16th Sep2011

Landlords are all a GAS t’ when it comes to safety

by admin

When it comes to letting out property, and I have let out 100’s over the last 30 years both as a Letting Agent and Landlord, it never ceases to amaze me that when you go to let out a property on a Let only basis, and ask for a current Gas certificate from the Landlord you either get a stony silence or the proverbial “AH!”

Putting aside all the other legislation that a professional agent has to remember, GAS SAFETY should come right at the top of the list.

Rent arrears can be often solved, along with damage. However, it is very difficult to resurrect a corpse!

According to the HSE, four people died and 117 fell ill as a result of carbon monoxide poisoning at home in the year to June 2010.

In real terms I guess you might not feel that is many. UNTIL, it happens in YOUR tenanted property, and the full weight of the law comes crashing down on you.

Ha! it will never happen…………..well it happened in 117 of cases.

Follow these simply rules to avoid it happening to you.

  • Landlords need an annual Gas Safety Certificate each year by law for all gas appliances; this includes boilers, gas cookers and gas fires.
  • Landlords need to use a Gas Safe registered engineer to fit, fix and check gas appliances in rental properties – it’s the law and will help keep tenants safe.
  •  Landlords and tenants are advised  to see an engineer’s Gas Safe ID card and check the back of the card to ensure they are qualified to carry out the specific type of gas work.
  • Find a Gas Safe registered engineer in your area or call the free helpline on  0800 408 5500
  • Recognise the symptoms of carbon monoxide poisoning – headaches, dizziness, nausea, breathlessness, collapse and loss of consciousness.
  • Check gas appliances for warning signs that they are not working properly e.g. lazy yellow flames instead of crisp blue ones, black marks or stains on or around the appliance and too much condensation in the room.
  • Landlords are advise to install a carbon monoxide alarm  and locate it near to any gas appliances in accordance with the manufacturer’s guidance. Carbon monoxide can leak from appliances and kill.
  • Landlords and tenants should only use gas appliances for their intended purpose e.g. don’t use a gas oven to heat a room or use a gas barbeque inside the house.
  • Landlords and tenants should always ensure there is enough ventilation for the gas appliances to allow them to burn correctly and make sure they are not blocking any air vents that provide an air supply to the gas appliance.
  • Anybody working with gas has to be Gas Safe registered by law. Report someone working without registration or call Gas Safe Register on the free phone number  0800 408 5500
If you are considering investing in Bristol or need assistance with your existing portfolio, I have over 18 years experience in Letting and Property Management in Bristol, letting properties from studios to Penthouses. Feel free to call me today on             0845 652 1428       or contact me at www.igloolets.com
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08th Sep2011

Dealing with tenants in arrears of rent

by admin

Unless you’re a really hardnosed Landlord, dealing with tenants in arrears in often not an easy position to be in. Often this is the reason a Landlord will appoint a letting agent, that should the situation arise they don’t have to communicate with the tenant on such matters.

What can make the situation extremely difficult is if in the past the tenant has been reliable. The main principle is to communicate and then communicate some more. Often Landlords and Lettings agents alike let the situation get out of hand and then, sadly that is when the acrimony sets in.

If the tenant has truly up to that point been reliable, I would always recommend giving some leeway you might even consider giving them a rent reduction for a couple of months on the basis that they make it up in the future. Truly good tenants are priceless. You need however, to get the proposal in writing and agreed a good payment plan helps.

When it comes to tenants who fail to communicate their situation and just stop paying rent without explaining their situation you have to take a much firmer stance. They should be served with a possession notice (often a section 21 or section  8 ) if this does not amend the situation at least you these in place, and once these have been served the clock is ticking in the landlord favour.
I have always been recognized as both a fair Letting agent and Landlord, however, I have never been an advocate that Landlords should be expected to house tenants free of charge. I often say to the tenants if you go the grocery store and when at the checkout ask to pay in a month’s time for the groceries, I think we will all know the response.

It does not do your tenant any favours if you let the arrears build up, it is better for all concerned parties to take action fast.

If a tenant has money troubles, for some reason the first thing they stop paying is the rent! Few curtail their social activities. Rental arrears unless nipped in the bud will just escalate out of control. If a Landlord you remain silent hoping the tenant will sort it all out, the tenants will just pay their more vocal creditors and allow the arrears to rise.

