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Category: Landlord

November Lockdown: What You Need To Know

Posted on by prateek

Updated: 4th November 2020

We have received many enquiries over the last few days from landlords and tenants wondering exactly how they will be affected by the second national lockdown in England, which passed through Parliament today.

The Health Protection (Coronavirus, Restrictions) (England) (No. 4) Regulations 2020 specifically states that activities relating to our sector are allowed to continue.

Property viewings are allowed, as long as we have the permission of the incumbent tenant to do so and they are not isolating. We are taking careful precautions when visiting any property; all parties present are required to wear face coverings and gloves, and any surfaces touched are wiped down before we leave.

Home moves are permitted, so any tenants due to move in or out of a property during November can still go ahead, unless they have been told to isolate. We are required to comply with strict safety guidelines, and the measures we have implemented go beyond what is asked of us; all moves during the lockdown will be completely contactless so tenants will not need to meet with anyone from Reside in person.

Contractors are allowed to attend properties to carry out repairs during the lockdown, as long as they observe safety guidelines. We are asking tenants to report maintaince issues to us during November, as long as they are comfortable with having an engineer visit their property, so that we can arrange repairs where possible, rather than build up a backlog of issues to be addressed after lockdown.

Our office will stay open. Although we are heading into a national lockdown, we will still be here should you need us. Our office will be staffed during our standard opening hours, but you should telephone, email or arrange a Zoom meeting should you need to speak with us. Please do not visit our office in person during the lockdown, unless it is essential to do so.

Whilst we will be permitted to carry out the vast majority of our work, we must take extra safety precautions, all of which have been carefully planned to reduce risk to all parties.

We expect to receive more detailed guidance from government after the vote in Parliament, and we shall let you know if anything changes. In the meantime, if you would like more regular updates, these can be found on our social media channels or by contacting our office directly.

Covid-19: Landlord Legislation Update

Posted on by prateek

Extended Section 21 Notice Periods

The Ministry of Housing, Communities and Local Government (MHCLG) has confirmed that it is to extend the evictions ban in England until the 20th of September 2020, and will also introduce six-month long notice periods that will run until the 31st of March 2021.

The ban, which was announced in March as a result of the Coronavirus pandemic, was to end on the 23rd of August, with some cases due to be heard immediately at the newly approved Nightingale courts. It has also been confirmed that once the courts do re-open, only serious cases such as those involving anti-social behaviour and domestic abuse will be prioritised.

Now that the ban on evictions has been extended, the Government must use this time to introduce further guidance and prepare the sector. It is important to take steps back towards normality so that both landlords and tenants have access to the justice system while putting measures in place to offer further support to tenants who have built up COVID-related arrears and this four-week extension will give Government the time to introduce such measures.

Timothy Douglas, ARLA Propertymark

MHCLG has advised landlords to work with tenants who are experiencing financial difficulties as a result of the pandemic and consider all possible options – such as flexible payment plans which take into account both parties’ circumstances – to ensure cases only end up in court as an absolute last resort.

Landlords must disclose impact of COVID-19 on tenant

Those cases which do make it to court will be affected by new rules requiring landlords in England and Wales seeking possession of their properties to set out in their claim any relevant information about a tenant’s circumstances.

This information includes what effect COVID-19 has had on a tenant’s vulnerability or whether they are claiming benefits – information should also be provided on how the pandemic has affected a tenant’s dependents, if they have any. However, the rules do not require agents or landlords to actively seek out information but merely to make the court aware of what information is known.

The rules do not change the regulations around possession for landlords and they do not amend Section 21 claims or Section 8 arrears claims. What is changing is some of the steps that landlords must follow if they want to apply for possession through the courts.

STAY COMPLIANT WITH PROFESSIONAL MANAGEMENT

With landlords now needing to comply with nearly 150 pieces of law, it has never been more important for your tenancy to be managed by a knowledgeable, professional and regulated agency.

For guidance on all aspects of tenancy management, or if you are considering letting your property in Bath, contact us on 01225 445777 or info@localhost.

New Bath Apartments Offer Premier City Centre Living

Posted on by prateek

Space Available in Recently Completed John Street Development

Space is now available at a prime location in Bath city centre, offering the conveniences of modern living nestled within the splendour of Georgian architecture.

Kingsgate Apartments, 7 John Street, a development by Longacre, contains six apartments, a mixture of one and two bed. The new homes sit in the heart of Bath, between the prestigious Queen Square and bustling Milsom Street.

