Grampa

Very satisfying turning around a rental ready for letting isnt is Melboy. I just compleated a week ago on my 2nd property within the last 6 months but my first for my new Ltd company which on the face of it needed minimal work. It is a modernish large 2 bed 80's ex council flat with parking and its own enclosed courtyard and the freeholder is the local council. I was planning to move away from Leasehold but the S/C are only £160 per year (for building insurance) and £10 pa GR. A damp smell in the tired shower room (no window) needed to be addressed which I thought was the non-working extractor but I decided to bite the bullet and fit a bath with overhead shower which was just as well because the shower tray trap was leaking (for a long time) which had no access point without taking apart and was sodden with rotten woodwork when we got access to it. Also fitted mains powered smoke alarm and heat alarm and electric cert booked for friday. So an extra 1k-1.5k spent but see it as an long term investment.

yes, so an extra 4 months on the notice period and any delays there may be with backlog of court cases.

Don't be pressurised into giving a new AST otherwise you will need another 4 months and 1 day. If the current tenancy is not their first one the 4 month and 1 day doesn't apply. COR I agree the new rules are a pain but just look upon it as normal but with longer process.

Before it was changed, yes I did see it in Polish otherwise I wouldn't have said it.

If the current tenancy is the first one the tenants have signed you cannot serve a s21 until 4 months and 1 day have passed. A s21 doesnt have grounds that would be for a S8 which is normally used for rent arrears using grounds 8,10,11. The notice period for a section 21 has been currently increased from 2 months to 6 months. Also a new "pre-action plan" was published in sept 2020 and should be followed before you serve the notice and if not could result in delays in getting procession. see the below link. https://www.nrla.org.uk/resources/ending-your-tenancy/pre-action-plan-avoiding-possession-claims I would suggest as soon as the rent is late put pressure on the guarantor to pay who can put further pressure on the tenants to pay up or vacate.

I would advise not to go for the cheap ones with a p9 battery as you can find the battery can get taken out by some tenants for kids toys etc. Also batteries supplied with these cheaper alarms can have a short shelf life. I use tamperproof Kidd or Fireangel ones that have special batteries with a 10 year life span. Though we sometimes only get 8-9 years from some. https://www.fireprotectiononline.co.uk/10-year-battery-smoke-alarm.html https://www.toolstation.com/fireangel-10-year-battery-smoke-alarm/p13188

I read over the weekend that "normal" flu has nearly disappeared due to lock down and social distancing. It was 14 per 100,000 at this time of year and has now reduced to about 1.5 per 100,000. But I guess those figure will just increase steadily back to normal when lock down ends?

There are also always 2 sides to a argument with both sides taking the view they are right and sometimes a dispute isnt always black and white. (can we still say that?) If you have suffered a material loss you can prove you have the small claims court to fall back on (MCOL on-line) You can leave a review on their google and Facebook page if you wish but make sure its factual and possibility prewarm the company in advance unless the issue is dealt with in a professional manner. No company likes bad reviews especially if a small company as one negative review can have a big impact on the overall rating. Formally request details of their complaints procedure

Having just translated your post with the help of Mr Google you would get a better response by writing in English not Polish. Also many landlords would be put off renting to someone without basic English conversational and writing ability.

That thought didnt even cross my mind and if the tenant is of working age it is/has to be a consideration so maybe more consideration has to go into how by what means the rent is being paid. If by pension, house sale, benefits it maybe seen as a lower risk. But Grandma just came up with a good point "what about HMO'S" now, with shared kitchens and bathrooms?? My first thought to that was "I'm glad I dont have or manage any" otherwise a whole block could go down with it.

Once to have a court ordered possession date you need to establish if the tenant has vacated on that day before the next stage. If they havent moved out and you believe no intention to you need to apply for a bailiff and normally most landlords appoint a local court bailiff. You have another option of using a high court sheriff(bailiff) which can be a lot quicker but will cost more. but your would either need to apply for the possession order at the time of granted to be transferred to the high court or afterwards. The county court bailiffs appointment schedule (lead time) varies a lot from area to area and if they can do it within 3-4 weeks it may be best/cheaper to use them. Call the local court and ask the question on the bailiffs current lead times. If longer google high court sheriffs and speak to them who will give you costs, timescales and apply for the possession to be transferred to the high court.

