Carryon Regardless

Being so self righteous is why she has done wrong. 

But as far as I am aware the only part of this that could feasibly be a police matter is not declaring her electoral address correctly. And really, does that deserve time and effort by a police force that only prioritises and turns up to an event when the blood is flowing?

Otherwise the financial affairs are beyond the 6 year limit. So records are beyond the HMRC capability to interrogate. The 'advice' will surely be, "you got away with it, it's too late for HMRC to do anything". 

The only change to that is if fraud is cited, but that's v difficult to prove, as it's an intent. Naivety is the obvious defence.

She has been naughty, but I can't imagine the Ashton voters will give a toss (if she still has the whip come election time). They're too busy sourcing drugs (to buy or sell) and shooting each other for fun. As it 'appens I have a property there, and it's still better than Prestatyn.

We are responsible for those we engage on our behalf.

Same way, if a tenant engages some one (that may screw things up) then they are responsible for any outcome.

But the job is done here, there are no demonstrable losses, there is no more to be said it's done with. As said the tenant could have refused access, he is in possession of the property.

So I stick with my earlier assertion. And you will either continue to be managing a person continually looking for problems, or be free of him.

I wanna tell you a story. I visited a tenant w/o prior notice, he's always been a nuisance, but in that location it isn't unusual. I was invited in, so his choice. As I sat he informed me that he had the right to have a dog, and I needed to give good reason why he shouldn't. He had already posted the request by registered mail.

Now this was a time when Wales was evolving to 6 month notice (coming all locations near all of us soon). So I went with the S21 prepared, as it was my last opportunity to serve it. But my using it can be decided on later.

I stopped his speech and presented the S21. He opened it, "what's this, why?" "Cos' I don't want you to have a flippin' dog." the tenant can't wipe himself clean, so he shouldn't be responsible for an animal.

"I don't want a dog, forget it." The next day I refused to sign for said letter.

I'll be honest I did get pleasure from that little episode.

Serve notice, the pillock spends his time looking for issues.

Most would be grateful for the faster repair.

I haven't applied interest, but 'I would assume' that interest is due, on daily basis, until the outstanding amount is settled.

Maybe the interest is applied to the statement balance each month.

A valuer would provide the expected rental return as part of the report. But if at application the figure submitted is lower, I'm guessing, that would be used instead.

A mortgage company then apply that to whatever their criteria is.

While they might want to see accounts of the applicant/s, I've never been asked for any accounts relating to a BTL property.

Methinks your tenant is a clown. Such a round figure on a scrap of paper is the work of a school boy.

Absolutely, there is no right of compensation.

I assume the tenant informed you and you responded in a reasonable time. Nowt else you should be expected to do.

You may charge minimal interest on late payments, of more than 14 days. In truth not worth the effort.

Where you can offer incentive is to point out that his account is in arrear, and shall remain so until paid, and would likely affect any future rental come request of a reference.

Otherwise, as you suggest, ignore it till deposit hand out time. You demonstrate the ongoing arrears, with the rental statement/s. He cites the laundry charges and doesn't have a receipt anyway, you get £50 back.

If you have desire to hoof the pillock, be aware that soon enough Gove might / is likely to extend the 2 month notice to 6 month.

The flats my daughter has rented in London have come with white goods, so I'm guessing that it is the norm there.

But it seems there is a high demand, so I'm also guessing that, even w/o these the flats would still rent easily enough.

I find anything can be complicated with many of my tenants, so simple is better with my rentals.

A Welsh tenant has served notice, well sort of.

On the 7th his father in formed me that he would be leaving on the 20th or 27th.

Then on the 8th, because I asked, the tenant served to say he would be gone on the 20th, by the 12th that had been amended to the 27th. It's fun this is'n it? In Wales now, if a tenant stays after the notice date, I am unable to do anything other than charge for each day they desire to remain, or serve 6 month notice.

Anyways, he thinks leaving his washing machine is a bonus to me. Nope, don't want the bl**dy things.

