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Good Landlording

De: Suzanne Smith and Richard Jackson
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  • A weekly podcast co-hosted by Suzanne Smith and Richard Jackson, who discuss practical tips to help you start, grow and succeed as a landlord in England
    © 2024 Good Landlording
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Episodios
  • #18: Renters’ Rights – Let’s talk about pets

    #18: Renters’ Rights – Let’s talk about pets
    Jul 24 2024
    This episode is on the hot and controversial topic of tenants' rights to have pets in rental properties, which is on the horizon again with Labour's new Renters' Rights Bill. Richard Jackson and Suzanne Smith discuss what this right to request a pet is likely to look like, specific examples of when it might be reasonable to refuse for both single lets and HMOs, flats and houses. They also coverthe steps that landlords can take to reduce the risk of damage and being left out of pocket when the tenants move out. >> Ask a question: Click here for question form What we cover in this episodeWhat does the new Renters Rights Bill say about pets?What are landlords' attitudes towards pets in rental properties?What was in the old Renters Reform Bill about pets?The benefits of allowing tenants to have petsWhen would it be reasonable to turn down a request for pets?1. Pets in flats / leasehold2. Allergies3. Pet not appropriate for the property4. Concerns about the welfare of the pet5. HMOsWhat can landlords do to reduce the risks of allowing pets?1. Have a good pet policy2. Make sure you're comfortable that the tenant will look after the pet properly3. Carry out regular inspections4. If it's a dog, ask to meet it!Can a landlord insist on a professional clean at end of tenancy?Golden nugget What does the new Renters Rights Bill say about pets? The briefing notes to the King's Speech say that the Renters' Rights Bill will give "tenants the right to request a pet, which landlords must consider and cannot unreasonably refuse. Landlords will be able to request insurance to cover potential damage from pets if needed". This is the same or very similar to the wording in the Renters Reform Bill. What are landlords' attitudes towards pets in rental properties? A poll of a few hundred landlords in The Independent Landlord Community Facebook private group shows there is no consensus in attitudes towards having pets in rental properties. Here are the results: 31% already pet friendly 12% would reluctantly accept pets 15% would rather not accept them 31% would not accept pets if at all possible to refuse 11% said it would depend on the circumstances Of those in the "it depends" camp, some would allow it for tenants who've been there for a while and have proven themselves, like a form of probation, showing they can look after the property. Others would charge more rent to reflect the increased risk as they can't ask for a bigger deposit. Bear in mind that the rent should not be above the market rent as that would mean the tenant could potentially successfully challenge a Section 13 rent increase notice in the First-tier Tribunal. What was in the old Renters Reform Bill about pets? Section 10 of the Renters Reform Bill, (which was abandoned before the election) included the right a tenant for to request permission to keep a pet. The landlord would not be able to refuse to give consent unless they had a good reason. The tenant had to make the request in writing and include a description of the pet for. The landlord needed to respond within a certain time period, and could ask the tenant to take out insurance that would cover the risk of pet damage, or require the tenant to pay the landlord's reasonable cost of maintaining insurance against pet damage. And if the renter is unhappy with the decision and thought that the landlord didn't have a good reason for turning down their request, they'd be able to complain to the private rented sector Landlord Ombudsman. The benefits of allowing tenants to have pets Tenants with pets will usually stay longer in the property, reducing voids. Pets also usually have a positive impact on the well-being and mental health of the tenants and their children. There is more demand for properties with pets, which makes the property easier to let. The landlord will usually be able to charge slightly more for the property.
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    26 m
  • #17: Introducing the new Renters’ Rights Bill

