Vice Chair of SWLA, Iain Maitland attended a stakeholder event hosted by Teignbridge Housing Partnership in Newton Abbot on Tuesday 28th November 2017. The Partnership brings together housing professionals, stakeholders and partners from key organisations to contribute to, and influence the delivery of affordable housing, the prevention of homelessness, maintaining housing standards and supporting people to maintain independence in their own homes.
A summary of the budget announcements that may affect the private rented sector……
Finance and tax
Stamp duty land tax – the government will raise the price at which a property becomes liable for SDLT to £300,000 for first‑time buyers. The relief will not apply to properties worth over £500,000.
Capital Gains Tax (CGT) payment window – The introduction of the 30-day payment window between a capital gain arising on a residential property and payment will be deferred until April 2020.
Rent-a-room relief – The government will call for evidence to establish how rent-a-room relief is used and make steps to ensure it is better targeted towards longer-term lettings.
Raising income tax bracket – The personal allowance for income tax will be increased from £11,500 to £11,850 from April 2018. The threshold to pay a higher rate of income tax will rise from £45,000 to £46,350.
Mileage rates for landlords – The government will continue to allow unincorporated landlords the choice to use the government’s fixed mileage rates or actual vehicle running costs and capital allowances when it comes to calculating deductible motoring expenses.
Supply and rents
Empty homes premium – The government is keen to bring empty properties back into use. To help achieve this, local authorities will be able to increase the council tax premium from 50% to 100%.
Longer tenancies – The government will consult on landlords offering longer, more secure tenancies to those tenants who want them.
Review of build out – The government will set up a panel to explain the gap between housing completions and the planning permission given, and make recommendations for closing it.
Register of planning permissions – The government will create a central register of residential planning permissions to improve information on where permissions are held and progress towards them being built
Small sites – The government will provide a further £630 million to accelerate the building of homes on small sites. Helping boost housing supply.
New garden towns – The government will bring together public and private capital to build five new garden towns.
Universal Credit – The government will provide more support to Universal Credit claimants. From January 2018, those who qualify will be able to access up to a month’s worth of Universal Credit within five days via an interest-free advance. The government will extend the period of recovery from six months to twelve months, making it easier for claimants to manage. From February 2018, the government will remove the seven-day waiting period so that entitlement to Universal Credit starts on the first day of application. From April 2018 those already on Housing Benefit will continue to receive their award for the first two weeks of their Universal Credit claim. The government will make it easier for claimants to have the housing element of their award paid directly to their landlord.
Targeted Affordability Funding – To support Housing Benefit and Universal Credit claimants living in areas where private rents have been rising fastest, the government will increase some Local Housing Allowance rates.
Rent payment data – The government will support firms developing innovative solutions that help first‑time buyers ensure their history of meeting rental payments on time is recognised in their credit scores and mortgage applications.
Rough sleeping – The Budget sets out the government’s first steps towards its commitment to halve rough sleeping by 2022, and to eliminate it by 2027.
Housing First pilots – The government will invest £28 million in three Housing First pilots in Manchester, Liverpool and the West Midlands, to support rough sleepers with the most complex needs to turn their lives around.
Please note that there have been updates to the N5B England court form which is used by landlords to seek a court order for possession of a property located in England.
For further information please see the following government website;
If you have any questions in relation to the form changes, please contact the SWLA office.
Steve Lees and Iain Maitland, Chair and Vice-Chair of the SWLA, attended the Shelter Housing and Homelessness Conference on Tuesday 21st November at Plumer House in Plymouth. Agencies were brought together to raise awareness of services and to increase knowledge in order to support those who are homeless and at risk of homelessness. Also discussed was the topic of substandard housing and promotion of joint working initiatives- new and existing. A variety of presentations and workshops took place.
Today (17th November 2017) Steve Lees, Iain Matitland and Linda Johns of the SWLA committee met with Luke Pollard MP and his office manager Alex Beverly at the SWLA office. Items discussed included Tenant Fees Bill 2017, student accommodation, landlord/agent training and the Plymouth City Council Local Plan.
We plan to hold quarterly meetings with Luke regarding housing/landlord issues. Any items that members would like to be considered for discussion may be passed to the SWLA office.
Chairman and Vice Chairman met with Cllr Ricketts and Matt Garrett (Head of Community Connections) at 30 Dale Road on Thursday 19th October 2017.
Subjects discussed included, plan for empty homes and student accommodation, council tax, the PRS steering group and private rented forum.
SWLA will be attending this networking event which is being held at Muddifords Court Country House. All local landlords are welcome, pre-booking is advised, free to attend, please see the following website for more information;
Wednesday 15th November 12.30pm – 4pm. Location; 2nd Floor, The Imperial, Weston Super Mare.
Local representatives from the DWP will be presenting an intensive afternoon on welfare reform via Universal Credit (UC), which is VERY important for local landlords to understand.
PLUS, a short talk on The Ark Passport Scheme; a brand new solution to help more benefit assisted and low income tenants secure private rented accommodation – working in collaboration with North Somerset Council.