At the present moment in time no its not reasonable but if it becomes more the "norm" in the future for flying, travelling and entry to other establishments it may not appear so unreasonable. You then have the legalities aspect to the question which I don't know the answer. On a personal level, provided all the safety precautions are taken in the lead up to the tenancy commencing I don't have an issue. AIRBNB and holiday homes are another conversation though.

The regulations state that a carbon monoxide alarm is to be fitted in any room which is used wholly or partly as living accommodation and contains a solid fuel burning combustion appliance. (i.e. rooms containing an open fire, log burning stove, oil burnt heating systems etc.) I also put them in the room with the gas boiler but there is no legal requirement to do so but it gives peace of mind to tenants and landlords.

Just another thing to watch out for in the joyous life of being a landlord. https://www.dailymail.co.uk/news/article-9110999/Lodger-30-murdered-uncle-71-feeding-remains-badgers-jailed-life.html

As long as it was protected within the correct timescales 7 years ago but no PI given all you need to do is give the tenant the prescribed info and deposit certificate. (though it doesn't stop the tenant potentially making a claim against you) You also need to make sure the tenant has: EPC Gas Cert Electrical Cert Latest How to rent guide In a situation like this I would post them all out to the tenant with an short letter stating "Please find enclosed the updated/replacement information relating to your tenancy for your records" Note: If you hadn't protected the deposit as well you would have to return the deposit as Richlist mentions.

I have heard a lot of the "normal" GI policies have been withdrawn from the market or have added a covid clause due the higher risk which makes you wonder if they are value for money However, I have also heard HomeLet/Let Alliance are bring to the market a new policy though I have no idea on the ristrictions within it

let us know how you get on

Well that could muddy the waters slighty and arguably a grey area what your main residence is. Thats why I asked about the address for bank accounts. Also mobile bills, driving licences etc etc. Because if they are all registered at another address do you think a judge would rule the uk address was your main residence??? Also if you had a spouse in Ireland that would be a negative.

If the occupier does not have exclusive possession, i.e. they share, say, facilities with an occupying owner, then they will only be a licensee. The difference between a tenant and a licensee will be having exclusive possession and without that by default a licensee/lodger. So it doesnt matter if AST was signed if it quacks like a duck and walks like a duck it cant be a chicken.

The fact that they are willing to reduce the claim should tell you they have no claim if they were genuine lodgers in your house. Explain that section 213 doesn't apply because a non-housing act tenancy applies to lodgers and they are requesting monies under false pretences. You could threaten to report them to the law society and request their complaint procedure. Note: the above does only apply if the "lodgers" really were lodgers meaning you were also living in the property as your main residence, the utilities and your bank accs etc are in that address and ideally shared kitchen and bathroom faculties with the lodger. It doesn't matter that a AST was used because that element of the contract would automatically be invalid. Also if you have already returned the deposit it shouldn't matter that the contract said you would protect it (some landlords choose to protect lodger deposits) because you have returned it and the lodger hasnt suffered a material loss.

If the agent belongs to a regulated body (it will be on their website) such as Arla, Safeagent or UKLA you can also make a complaint to them. Also you have the option of a formal request for information under Data Protection Act 2018 which really (i think) just applies to infomation relating to yourself however you could try your luck and request for all information relating to you and your tenancy. Point out that the above act requires them to respond to a request for data within one calendar month. If not received an additional complaint will be made to the Commissioners office. You also have the right to request it in paper form which I do if I have to do this just because it causes a lot more work. Make sure all corespondance is done in writing/email as it makes your case stronger if they are not replied to, evasive, or not promtly. You also can leave a low star review on their, facebook, google, yell, allagents review sites which they will hate but make sure whatever you write is factually correct.