Longacre, renowned for its sensitive, high quality developments, is well versed in creating stunning modern apartments throughout Bath.

From Fitzroy House on Great Pulteney Street, to Milsom Apartments on Milsom Street, the company has a growing reputation for creating excellent living spaces in stunning locations.

Kingsgate Apartments are no exception. This secluded development nestled within the city’s back streets, filled with independent businesses, quirky cafes, traditional pubs and popular restaurants.

Alongside the expected conveniences of modern living, the development also benefits from lift access and superfast broadband. At a time when more people are discovering the benefits of working from home, this is a fantastic opportunity for young professionals, entrepreneurs or retirees seeking a level walk to all amenities.

Available through Reside, high levels of interest are expected in the remaining apartments. Prices start from £1,050 pcm.

For more information, view our available properties or call 01225 445777.

COVID-19 Update: Back To Work

Posted on by prateek

The New Normal

On Wednesday 13th of May, the government removed restrictions on residential lettings and issued strict guidelines, specifying how we can return to work. Safety remains paramount and we have had to radically adapt our methods to ensure that our staff and our customers are safe. The peak of the epidemic may have passed but the virus is still a very real threat and we have a clear duty of care towards everyone we engage with.

From Monday the 18th of May, our office will be staffed, however it will not be open to the general public for safety reasons. We have a self-contained space adjacent to our office (pictured), which is COVID-Safe and can be used for meetings by prior arrangement, if you need to see us in person. Even so, it would be safest for everyone if you were to contact us via email or phone.

We are now able to respond to non-urgent repairs, however many trades have not yet returned to work, and many are finding it difficult to source parts and materials. As a result, there may be a delay in some issues being resolved.

Like many others, we have adapted our processes and procedures during the lockdown period, making use of video technologies and remote working.

Although we are now permitted to return to work and visit properties, many of our clients will continue to act with caution and may prefer to meet with us remotely. If you would like to discuss letting your property, please contact us to arrange a full market appraisal via video call, or in person.

 

Reside COVID-19 Business Continuity Plan

Posted on by prateek

Last update: 15 May 2020.

Please note that this blog has been superseded by a more recent post, which details our plans to re-open our office for business. This can be found here.

In response to the ongoing COVID-19 pandemic, we have put in place the below action plan to minimise any disruption to our services, and limit the risk of spreading the virus.

This page is will be updated regularly in response to the latest advice from the Government; the latest advice from the Government can be found here.

The government has published a document containing guidance for landlords and tenants. The document, which addresses issues including payment of rent, house moves and maintenance, can be found here.

Please note that until further notice, we will be closed on Saturdays. We will also be closed on the early May Bank Holiday, Friday 8th of May. Urgent issues and emergencies can still be reported on our out of hours telephone number – 01225 690069.

Business Continuity Plan

Preventative Measures

How can we prevent spreading the virus?
  • As of 24 March 2020, all Reside staff will work from home until further notice, and meetings in person will be avoided where possible
  • Ensure staff have all read and are familiar with this Action Plan; regular team meetings will be held to discuss any potential hazards or concerns
  • Staff to wash their hands in accordance with NHS guidelines throughout the day, and whenever they return to the office from an appointment
  • Staff will not share phones
  • Office door handles, handrails, phones, keyboards and other surfaces to be wiped down regularly with alcohol wipes
  • It is Reside policy not to shake hands with clients and to maintain at least 2 meter distance when possible
  • Clear records will be kept of any clients who are vulnerable and / or self-isolating
  • Staff will make reasonable checks with prospective and current tenants when scheduling viewings, and offer remote viewings if any party has relevant symptoms
  • Ensure extensive cleaning takes place at tenanted properties in between tenancies
  • Ask contractors to ensure engineers suffering from relevant symptoms are not sent to managed properties

Reside Staff Self-Isolating

What measures are in place to ensure minimal disruption to our services in the event of full or partial office closure? 
  • All Reside staff have remote access to emails, CRM software and shared folders
  • Staff have work mobile phones, so can be contacted by colleagues and clients
  • In the event of a full office closure, telephone calls to the Reside office will divert to the staff’s mobile handsets
  • Landlords and tenants will receive regular email bulletins, informing them of the office status and any special measures that have been implemented
  • Our Financial Controller and Managing Director can remotely run payments and send statements of account