Accredited landlords will receive 5 CPD points for attending.
Please book your place ASAP as this course will be very popular and there are limited spaces available. To book, email; firstname.lastname@example.org
(refreshments will be included)
The Chairman and Vice Chairman of the SWLA met with Councillor Steve Ricketts (Cabinet Member for Transport and Housing) and Matt Garrett (Head of Community Connections PCC) at our Dale Road office on Thursday 19th October. Items on the agenda included the PRS Steering Group, Charter, PRS Forum, Council Tax and Empty Homes. Also for discussion was the purpose built student accommodation report contained in the Plymouth and South West Devon Joint Local Plan.
The Government have published official guidance to landlords of privately rented domestic and non-domestic property on complying with the 2018 ‘Minimum Level of Energy Efficiency’ standard (EPC band E).
A brief summary;
The domestic minimum standard will be introduced in a phased manner, with triggers for new tenancies signed from 1 April 2018 onwards, and a backstop date for all tenancies from 1 April 2020. This means that, from 1 April 2018 landlords must not let any sub-standard domestic property to new tenants, or renew or extend an existing tenancy agreement with existing tenants, unless either:
a. the landlord has made all the relevant energy efficiency improvements that can be made to the property (or that there are none that can be made) and the property’s energy performance indicator is still below an EPC E, and this exception has been registered on the national PRS Exemptions Register; or
b. no improvements have been made but a valid exemption applies which has been registered on the Exemptions Register.
Then, from 1 April 2020, landlords must not continue to let a sub-standard domestic property, even to existing tenants (where there has been no tenancy renewal, extension or indeed new tenancy), unless:
a. all relevant energy efficiency improvements have been made (or that there are none that can be made), the EPC remains below E, and the exception has been registered on the Exemptions Register; or
b. no improvements have been made but a valid exemption applies and has been registered on the Exemptions Register.
Therefore, from 1 April 2018, where a landlord intends to let a domestic property (or from 1 April 2020 continue to let such a property) they will need to check whether their property is covered by the minimum level of energy efficiency provisions, and, if so, ensure that the EPC rating is at E or above. If the EPC rating is below E, they must either take appropriate steps to improve the rating to meet the minimum standard, or register an exemption if applicable.
SWLA will be hosting a general meeting tonight at the Future Inn Hotel, William Prance Road, Plymouth. We hope to see you there for a 7.30pm start. Members and guests welcome.
Speakers will include:-
Duncan Banks, CEO at IU Energy discussing Minimum Energy Efficiency Standards(MEES).
Christian Scandurra, presenting Mine2Manage – easy to use landlord software.
Gordon McCaw, Tax Planning Specialist delivering proactive tax advice specifically for landlords.
Wine & orange juice will be served during the evening.
**SWLA memberships expire on 31st October, if you haven’t renewed already, feel free to do so on the night**
Please remember to register your car at the hotel reception upon arrival.
This document provides private and social sector landlords with information about Universal Credit to help them understand what they can do to help their tenants prepare for:
– their move to the single Universal Credit benefit payment
– making direct payments of their housing costs (rent) direct to their landlord themselves
It explains how Universal Credit will ensure that the appropriate protections and safeguards are in place – both the trigger points for intervention by the Department for Work and Pensions (DWP) and recovery of arrears where they occur.
It also explains what budgeting and payment support is available for tenants who may need help moving to the new system.
This includes alternative payment arrangements if claimants are finding it hard to manage their Universal Credit payment and pay their landlord themselves.
Universal Credit is being introduced in stages across Great Britain by postcode area.
There are 2 types of Universal Credit services:
– Universal Credit full service
– Universal Credit live service
Monday 9th October 2017
Venue – Astor Room, Plymouth Guildhall, Royal Parade, Plymouth PL1 1HA
If you are accredited this will count towards your CPD hours, but the course is open to all.
Cost for SWLA members – £35 per half day or £65 for both courses.
Cost for non-SWLA members – £40 per half day or £75 for both courses.
First Session – 9:30 – 12:30 – Repossession Procedures
Second Session – 13:30 – 16:30 – Important items of compliance and other safety related management issues including
Places secured upon receipt of payment, book your place through the office 01752 510913.
Course will be instructed by Stephen Fowler from Training for Professionals
North Somerset Council are introducing ‘The Ark Passport Scheme’ to help low income tenants secure private rented accommodation. Private landlords and letting agents throughout the South West are welcome to attend a free seminar which will take place on Wednesday 27th September 2017, 6pm – 8pm at the newly refurbished museum in Weston-Super-Mare.
For more information please see the following link; http://www.arkpassport.co.uk/blog/2017/09/13/homelessness-a-thing-of-the-past/
SWLA General Meeting –
Wednesday 18th October 2017 at Future Inn, Plymouth –
7pm for a 7.30pm start –
Guest speakers to cover the topics of Managing Properties, Minimum Energy Efficiency Standards and Tax Planning, all members welcome.
