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  2. I have a similar unit in one of my properties which has Memera rewirable cartridge fuses. It controls the storage heaters & immersion heater which are on the night circuit. The separate main fuse board has already been replaced with a more modern unit. Fortunately I don't have the expense of replacing the older unit.
  3. 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.
  4. 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 ( a
  5. Why does selling property need to be so bloody painfull ? * First I had to tolerate a raft of rude viewers some of whom either asked stupid questions or worse, no questions at all. * Then I had to accommodate a miserable, extremely annoying buyers mortgage valuer with a bad attitude. * Now things have progressed to me having to deal with a buyers solicitor that seems intent on asking some rather silly questions. The only saving grace now is that the buyers solicitor thinks he needs answers to these questions so, I'm inclined to provide a cynical response that answers the qu
  6. Melboy

    Budget

    My biggest fear is that this anti Landlord /BTL Government will pass legislation permitting Local Councils to keep a register of all the rental properties and have the power to fine landlords heavily for any minor/major infringements. This will raise an enormous amount of money for local councils...........just like their camera controlled bus lanes. I do believe in some areas of the country it does cost £300 per property to be on the Council register........not too sure about that as a fact though.
  7. Oh! Yes! That is a historic collectors item. 😀 This is a definite replacement if there ever was to be one. I haven't met an electrician yet that will sign off an old fuse wired consumer box and if they are they shouldn't be doing this ............according to my electrician. My last electrical certification property is being done next Wednesday. It has been a very expensive month for me what with 4 fuse board certifications and a new boiler in one of the properties (plus other heating work) and another boiler change on the horizon in another property but my Son has managed to fix
  8. Yesterday
  9. Nev M

    Budget

    Frightening & interesting point on the interest rates and it does look like it will be hard for them to keep them down. The Government Bonds price also suggesting a interest rise. Agreed on the budget also and we will all have to sacrifice to help the country recover, i just hope its not aimed at CGT and Capital gains / more landlord expense. I am understanding on other direct & stealth taxes are needed for us to recover. They need to get the EU customs & tariff agreements sorted out post brexit amidst other issues as hurting business badly but hidden to a degree by the lockdo
  10. Have a feeling i am going to have to have the Fuse board replaced also in 2 properties in Luton area and certification. Will call the agents on Monday to get this underway. Appreciate this post Melboy, we had safety checks done by electrician and PAT testing but didn't realise on this law. Went back through pics before letting latest property and magnified the Fuse box from a full from picture. That looks like a seriously old fuse box.
  11. I believe it was a Baxi 600 series 24kw. For now they managed to get the system up and running so will not be doing it just yet. I got the quote at same time as repair as i know the system is over 10 years old. Will also have to be considered soon as the monthly Boiler insurance is now at a yearly cost that means replacing it & including a 7 year warranty and cancelling existing insurance will payback in 5 years.
  12. Grampa

    Mr

    Even with the bigger agencies fees are negotiable but first you need to establish what all the fees are because as RL mentions above you could be charged extra for all number of hidden add-ons. 10%+vat is still a good rate to pay especially now agents cannot charge tenants any fees and the extra laws and regulations that have been brought in means you need a good agent and you cant cut corners on service and legislation in this industry because if the agent makes a mistake the landlord will be held legally responsible which most landlords dont realise. You can get either a cheap or
  13. Melboy

    Mr

    "They also want £11 a month inc. vat for Landlord Regulation checks". Not too sure what is meant by that statement. £132pa for doing what? Landlord regulation checks are carried out at the beginning of a tenancy and the majority of those checks are a one off check.......aren't they? It has been discussed before on this forum in the past about keeping rents at the original price at the start of a tenancy and not raising them at all for a lengthy period. I would say that 5 years is too long imo without some sort of rental increase review. Having said that perhaps the te
  14. Do you pay extra for: * Inventory & schedule of condition. * Deposit Protection & prescribed information. * Arranging gas & electrical safety certificates. * Referencing. * Arranging a guarantor. * Arranging rent guarantee insurance. * Regular inspections. * Tenant check in/check out. * Checking the property complies with regulations. * Issuing all of the docs required (legionella advice, how to rent booklet, template for reporting repairs etc). * Immigration checks on tenants where appropriate.
  15. 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 situat
  16. Hi, our tenants have given notice. After five years they are moving on to buy their own property. We didn’t put the rent up for the whole five years and the letting Agent kept their fee the same for the period at 5% + vat for full service including rent collection . We also had Rental Income protection at 2.69% The Agent has now told us their fees will be 10% + vat ( originally 13% apparently) and they recommend we reduce the rent ( by nearly 10%) which equates to over £100 a month. They also want £11 a month inc vat for Landlord Regulation checks. Any comments?
  17. I can't think of anything more to say that would help or convince the OP why I think they should have Gas & Electric certificates in place. 😀 If you check out the Government HSE website it also states that in the OP situation of renting with no payment to family / friends members that there are certain regulation conditions that will apply. It is now Rob C's choice to heed the advice or ignore it as he wishes.
  18. 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
  19. I have done a little research on this matter and there are a few pointers that would suggest you still have to abide by the rules of landlording even if no rent is being paid by a family member. One example below. https://www.thisismoney.co.uk/money/buytolet/article-4487684/Can-let-property-family-member-no-rent.html It also reminds that around 5 years ago I was paying the annual insurance on a property that my Son owns and he had a tenant in that property. I had my reasons for doing this at the time and then I thought should I be doing this as I do not own the property so I con
  20. The trouble with calling someone a lodger is that it suggests or implies that rent is being paid. Having a friend or family member stay in your home where no payment is being made, especially for short periods would be unlikely to trigger a need for safety certs in anyone's mind. I suspect that in 99.99% of situations where people are letting people stay temporarily in their PPR, for any length of time they do not get a gas or electrical safety certificate. If I think back to my childhood there were situations where e.g. Cousins would spend some of their summer holidays staying with
  21. Well, I suppose the case of injury or death would be based on it's merits I guess. House sitting and a 30 day holiday away may well not require safety certificates etc. but there again to quote the OP he has family paying council tax and utility bills so in this case it can be regarded as a place of permanent residence for those occupants as it has effectively been handed over. There is a verbal contract isn't there and as I understand it you do not need an written tenancy contract.
  22. Last week
  23. You may well be right but..........Let me play devil's advocate. I go off to Spain for a months holiday, my sister in law moves in to ' look after the place' and my dog whilst I'm away. Its my PPR so I don't legally need a gas or electrical certificate. Problem occurs whilst I'm away.........what's the difference ?
  24. Mr op I feel for you. A 4 star hotel is what you would need to resolve such issues. Good luck.
  25. I am under the impression that locksmiths trawl the internet to advertise their business because I have seen so many advertising on this one forum over the years. 😁 The chances of gaining any work from the advert is virtually zero especially if the person requiring a locksmith is not living in close proximity. Jeez! What's the call out charge from Florida to the UK ? 😅
  26. Nope. Not the case RL. Just think of how the law and the Courts would determine this matter of a say a person being injured/killed through carbon monoxide or electrocution through a person being the occupant of a family/friends property where you as the owner of that property don't actually live in it and gas/electric certificates were not carried out. Duty of care and responsibility? Does that make any sense? If you dig deep into it you will find the definitive answer. I can quote one legal case that happened in Royal Wootton Bassett some 10 or 12 years ago.
  27. Locksmith is the best option in such cases whenever you face such issues.
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