Tenants Self-Isolating

How will Reside continue to operate services to landlords, if tenants or prospective tenants are self-isolating? 
  • If prospective tenants or tenants of currently available properties are self-isolating or vulnerable, property viewings cannot take place. Our lettings team has already recorded video property tours, which can be sent out to interested parties
  • We will ensure compliance with Consumer Protection Regulations by providing to prospective tenants reasonable information about prior residents in relation to the infection and appropriate cleaning measures to take
  • Routine property inspections will be suspended until further notice. If a specific concern is raised about a property, an inspection will be arranged unless the tenants are vulnerable or self-isolating. Once measures are relaxed, we will catch up on any delayed inspections.
  • Essential property maintenance and mandatory safety testing will be carried out, unless access is refused by the tenant. Written records will be kept of any instances wherein a tenant has refused access to the property due to self-isolation.
  • If a tenant advises Reside that they are facing a loss of income due to the Coronavirus, resulting in lack of funds to pay rent, we will notify the landlord immediately and discuss next steps. If the landlord’s mortgage lender requires proof of sickness, we will ask the tenant to supply a copy of their medical certificate.
  • We will keep tenants informed of government support available to them, so that they can continue to make rent payments
  • We will notify landlords by email of any temporary changes to our standard services and business terms.
  • We have temporarily suspended our Guaranteed Payday service until further notice. Whilst we wish to offer landlords the reassurance that this will be reintroduced as soon as possible, the service was not designed or built to endure such an unprecedented scenario.

New EPC Regulations Imminent

Posted on by prateek

Don’t be fooled by 1st April changes to energy rules.

We are proud of being experts on the property in Bath. We are equally proud of keeping a focused eye on any changes to laws and legislation which may affect our clients.

One such change is the upcoming changes to energy regulations, which will come into effect on 1st April 2020, requiring private rental properties to meet a minimum level of energy efficiency.

The move relates to Energy Performance Certificates (EPC). In layperson’s terms, EPCs rate the energy efficiency of a property from A to G (A being the most energy efficient). They also contain recommendations on where you could make improvements.

The government plan is to ensure all EPC-rated properties on the rental market are a band E or higher. This means it will be unlawful to have tenanted properties with an F or G rating.

Since April 2018, it has been unlawful to grant a new tenancy on a property with an unacceptably low EPC rating; from April 2020, this law will be extended to cover all ongoing tenancies as well. Landlords therefore need to take steps to ensure their property is up to standard before the 1st April deadline.

I’ve already had several discussions with landlords about what this will mean for them. One thing is certain – people purchasing buy to let properties will need to factor in any extra costs this change could bring.

If you have a buy to let property or are thinking of investing in one please give us a call and we can explain more about the proposed changes.

Thanks for reading and if you have any other property related questions please don’t hesitate to get in touch with us – we’d love to help you.

Get compliant with professional management

With landlords now needing to comply with nearly 150 pieces of law, it has never been more important for your tenancy to be managed by a knowledgeable, professional and regulated agency.

For guidance on all aspects of tenancy management, or if you are considering letting your property in Bath, contact us on 01225 445777 or info@localhost.

What’s Happening to Section 21?

Posted on by prateek

 

The Government’s election manifesto confirmed its plans to abolish Section 21 of the Housing Act and improve the grounds for eviction set out in Section 8 of the Act. The timescale of these changes is currently unknown but, once implemented, landlords will need to know how to bring a tenancy to an end legitimately.

What is Section 21?

Outside of the fixed term period, Section 21 of the Housing Act 1988 permits a landlord to evict a tenant by serving two months’ written notice to terminate the tenancy. The landlord does not need to cite a specific reason for ending the tenancy and, as long as they have complied with certain legal obligations during the tenancy, the notice can be upheld.

These are commonly known as ‘Section 21’ evictions or ‘no-fault’ evictions because the landlord does not need to provide any grounds for eviction.

What is Section 8?

Currently, a landlord can only seek possession within a fixed term by applying to the court for possession under Section 8 of the Housing Act, citing one or more of the grounds contained in Schedule 2.

These grounds include the mortgage lender being entitled to possession of the property, the tenant being at least two months in rent arrears or a breach of the tenancy agreement, amongst several other grounds. These are commonly known as ‘Section 8’ evictions.

Why does the Government want to remove Section 21 notices?

The Government has expressed its intention to modernise the private rented sector, and intends to introduce a new, fairer deal for both landlords and tenants. They hope to abolish Section 21 by removing assured shorthold tenancies; instead, Section 8 would have enhanced grounds for which a landlord can evict a tenant and a streamlined process through the courts, so landlords with justified grounds aren’t waiting too long to evict a tenant.