You are responding to the issue in a timely manner. There is no claim for any inconvenience.
It is for the tenant to arrange access.

Tbh, I would be v tempted to say that it isn't a 5 star hotel, or any other star. Renting a property comes with occupier responsibilities.

You could sue the tenant, have they the funds to recompense?

You could sue the agent, but 'if' there is success the values will be written down due to wear and tear.

In each case you will expend effort and additional dosh in your attempt. The costs should be awarded in your favour, should be.

My view, w/o a deep study, is to complain where you can, threaten action to tune them in, and negotiate for whatever you can.

Then take it on the chin.

Being cynical I have to consider that this is designed to trip us up.

But, imho, we were caused to convert our existing AST's to Occupation Contracts, or if new tenancy it was straight to Occupation Contract prior to that. We were required to serve these documents on the tenant.

I don't see that there 'terms' applicable to a notice of possession, as we aren't negotiating this, effectively we are dictating our requirement for repossession. 

The 'terms' in my mind, are applicable within the contract. So for me the date of contract is asked for.

And as Grampa suggested in a prior thread, demonstrating your compliance with those other requirements of a tenancy, those that would prevent your claim of possession being granted, makes a lot of sense. He will generally serve such things as the gas inspection, ECP.... again, prior to service of the repossession notice. My way has been to create a tenancy pack that has all such detail within, and ask each tenant to sign and date the front page, this detailing the contents.

Please keep us updated on your progress. I have intention to serve 4 of these in the future, 1 flat is mt already. So far I have been more than reluctant to replace that tenant. I am strategizing the disposal of the 5 flats, but the deferral of the Leasehold Reform Act has complicated that for me.

RL, don't you discriminate against all tenants these days?

I'm hoping to do the same as soon as I've sold mine. The properties that is, as we know we've to pay to dispose of tenants.

Due to the changed legislation in the UK many landlords feel consideration toward tenants is more than enough.

Factor in that a 2 month notice period is required in England for repossession, 6 months in Wales, followed by waits to get a court date, and then a period prior to being granted repossession, many might prefer tenants to be so unhappy that they relinquish their many rights to a tenancy.

If it turned out my tenants didn't love me any more I would nearly care a jot.

Let's not forget the offset.

There would be a saving on the cost of gas while the boiler is u/s.

But do they show gratitude for that?

Thanks Grampa, yes it might be relevant to me eventually. Although I've only 3 properties left in England now. I'm looking to escape from the 5 Welsh property responsibilities, but holding off for the leasehold reform bill to make them more attractive to buyers. That isn't looking v promising nowadays though, as it's likely to be stuck in the pipeline indefinitely. I guess that's too complicated for the senedd to get their heads round in the meantime, instead they'll wait for Westminster to act and show how superior they can be, again.

This one is a notice served on my Daughter. LL wishes to increase rents dramatically, and she has contested his rise. He can achieve more, likely not as much as demanded (he attempts to be authoritarian), so she will be leaving. Personally I feel he will regret losing a good tenant, but hey ho. Meanwhile his communications for viewing and works access (up to 2 per day) become harassment. While he feels he might bully my little girlie, I'm not such a push over, and willing to respond at whatever level.

A new one on me.

But, ignoring the new confusion of a new form, why would a 6A be used rather than the familiar (for now) S21?

Grampa you demonstrate nicely the increasing risk to us.

We pay for the court claim, and yet the court will happily cause us to lose that for no benefit, as well as the other losses already suffered.

Was this a socialist area?

I've been disadvantaged in the Rhyl courts 3 times. It really makes me believe that that court 'service' doesn't want my business.

Contract-holder’s notice (F+) 41.

You may end this contract by giving the landlord notice that you will give up possession of the dwelling on a date specified in the notice.

Contract-holder’s notice: minimum notice period (F+) 42.

The date specified in a notice under term 41 may not be less than four weeks after the day on which the notice is given to the landlord.

