4L strategy). But I personally don't see the point of not stating "No DSS" if you're not happy taking DSS on.
  11. Reg


    There's nothing wrong with having standards. If it was your property you may change your views. It is very honorable that being a single mum, you pay your own rent, if only every single mum was like you, an ex-tenant of mine who happened to be a sinlge mum was a lying scumbag, who tried to commit fraud against me AND the council and her boyfriend who lived there but wasn't supposed to threatened to attack me with a machete
  12. Seriously, is this a wind-up??? If not, let me think long and hard (a nano second) about this dilema... serve notice asap
  13. Of course it's a rip off, a pointless load of rubbish, another tax that labour can squander. The next load of cobblers which might be in the pipeline is the proposed licencing for all landlords, yet another under-hand tax. When will this government realise that the majority of landlords have vastly improved the quality of the rental market and provide a good service to tenants, they should stop making it harder for the average landlord (me) to make letting property a worthwhile pursuit. Perhaps they should also make the rules between tenants and landlords more balanced? Sorry for the rant and going slightly off subject. I can't comment on EPC certificate as I don't have one, this is out of protest not ignorance, and I do know I can be fined, BUT I do adhere to all of the other legislation: TDS, gas safety etc.
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