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  2. I dont as a rule use rent guarantee insurance but the one time I did which was which was with Rent4Sure they made a big thing of accepting benefit tenants. So your agent may need to come up with another reason in case they come across a sharp tenant. There is bound to be other RG products with other underwriters as well who accept HB tenants. Now if the rent is sustainably higher than the UC/HB rates for that size property that will wittle down any possible benefit tenants. Or as a final resort they get told their application has been put forward to the landlord with the other interested
  3. Today
  4. Well the Agent should have been a bit more careful regarding the way the property was marketed and the manner in which the tenant was refused its not hard. An agent who out rightly tells an applicant they wont be considered due to being in receipt of benefits then gets fined has no one to blame but themselves. Its no different to a wheelchair user who insists to view an unsuitable property even after being given the reasons why its unsuitable, you would be just inviting an discrimination claim whether it has merit or not. Sometimes in business you have to give lip service to head off a pr
  5. My simplistic thoughts, cynical of course. When I was rejected for the self employed covid grant HMRC stated I wasn't classed as self employed, and yet I have completed a self assessment and paid tax due to that for many years. So I'm not self employed, I don't pay PAYE so who do I work for. Well it's the Gov't of course. Our decisions and choices of how we run the business that we are allowed to be responsible for have been diminished to such a degree that we must accept that it isn't our business any longer. We are merely the one's responsible to provide accommodation to the
  6. What a dog's diner ? I still don't understand. * When I had BTL mortgages they all specified no benefits tenants in the t&c's......so advertising for no applicants on benefits means I complied with my mortgage lender requirements. Even if that has now changed for NEW loans, there will be existing loans where those t&c's apply. * I guess it would be acceptable to include in the advertising......'applicant must qualify for rent guarantee insurance'.......that would then automatically exclude those on benefits for most insurers. There are obviously going to be loophol
  7. The case was taken on by Shelter Lawyers. My guess is that they refused to show this person the rental property on the grounds that she was in receipt of state benefits so I am guessing this case is based on discrimination. Perhaps you have to let the process of tenant selection run it's course through to the end and then inform the person they have not been successful? perhaps Grampa as a letting agent could shed some light on this matter? Either way it does appear that all LA's and landlord's need to be very careful when advertising their rental property now and not to say in th
  8. I don't understand the problem. My letting agents & I have a policy of only accepting applications from tenants who meet the criteria for rent guarantee insurance. Applicants in receipt of housing benefits/UC get help by virtue of not having sufficient income to pay their rent so they don't qualify for the insurance. Am I missing something ? Am I over simplifying a problem that I don't think really affects landlords ? Then there is the restriction on some mortgage t&c's which don't allow letting to people in receipt of benefits.
  9. Something more to consider now when placing adverts and viewings. A letting agent and landlord have been ordered to pay damages of £4,500 and legal fees for unlawfully refusing to show a potential tenant a rental property based on the fact she receives benefits. All agents should understand the implications of this case and realise it is unlawful to reject anyone who is in receipt of Universal Credit. Full story here: https://www.arla.co.uk/news/may-2021/tenant-discriminated-against-for-receiving-benefits/
  10. Yesterday
  11. Really? ill informed judgement? Please clarify and justify the reasoning behind this statement and why it is "ill informed". Posters can only comment based on the information provided in the original post and based on that, my advice still stands. I believe you were the one who stated in reference to your tenant "I have not commented to date in order to preserve working relationships" which implies an inability by you to address issues with your tenant and avoid a possibly difficult conversation. So if you are not going to address the situation WHO IS???? That leaves either you bury
  12. Last week
  13. It is 'judgemental' because the author is the one who is asserting that it is 'good advice' and imposing his/her ill informed judgement on the situation. Why should this incident give rise to the need for the intervention you are suggesting? Just because I came to this Forum which is full of Noble members who dedicate their time to helping others doesn't mean that I have failed to address the problem and therefore I need the services of an estate agent, you don't know my personal circumstances. Completely irrational way of thinking in my opinion. I have received some good and generously g
  14. Provided all of the work involved like for like repairs & replacements then it's revenue. If there was any element of improvement e.g.....larger radiators, extra sockets, extra lights etc etc then it's capital expense and cannot be offset against rental income.
  15. Thanks for your help. I would, as I interpret it, say it's revenue expenses. I had tenants in the property and I had to repair the roof, replace some radiators and it needed a full rewire as per the electrical inspection. Including various other issues... Yes, it has been an expensive property Grrrrrrr...
  16. Are you sure that all of your £6500 expenses are revenue expenses ie subject to income tax & not capital expenses and subject to CGT ?
  17. Losses are automatically carried till offset.
  18. I have a couple of properties for rental purposes. My tax knowledge is as low as it gets, but when I fill in my self assessment I am wondering how I fill in my losses. My Income is approx £3,000 My Losses is approx £6,500 (various repairs etc) Do I have to declare my full income and my full losses when I fill in my self assessment? Or can I carry some of my losses over to next years tax assessment? Am just concerned if I have to declare my full losses, which are £3,500 over my profits, will they be automatically carried over to next years tax assessm
  19. If there is a policy excess it would be paid by the person making the claim i.e. your neighbour in the flat below who has incurred the damage. If you had been negligent it would be your responsibility to reimburse your neighbour for the excess they have paid. So, any payment that's necessary on your part hinges on wether you have been negligent. Nothing in this thread suggest you are responsible so ask the management company to prove your negligence. As a side issue Im suggesting that someone checks the wording of the lease because it may be that the insurance excess should be refunded fr
  20. Poppy