Termination of contract on contract-holder’s notice (F+) 43.

(1) If you give up possession of the dwelling on or before the date specified in a notice under term 41, this contract ends on the date specified in the notice.

(2) If you give up possession of the dwelling after that date but in connection with the notice, this contract ends — 31 See term 82 regarding the giving of a notice. 24

(a) on the day on which you give up possession of the dwelling, or

(b) if an order for possession is made, on the date determined in accordance with term 72.

(3) The notice ceases to have effect if, before this contract ends —

(a) you withdraw the notice by further notice to the landlord, and

(b) the landlord does not object to the withdrawal in writing before the end of a reasonable period. 

An extract of the Welsh occupation contract. LL's in Wales now have the tenancy contract dictated by Wales.

Personal opinion it is written by idiots to protect abusers.

A date should be specified for the surrender, but if the notice merely says four weeks, and the notice is dated, would that serve the purpose?

The term 'given to the landlord' is conveniently vague. No suggestion of recording the event. No suggestion that a period be allowed for postage. Imagine if we tried to serve a notice in such a vague fashion.

So  recent notice received, was later than the date specified as created, due to postage. Merely states four weeks till cancellation. Legally should i now accept that date to be 4 weeks from the writing of the notice, as I haven't had 4 weeks notice from when it I received the notice (or was given in their vague wording).

Should tenant decides to remain after this notice period it would seem to be acceptable that I wait until they wish to depart. So with no statement to determine if there is an 'overstay' period maximum, it would seem a tenant can serve notice, ignore it, until the day they then wish to leave, and just go.

I know I tend to bellyache a bit, but it still greaves me that I must serve 6 months notice. Then wait an unknown period for courts to consider hearing my plea.

The whole industry has become too risky methinks.

Whatever, may just be a challenge to the little gits.

You could drop heavy timber into the spaces. That typically would be 1.8m wide with timbers of about 50mm thickness of whatever height. I made up a fence between panels of 19mm thickness, 150mm timber, built up to the top of the concrete posts. even though there wasn't risk of vandalism there the timbers would have taken serious trauma.

As said, strapping the top timbers would make sense, to prevent easily being lifted out.

You could drop gravel boards in, to the height. V heavy concrete, but the vandals might view kicking in the middle till they break as fun.

This assumes the posts are at a standard 1.8m spacing, and set to a good depth, so as to withstand extra weight, in winds / when the gits attack.

Personally I prefer the installation of Kalashnikovs strategy. That would also massively reduce the production of future gits, by their usage of local, both horizontal and vertical, open limb recipients.

17 hours ago, Richlist said:

There are some very large organisations starting to build up enormous portfolios of rented property, Lloyds Banking Group are one that springs to mind, they have set up Citra Living to handle their PRS properties.  Perhaps they & others will eventually take up some of the slack we are beginning to see in the market.

I recall reading, some years ago now, that some of the large new players were looking at using such property rental portfolios as pension investments. Akin to their playing with pension pots on the stock market I expect.

Do you think there may be a strategy to make the BTL investment so unattractive that us smaller (pension builders) so we leave the industry? As you say it may be that the larger players take up the slack, although not with the typical 2bed terrace scenario in my view. There's would be the Docklands new build type investment I would have thought. So there is still a place for those that a willing to provide for the tenants that are less financially capable.

Yesterday our latest experiment of a Chancellor announced an increase in benefits. Along with removing the lock on HB, to enable local authorities to now pay 30% of local market rents. Does anyone know where the lock was set % wise? As w/o that I 'aint a clue if this would be a significant increase or negligible. But it may be that this easing of benefit restrictions would encourage more to involve themselves in that market, thereby causing plebs like me to cater for plebs like them while leaving the upper market to the mates of the (present) Gov't.