What is the Renters’ Reform Bill? In what is sure to cause controversy and delight in equal measure, the proposals for the Renters’ Reform Bill were announced over the Festive Period during the Queen’s Speech. The proposals affect both landlords and tenants, with the Government looking to create more security and longevity in residential tenancy agreements. The full proposals can be found on the Government website, however the key takeaways are as follows: In favour of tenants, the main benefits of the Renters’ Reform Bill would be: Improving security for tenants in the rental sector, delivering greater protection for tenants and empowering them to hold their landlord to account. Improving the experience of those living in the private rental sector and the affordability for tenants when moving from one tenancy to the next by introducing a new lifetime deposit so that tenants don’t need to save for a new deposit every time they move house. Improving standards in rented accommodation, driving out rogue landlords and helping to professionalise the sector, with all tenants having a right to redress if their rented properties are not safe and healthy. Professionalise letting agents, to the benefit of tenants and landlords. Abolishing the use of ‘no fault’ evictions by removing section 21 of the Housing Act 1988 and reforming the grounds for possession. In favour of landlords, the main benefits of the Renters’ Reform Bill would be: Giving landlords more rights to gain possession of their property through the courts where there is a legitimate need for them to do so by reforming current legislation including the Section 8 process. In addition to this the Government will also work to improve the court process for landlords to make it quicker and easier for them to get their property back sooner. Who would this apply to? The Bill's provisions would apply to residential lets in England only. When will it be implemented? There is no current fixed implementation date. These reforms have been mused for a number of months, however it would now appear that steps are being taken to implement them into law. Contributing factors that have influenced calls for Housing and rental reforms: The English Housing Survey 2017-18 found that the average length of residence in the private rented sector is 4.1 years. An earlier Government consultation on longer tenancies showed that 79 per cent of tenants had only been offered tenancies of 12 months or less. According to the English Housing Survey, around three quarters of private renters paid a deposit at the start of their current tenancy. The Tenant Fees Act, which came into force in June 2019, capped deposits to 5 weeks’ rent where the annual rent is under ￡50,000 per year. Is Section 21 being scrapped? It is clear therefore from the above points that the Government are introducing the Renters’ Reform Bill to assist tenants and offer them greater security and living conditions in rented accommodation. Whilst it is has not yet been implemented, it is clearly only a matter of time until this will effect residentially lettings in England.

I’m sure you will all be happy with this https://www.nrla.org.uk/news-breathing-spaces-new-rules-will-give-tenants-break-from-debt?fbclid=IwAR3GhlakAIxJdkpdLFeedQC4mJdik9-TeE6Slza62vhZTBUVJeXmF7XNBoc

Well property is now refurbed (finished about a week ago) Myself and wife did the decorating top to bottom and garden clearance. I hate decorating but why pay someone if you can do it yourself and I'm glad its finished. New Kitchen, Bathroom (+ elecy shower), flooring throughout (carpets & laminate), Lounge fire & surround, UVPC Patio doors, x3 replacement window units, curtain rails, door hardware, roofing works, new consumer unit and loads of electrical works and bit of plastering. So had a quick tot up last night and be looking at approx 12.5k. So quite happy with that. Without the roofing, patio doors and fire costs which wasn't planned for I could have knocked about 2.5k off that but you cant plan for everything. All that's left is the garage door which is being fitted today £250 and a UVPC access door (labour only as already purchased) The contractor (who I know anyway) is moving in this week paying 6 months upfront as we have just sold his house. So fairly pleased with a 12 weekish turn around from completion,, refurb, to new tenant moving in. The only thing I think I would do different next time is get a decorator in and bite the bullet on the extra cost.

I guess the property is owed in your name(s) so If someone did a land registry check your name would be on it. Your name needs to be on the tenancy agreement unless you sub-let the property to someone else who then instructs the letting agent but that may breaking your insurance and or mortgage requirements. The landlords address on the tenancy can be the agents address.