“ARLA Propertymark will be engaging with the Government to ensure they fully understand the consequences of any changes, and we will be scrutinising the legislation, to ensure landlords have the ability to regain their properties if needed.”
David Cox, ARLA Propertymark Chief Executive

The changes would hopefully mean that tenants would have the security of staying in their property for as long as they need to, and landlords would be able to quickly and fairly evict tenants if they break the terms of their agreement, or if the landlord wishes to take back the property to sell or live in themselves.

Confused?

The government’s drive to raise standards in the private rental sector means that there are now nearly 150 pieces of law affecting tenancies. It has never been more important for your tenancy to be managed by a knowledgeable, professional and regulated agency.

For guidance on all aspects of tenancy management, or if you are considering letting your property in Bath, contact us on 01225 445777 or info@localhost.

Inside The Jolly’s Refurbishment

Posted on by prateek

The perfect property to rent in Bath?

Milsom Street is the beating heart of central Bath, shoppers busily flowing down the thoroughfare and its various tributaries. It is dominated on the western side by a department store which has become synonymous with the city, Jolly’s. Jolly & Son has, in one form or another, been a staple of the Bath shopping scene since 1823. Its immediate future is sadly uncertain, as current owner House of Fraser seeks to agree a new lease with the council, following a buy-out by Sports Direct.

Above Jollys’ crowded aisles, a rejuvenation of a different kind has taken place. A highly regarded Bath-based developer, Longacre, has converted ten run-down apartments into fourteen exceptional and exclusive studio, one and two bedroom apartments. Not that you would know, standing on the street – the building’s Georgian facade remains unchanged.

An Uncompromising Finish

The development is accessed by a heavy wrought iron gate, behind which lies a painstakingly restored peacock mosaic bearing the name of the department store. A large hallway with a cantilever staircase leads to a landing lined with skylights. The apartments vary in size and shape, but not in quality. Engineered timber flooring, granite kitchen counters, and stainless steel integrated appliances are universal, as are the views over the city front and back.

Secure Investments & Happy Tenants

Such a high quality of finish, paired with the most central location in the city, made for the perfect Bath property investment opportunity. Working closely with the selling agent, Knight Frank, we were able to inform our landlords of the development at an early stage, and have since brought several of the apartments to the rental market. As far as property to rent in Bath goes, these apartments are ideal: clean, contemporary, central and high quality – ultimately, very appealing to tenants.

Each apartment that came to the rental market let very swiftly – within just a few days in most cases. With tenants happy and landlords confident of a secure and reliable investment, these apartments have been a real success story.

If you are looking to expand your property portfolio and would like some expert advice, or if you simply have a property to rent in Bath, contact us on 01225 445777 or info@localhost. We would love to help.

Government Announces New Electrical Safety Regulations

Posted on by prateek

Subject to approval by both Houses of Parliament, landlords and letting agents will need to ensure electrical installation inspections and testing are carried out for all new tenancies in England from 1st July 2020, or from 1st April 2021 for existing tenancies.

The Government has laid The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, which require landlords to ensure that every fixed electrical installation is inspected and tested at least every five years by a qualified engineer. The Regulations also state that a landlord is required to obtain a report of the results of the inspection, supply it to each tenant within 28 days and retain a copy until the next inspection is due.

“We are supportive of this concept and believe it will create a level playing field for all agents and landlords as well as ensuring improved safety standards for tenants. Mandating inspecting and testing of every fixed electrical installation should have a limited impact on good professional landlords and agents in the market, many of whom already voluntarily undertake these inspections.”
– David Cox, ARLA Propertymark Chief Executive

The landlord or their agent must supply a copy of the latest report to any new tenant before occupation, or within 28 days if requested by any prospective tenant. The Regulations require local housing authorities to enforce the rules, with landlords obliged to provide a copy of the report to the local authority within 7 days if requested.

Proven breaches of the Regulations can result in the local authority imposing a financial penalty of up to £30,000.

Professional Management

The government’s drive to raise standards in the private rental sector means that there are now nearly 150 pieces of law affecting tenancies. It has never been more important for your tenancy to be managed by a knowledgeable, professional and regulated agency.

For guidance on all aspects of tenancy management, or if you are considering letting your property in Bath, contact us on 01225 445777 or info@localhost.