    Water leak

    There is no damage to my property, when I mentioned damage to two properties it was an example to try to decipher what the policy wording meant. I have not been shown the damage to the flat below only that they will get a quote and send me the bill. I included the info re the insurance for advice as I was advised to check it to see who should pay the excess. I'm still not sure who should pay the excess based on the wording of the policy and hoping someone might advise before I go back to the management company.
  21. I don't see what this has to do with the original question. You haven't mentioned damage to your property only to the flat below. We can only comment on the information you provide. That insurance policy looks pretty standard to my inexperienced eye.
  22. Poppy

    Water leak

    I have now received the policy, it is in the name of the company formed by the leaseholders and shows the excess of 500GBP, the policy wording is “The EXCESS stated in the CERTIFICATE OF INSURANCE applied separately to each EVENT at each separate PREMISES” I’m not sure this means each leaseholder is liable or that the excess is applied to each event that happens at each separate premises, so if a leak affects two flats then there will be 2 excesses applied. What does anyone think?
  23. Poppy

    Water leak

    Yes we do have a letting agent who has said they shouldn’t have done any repairs without their or my authorization.
  24. If its but mutual agreement thats fine but I would confirm it by email just so there is a paper trail clarifying the amount and start date so there is no confusion at a later date.
  25. Is it legal to increase rent by mutual agreement with a tenant who is on a periodic tenancy or do I have to use section 13 form. She has already agreed to pay the increased rent, the first increase since she moved into the property 5 years ago
  26. You are only responsible if you have been negligent. A pipe falling off doesn't sound like thats you being negligent. You are innocent until proven guilty. It's up to them to prove your guilt not up to you to prove you're innocent. Of course they are going to try it on....... you need to fight your corner. Bag the issue back to them and ask them to prove negligence. Do you have a lettings agents dealing with the property for you ?
  27. Poppy

    Water leak

    Thanks for the replies. Bit more info to add to my original post. The management company were advised on 17th March the lower flat had a leak. I was only contacted on 7th April and arranged to allow access for it to be checked within a couple of days. My tenants tell me the plumber came in and said it was the condensate pipe and fixed and sealed it in 10 mins. Although my tenants were present they did not actually see the detached pipe and they tell me a few days before this there was a lot of noise from work being done in the flat below by the plumber who subsequently checked our boiler and s
  28. Poppy

    Water leak

    Thank you for this info, I have requested a copy of the insurance.
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