For information please visit the following website; http://firedoorsafetyweek.co.uk/
SWLA attended the West of England Landlord Panel on 13th September in Bristol.
Topics discussed included;
We will inform our members if any legislative changes occur.
View Plymouth City Council’s joint local plan for future student accommodation in Plymouth and South West Devon including population, supply and demand, planning applications, HMOs and council tax data.
Some consultants and letting agents are using the revised L8 Approved Code of Practice to suggest that new legislation has been imposed on landlords of domestic rented properties for managing and controlling the risks of exposure to Legionella bacteria of their tenants. This is wrong, the legislation has not changed and misinformation/misinterpretation can impose unnecessary financial burdens on landlords where they are being charged for Legionella testing and certificates they don’t actually need.
There is a legal duty for landlords to assess and control the risk of exposure to Legionella bacteria, but Health and Safety law does not require landlords to produce or obtain, nor does HSE recognise a ‘Legionnaires testing certificate’. Legionella testing or sampling is generally not required in domestic hot and cold water systems and then only in exceptional circumstances.
The law is clear that if you are a landlord and rent out your property (or even a room within your own home) then you have legal responsibility to ensure the health and safety of your tenant by keeping the property safe and free from health hazards.
For more information, please see the HSE website;
Thank you to Neil Hoppitt at The Bateman Group (http://www.bateman-group.co.uk/) for the above article from HSE.
From 30th September 2017 new lending rules* come into play which mean lenders will be required to adopt a specialist underwriting approach for Portfolio Landlords. A Portfolio Landlord will be any landlord who owns four or more mortgaged Buy-To-Let (BTL) properties.
One of the reasons behind the new process is that the PRA has found that the rate of arrears increases as a landlord’s BTL property portfolio increases.
The PRA does not prescribe exact requirements but provides guidance, which includes:
Impact on Landlords
Lenders will likely request income and mortgage details on all properties in a BTL portfolio every time they refinance one, or purchase a new property. This contrasts with most lenders current policy of assessing a buy-to-let mortgage application based on the rental income and value of just the property they are lending against. This will cause problems for landlords when refinancing a property in a portfolio which is performing well but the application is affected by another property that is underperforming.
These changes will likely cause a large increase in work for lenders with a longer and more complex underwriting process. This may lead to some lenders pulling out of this area of the market meaning less competition, or increasing application fees and/or interest rates.
Some lenders will bring these changes in ahead of the deadline but will honour applications accepted prior to their chosen inception date. Those who will be classed as Portfolio Landlords and are able to refinance before the changes are implemented may benefit from reviewing their mortgages now.
Bridging loans, holiday lets, property commercial lending, and corporate lending are exempt from the changes.
*Prudential Regulation Authority’s (PRA) Supervisory Statement 13/16 Underwriting Standards for buy-to-let mortgage contracts.
SWLA have been requested by Plymouth City Council to circulate the following.
Since the introduction of alternative weekly collections some problems have arisen regarding recycling facilities.
Please make contact with Plymouth City Council if your property has a) no recycling facility, b) insufficient recycling facilities.
“You and your residents would of course see benefits from our involvement as the increase in recycling rates would place less strain on general waste containers causing less waste related issues such as contamination, excess waste etc.”
For further information contact the Recycling Officer – email@example.com
Representatives of SWLA attend regular D & C Police briefings on modern slavery.
If you substitute the word ‘exploitation’ for ‘slavery’ it is easier to understand the scale and complexity of the subject.
Todays slavery is more likely to take the form of trafficked people, having paid for UK entry, with identity papers removed and being forced to work for little or no money. These people are often living in chronically overcrowded conditions with few if any amenities.
If you suspect a case of ‘Modern Slavery’ contact the police on 101 or the modern slavery help line on 0800 121 1700.
On Thursday 10th August the Chairman and V/Chairman had a meeting with Joe Roberts, Private Sector Housing Manager, Economic Growth and Development, Cornwall Council at SWLA offices to discuss the private rented sector strategy in Cornwall.
The Think CO workshop was attended by Chairman and V/Chairman, it was a Gas Safe Charity presentation raising the awareness of symptoms and actions to be taken. Further details can be obtained from the office if required.
The new Trago Build Centre is now open at Trago Newton Abbot!
● PURPOSE-BUILT FACILITY (2,088m²/ 22,475ft² PLUS EXTERNAL STOCK YARD)
● TOP BRANDS
● TRAGO EVERYDAY LOWEST PRICES
● USE YOUR T2B CARD FOR ALL PURCHASES (SOME ITEMS EXCLUDED FROM DISCOUNT)
● DEDICATED PARKING AREA FOR LOADING
● EXTENDED OPENING HOURS
● STAFF ON SITE TO ASSIST WITH QUERIES/SORTING ORDERS
If you are a SWLA member and have not yet applied for your ‘Trago 2 Business’ discount card, please contact the SWLA office and we will send you the instructions on how to apply.