    #17: Introducing the new Renters’ Rights Bill
    Jul 18 2024
    In this episode of Good Landlording, Suzanne Smith and Richard Jackson discuss what the King's Speech said today about the contents of the new Renters' Rights Bill, which will apply to the private rented sector in England. The discussion includes the key provisions, the extent to which it differs from the Renters Reform Bill, what doesn't appear to be in the Renters' Rights Bill and the situation with EPCs. >> Ask a question: Click here for question form What are the key provisions of the new Renters' Rights Bill The King's Speech itself didn't say much about the new Renters' Rights Bill, other than: "Legislation will be introduced to give greater rights and protections to people renting their homes, including ending no fault evictions, and reforming grounds for possession". More detail was given in the briefing notes (see page 69-71) that accompanied the King's Speech and Richard discuss what the briefing notes to the King's Speech say about the new Renters' Rights Bill: Abolition of Section 21 ‘no fault evictions’ New Section 8 grounds for possession Ability for tenants to challenge rent increases Ending of rental bidding wars Right for tenants to request a pet Applying a Decent Homes Standard to the PRS Applying “Awaab’s Law” to the PRS Creation of digital private rented sector database Private Rented Sector Ombudsman Anti-discrimination New enforcement and investigatory powers >> Blog post: What the King’s Speech says about the new Renters’ Rights Bill >> Blog post: How to be a pet friendly landlord What did the King's Speech say about EPCs? It was a manifesto commitment of the Labour Party to "ensure homes in the private rented sector meet minimum energy efficiency standards by 2030, saving renters hundreds of pounds per year. Nobody will be forced to rip out their boiler as a result of our plans." Although energy was mentioned in the speech, there was no specific reference to requiring landlords to meet new minimum energy efficiency standards. This is something that would need primary legislation. >> Related episode: #16: What the Labour government has in store for landlords >> Related episode: #14: Manifesto pledges on leasehold reform Credits window.addEventListener('message',function(e){'https://widgets.blubrry.com'===e.origin&&'object'==typeof e.data&&(document.getElementById(e.data.senderId).style.height=e.data.height+'px')}) Music: "Paradise Found" by Kevin MacLeod of Incompetech. Licensed under Creative Commons: Attribution 4.0 License.
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    28 m
  • #16: What the Labour government has in store for landlords

    #16: What the Labour government has in store for landlords
    Jul 9 2024
    Now that the new Prime Minister has appointed his front bench team and made clear his priorities, Richard Jackson and Suzanne Smith discuss what the Labour government has in store for landlords in England in the 16th episode of Good Landlording. They include answers to lots of questions from listeners, and go through what we know about leasehold reform, energy efficiency and leasehold reform. They also discuss Labour's plans to build 1.5 million homes in the next five years. >> Ask a question: Click here for question form What we cover in this episodeWhere are we now?What happens next?What is likely to be included in a new Renters Reform Bill?What's likely to be included in a Leasehold Reform Bill?Rachel Reeves' speech on 8 July 2024 about housebuildingPractical tips to help landlords to navigate the coming change Where are we now? The Labour government won the general election on 4 July, and the new Prime Minister, Sir Keir Starmer, said in his speech in front of Number 10 on Friday that "change will start now". Angela Rayner has been confirmed as the Secretary of State of the Department for Levelling Up, Housing and Communities, with Matthew Pennycook as Minister of State for Levelling Up. Matthew Pennycook was Shadow Housing Minister from December 2020 to until the General Election. He knows the brief really well and shepherded the Renters Reform Bill and the Leasehold and Freehold Reform act as it now is through the House Commons. The Guardian quotes a government source saying that the "Levelling Up" bit will be dropped from the of the Department for Levelling Up, Housing and Communities. The source is quoted as saying: "We agree with the principle of levelling up, but it was a gimmicky branding exercise [...] We’ll be taking the Ronseal approach. It will do what it says on the tin.” The has been confirmed by Angela Rayner since the podcast was recorded. The name of the department will be the Ministry of Housing, Communities and Local Government. What happens next? The King's Speech has been confirmed for Wednesday 17 July. The speech sets out which Bills will be in the next session of parliament, and we expect Bills on rental and leasehold reform to be included. We'll do an episode shortly after it is published to go through what legislation Labour intends to introduce for landlords. Lobbying for the Renters Reform Bill (or whatever it ends up being called) has started already with the NRLA, Propertymark, Generation Rent, and Shelter already issuing press releases about rental reform. What is likely to be included in a new Renters Reform Bill? The following are likely to be in a new Renters Reform Bill: The abolition of Section 21. Strengthening the ability of tenants to challenge rent increases End rent bidding wars. See David Smith's blog post on Rental Bidding: New Zealand law in the UK. Extending Awaab's Law and the Decent Home Standard to the private rented sector. The 2022-23 English Housing Survey estimates that 11.9% of properties in the PRS in England are “unsafe”, which means they contain a Category 1 HHSRS Hazard. See Election special: Manifesto pledges on rental reform for more detail. >> Blog post: What landlords can expect from the new Labour government What's likely to be included in a Leasehold Reform Bill? Based on Labour's manifesto commitments, the Labour government will make the following leasehold reforms, which affect those landlords whose rental properties are leasehold: bring the "feudal leasehold system to an end” make commonhold the "default tenure" tackle "unregulated and unaffordable ground rent charges” For more detail, see Election special: Manifesto pledges on leasehold reform for more detail. Rachel Reeves' speech on 8 July 2024 about housebuilding The Chancellor of the Exchequer, Rachel Reeves, gave a speech on 8 July in which she stressed the importance of housebuilding to the ...
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    21 m
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