For the avoidance of doubt (I use that term sarcastically, trying to sound like a politician that actually has little of relevance to say) I do recognise that while the massively corrupt Tories are squeezing the financial life (and increasing our legal risks) out of BTL, that the massively inept and pathetic Socialists will do us far worse.

You will have had an electrical safety inspection last year (or so), that should pick up any bonding omission.

Yes the earth bond should be clamped close to the meter, it being close to the meter is to ensure that on inspection it can be seen.

The bonding to all services should be unbroken from the consumer unit to the service point (meter). It is permissible to crimp an extended wire, but not to extend via an earth clamp. So you could run a 10mm earth wire from meter to existing bonding point and crimp it to the existing wire.

Copper pipes (plumbing) aren't considered suitable for earth bonding, even though more often the cross sectional area of the pipe will exceed the bonding wire. These pipes can be replaced by a naive plumber who isn't aware of the importance of earth bonding. But these days it's only qualified gas engineers that are allowed (legally)to  interfere with gas integrity, and they will be aware.

Aside from ticking the box on inspection this isn't going to serve advantage in your case.

Tbh I would wait for a later electrical inspection, should that electrician then decide it is required. I expect that he was happy with the bonding as is, at the point it enters the flat, as the gas system is bonded.

A bad few socialist local gov't's have introduced the selective licencing schemes. The effect of the Rent Smart in Wales isn't much different.

Hyndburn started theirs maybe 11 /12 years ago. Approx £800 for each 5 years. It was created by idiots that couldn't even design the questionnaire to ask the questions correctly so as to get an answer they needed.

"Each property shall be inspected within the first twelve months", they would then supposedly list the required improvements. My 1, or my brothers 5 never saw an inspection in all the years, thankfully.

It would improve lawlessness in the areas selected. "What action would you take if your tenant was acing in anti social ways?" I perceived that calling the police, or those affected calling the police, wasn't the right answer. Somehow I should deal with these low life's, while not harassing them, or affecting their quite enjoyment. Anyway there was no perceived improvement, surprise, surprise.

So this year they have dropped the scheme, w/o telling the ,000's they have taken the money from previously. Seemingly it has just dissolved. You gotta wonder if the prats are claiming a success.

Sorry for the told yer so, but some years ago I did suggest that this is no longer our business. We run it as dictated. We are no more than agents for the local / central authority. It has even evolved so that they decide what is a reasonable profit to enjoy, which is approximately nowt in the socialists tiny minds.

53 minutes ago, bil8999 said:

Personally I think tenants that have always paid there rent should be given at least 6 months notice.

I wouldn't disagree, aside from they just needing to give a months notice. The 6:1 ratio is a reasonable example of just how skewed the legislation has become, and is going.

But, to Mel's point. A mate has just bought to rent. I'll not term it as BTL as it's designed to become a holiday let. A clear advantage is that as that at the end of their excursion the responsibility is ended. Here in the High Peak there is a high probability of good clients, in Prestatyn not so.

It would need to be by design, but should a client refuse to leave then I guess they would be squatters, but with the complication that they were granted some exclusive tenure.

Will local and central Gov't set their sights on this market soon enough? In Wales additional properties such as these can attract an 'additional' 200% council tax already (up to local authority discretion that one).

I would suggest that Thatchers Right To Buy is only a part of the cause.

If councils had used the money to replace the houses sold, the shortage of housing wouldn't be so acute true. But those houses were sold at lower values, so the revenues wouldn't have been enough anyway. There would have needed to be a top up.

But our population is continually increasing. That for me is the root cause of most of the worlds problems.

But wherever I go these days I witness a house building epidemic. Do people have so much money that these houses can be afforded at today's rates? I'm not aware of that. So will that supply have a downward push on prices? Not in London of course, as I believe there is still high demand there, and an economy that can sustain the prices.

https://www.theguardian.com/society/2023/oct/23/ministers-accused-of-betraying-renters-in-england-with-delay-to-no-fault-evictions-ban

Common sense really,

even if the true reasons for deferral are to save a revolt from the revolting.