However nice the tenant is, if they cannot rectify the arrears at the end of the following month, that is when you have to serve notices, even if you explain in a courtesy manner, the reasons for your actions. Because failure to act could mean that if all things turn sour and the arrears level continues not only will you have lost money but also time in getting back possession of the property.

If a landlord contacts the tenants immediately the rent falls into arrears, the tenant will no doubt make more of an effort to pay. Long term this will be to his advantage, as his problems will only be made worse if he is homeless.

If you are considering investing in Bristol or need assistance with your existing portfolio, I have over 15 years experience in Letting and Property Management in Bristol, letting properties from studios to Penthouses. Feel free to call me today on 0845 652 1428 or contact me at www.igloolets.com

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06th Sep2011

Why deposits are importance

by admin

No doubt you have heard the old adage ‘Something is better than nothing’ having been called a fair letting agent and also Landlord. I have always been an advocate of the deposit scheme. However, I know that not all Landlords and lettings agents have been.

Occasionally I am told by landlords that they don’t take a deposit, it’s not worth the hassle. This kind of comment always amazes me. Even if your only just renting out rooms, to replace a well soiled carpet would cost you £150-200 pounds. Whilst you have to prove that the tenant damaged the property, prior to any deduction being made, if adequate preparation is made at the commencement of the tenancy, most disputes can be avoided.

With many tenancies these days’ deposits can amount to thousands of pounds. Often a clean and rectification of damage might only require spending a few hundred pounds. If you have no deposit to even start with your on a looser before you start! I would like to think that you are by now realizing where I am coming from.

To set the benchmark with properties that we manage, it is important to check the property completely before new tenants move in. Making sure that little niggly things are rectified. If your property is presented right at the start of the tenancy, more often than not the property is returned in a reasonable condition.

In my previous post “Why do I need an Inventory?”, if at the end of the tenancy you have a disagreement with your outgoing tenant about the condition of the property or ‘that inevitable red wine stain’ there is little point in beating yourself up over the best course of action you might just as well have it settled through the arbitration service which was set up as part of the Deposit Protection Scheme(s)

In the Housing Act 2004, a new law was introduced that meant any monies received by Landlords as a deposit must be protected within 14 days with one of the aforementioned tenancy deposit schemes. There are plenty of options for Landlords when it comes to choosing one, and the process is fairly straightforward, with the deposit normally being protected by the scheme until the end of the tenancy where it is returned to the relevant party.

As a leading lettings and property management agent in Bristol, we include protecting deposits as standard with both our Fully Managed and Let Only Service. We believe in having our Landlords covered.

If you are looking for further FREE information or assistance on renting out your property in Bristol, I have over 15 years experience in Letting and Property Management in Bristol, letting all various properties from studios to Penthouses. Call me today on 0845 652 1428 or contact me via our site  www.igloolets.com

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23rd Sep2010

Top 9 law reforms landlords want

by admin

The RLA is asking the deputy prime minister to consider its views on nine specific areas:

  • Self regulation: Landlords who are members of an approved accreditation scheme should be allowed to regulate themselves while complying with the same legal requirements.
  • Power of entry: Where notice is needed, landlords – not simply occupiers – should be made aware when their rented property is being entered.
  • Tenancy deposit information: Under the 2004 Housing Act a landlord or agent receiving a deposit is required to give detailed information to the tenant. This could be simplified.
  • Tenancy deposit penalty: There is an automatic ‘three-times’ penalty if a landlord or agent fails to protect the deposit or give prescribed information to the tenant. But there is no power to mitigate the penalty. The court should have more discretion according to the circumstances.
  • Obtaining possession: Under Section 21 of the 1988 Housing Act landlords have to automatically obtain a court order to obtain possession from an assured shorthold tenant. But this procedure should be abolished as protection can be given using a licensed bailiff.
  • Obtaining possession where the landlord has the right to get the property back: Landlords with non-shorthold assured tenancies wanting possession must obtain court orders but there is an existing paper procedure that would avoid the need for a hearing, unless the claim was contested.
  • Evicting squatters: Landlords should be able to evict squatters without the need to obtain a court order. They should be entitled use licensed bailiffs.
  • Fire safety: Residential property could be dealt with under the Housing Health and Safety Rating System and legislation governing houses in multiple occupation.
  • Administration charges: Tenants of short term lets are protected under consumer legislation so assured tenancies and shortholds should be exempt from the 2002 Commonhold Leasehold Reform Act notice.

info courtesy of RLA

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