Michael Crofts
Michael Crofts
Registered with Property118.com
16th December 2025
Total Posts
0
Total Comments
31
Bio
I have been a member of 118 for many years but something went wrong with my account so I had to rejoin in 2025. My family has been involved with the PRS for 60 years, on and off. I have a degree in Estate Management (first class honours) and was a Chartered Surveyor specialising in the management of very large retail estates including in one case many residential lettings, principally flats above shops. I also have rural land management experience and with my wife own a small farm where we diversified into a visitor attraction. We have reduced our buy-to-let portfolio and in 2025 have 3 houses left which are all let on long leases (with mutual break clauses) granted before October 2025 to take advantage of the "loophole" in s.31 of the Renters' Rights Act 2025.
Reply to comment left by David M at 13/01/2026 - 15:01
David - please see my reply to Ian. Thank you both for a very interesting debate.
Read More →Reply to comment left by Ian Narbeth at 13/01/2026 - 12:33
Reply to the comment left by Ian Narbeth at 13/01/2026 - 12:33Ian Narbeth & David M - Ever since I wrote the piece which we are discussing I have tried to think of a way to avoid the loss of...
Read More →Reply to comment left by Jim Kirkbride at 10/01/2026 - 13:04
Reply to the comment left by Jim K at 10/01/2026 - 13:04How does acknowledging the 'PO' (?) status give the landlord additional rights under the Protection from Eviction Act 1977? https://www.legislation.gov.uk/ukpga/1977/43/contents
Read More →10th January 2026, 3 months ago
This is possibly the most useful post I've seen on 118 for a long time. I didn't know about this facility.
Read More →10th January 2026, 3 months ago
Nobody has mention the Protection from Eviction Act 1977. 1 Unlawful eviction and harassment of occupier. (1) In this section “residential occupier”, in relation to any premises, means a person occupying the premises as a residence, whether under a contract...
Read More →Reply to comment left by David M at 09/01/2026 - 22:47
I agree.
Read More →Reply to comment left by David Matz at 03/01/2026 - 20:39
Reply to the comment left by David Matz at 03/01/2026 - 20:39David Matz: Not a bad list except for the following: Your proposed actions 3 and 5 are definitely illegal because the Tenant Fees Act imposes a statutory limit on...
Read More →Reply to comment left by David Price at 03/01/2026 - 17:54
Maluka - that is very interesting. One of the complaints about the new regime is that the government database and ombudsman will be protecting tenants, but won't help us. If Experian can collect data about rent payments accurately then this...
Read More →Reply to comment left by David Tyler at 03/01/2026 - 17:13
DPT - I agree with all you say, but at the risk of repetition I think the biggest potential problem is a zealous Housing Officer with a strong financial incentive to issue Notices which would, probably, result in the landlord...
Read More →Reply to comment left by Koy Beck at 30/12/2025 - 20:01
Reply to the comment left by Koye Beckley at 30/12/2025 - 20:01Koye - I agree with you, the uncertainty increases the risk, and this is partly because there is every incentive for enforcement officers to serve Notices of Intent’ and...
Read More →Reply to comment left by Antony Atkins at 30/12/2025 - 12:45
It's worth pointing out that minority shareholdings in unlisted private companies are often valued with significant discounts for Inheritance Tax. If shares are gifted so that all the recipients have minority shareholdings and the donor retains just under 50% of...
Read More →Reply to comment left by David Tyler at 29/12/2025 - 11:25
DPT - Your excellent comment addresses two crucial questions: The first is, when does the tenancy come into existence? Is it when the tenancy is granted or does it arise only when the tenant takes possession? To answer this we...
Read More →Reply to comment left by Nick Vassilev at 29/12/2025 - 14:19
Reply to the comment left by Optimistic Landlord at 29/12/2025 - 14:19No. There may be only one minute between payment of the rent and "signing on the dotted line" but that minute puts you in breach of the Tenant Fees...
Read More →Reply to comment left by Michael Crofts at 29/12/2025 - 10:05
Reply to the comment left by Michael Crofts at 29/12/2025 - 10:05I have found a mistake myself. A landlord can require a tenancy (security) deposit up to the statutory cap before the tenancy agreement is entered into, provided it does...
Read More →Reply to comment left by Dylan Morris at 29/12/2025 - 13:51
Reply to the comment left by Dylan Morris at 29/12/2025 - 13:51I think landlords and agents are going to have to come up with something like this. What we know for certain is that the procedure used will have to...
Read More →29th December 2025, 3 months ago
Hi everyone - I am the author of this post - if I have made any mistakes please do tell me - it strikes me this is a really important issue and we must make sure we all understand the...
Read More →Reply to comment left by R C at 27/12/2025 - 17:02
Spock - I have submitted a detailed reply to your question which I hope will appear as a separate post here on 118 but the short answer is you can collect the first month's rent after the agreement has been...
Read More →Reply to comment left by david treble at 27/12/2025 - 12:31
It's not just this government. Never forget that the core of this legislation was promoted by the previous "Conservative" government. The Reform Party have not promised to abolish it or even reinstate s.21 The Green Party say that they want...
Read More →Reply to comment left by Judith Wordsworth at 27/12/2025 - 08:29
Reply to the comment left by Judith Wordsworth at 27/12/2025 - 08:29You say: 'It will be legal to take as many MONTHS in advance IF this is requested by the tenant(s), in writing.'. This is almost correct, but not quite,...
Read More →27th December 2025, 3 months ago
I am down to the last 3. I tried to start getting out before the RRA when one became vacant but the only offer we had was unacceptable so I re-let it on a 10 year lease with a break...
Read More →Showing 20 of 31 comments