Property118 Ltd understands that your privacy is important to you and that you care about how your personal data is used and shared online. We respect and value the privacy of everyone who visits this website, www.property118.com
(“Our Site”) and will only collect and use personal data in ways that are described here, and in a manner that is consistent with Our obligations and your rights under the law.
- Definitions and Interpretation
In this Policy the following terms shall have the following meanings:
||means an account required to access and/or use certain areas and features of Our Site;
||means a small text file placed on your computer or device by Our Site when you visit certain parts of Our Site and/or when you use certain features of Our Site. Details of the Cookies used by Our Site are set out in section 13, below;
||means the relevant parts of the Privacy and Electronic Communications (EC Directive) Regulations 2003;
||means any and all data that relates to an identifiable person who can be directly or indirectly identified from that data. In this case, it means personal data that you give to Us via Our Site. This definition shall, where applicable, incorporate the definitions provided in the EU Regulation 2016/679 – the General Data Protection Regulation (“GDPR”); and
||Means Property118 Ltd , a limited company registered in England under company number 10295964, whose registered address is 1st Floor, Woburn House, 84 St Benedicts Street, Norwich, NR2 4AB.
- Information About Us
- Our Site is owned and operated by Property118 Ltd, a limited company registered in England under company number 10295964, whose registered address is 1st Floor, Woburn House, 84 St Benedicts Street, Norwich, NR2 4AB.
- Our VAT number is 990 0332 34.
- Our Data Protection Officer is Neil Patterson, and can be contacted by email at email@example.com, by telephone on 01603 489118, or by post at 1st Floor, Woburn House, 84 St Benedicts Street, Norwich, NR2 4AB.
- What Does This Policy Cover?
- Your Rights
- As a data subject, you have the following rights under the GDPR, which this Policy and Our use of personal data have been designed to uphold:
- The right to be informed about Our collection and use of personal data;
- The right of access to the personal data We hold about you (see section 12);
- The right to rectification if any personal data We hold about you is inaccurate or incomplete (please contact Us using the details in section 14);
- The right to be forgotten – i.e. the right to ask Us to delete any personal data We hold about you (We only hold your personal data for a limited time, as explained in section 6 but if you would like Us to delete it sooner, please contact Us using the details in section 14);
- The right to restrict (i.e. prevent) the processing of your personal data;
- The right to data portability (obtaining a copy of your personal data to re-use with another service or organisation);
- The right to object to Us using your personal data for particular purposes; and
- If you have any cause for complaint about Our use of your personal data, please contact Us using the details provided in section 14 and We will do Our best to solve the problem for you. If We are unable to help, you also have the right to lodge a complaint with the UK’s supervisory authority, the Information Commissioner’s Office.
- For further information about your rights, please contact the Information Commissioner’s Office or your local Citizens Advice Bureau.
- What Data Do We Collect?
- Date of birth;
- Address and post code;
- Business/company name and trading status;
- Number of properties owned;
- Accountants details;
- Contact information such as email addresses and telephone numbers;
- Proof of residence and ID;
- Financial information such as income and tax status;
- Landlords insurance renewal dates;
- Property Portfolio details such as value and mortgage outstanding;
- How Do We Use Your Data?
- All personal data is processed and stored securely, for no longer than is necessary in light of the reason(s) for which it was first collected. We will comply with Our obligations and safeguard your rights under the GDPR at all times. For more details on security see section 7, below.
- Our use of your personal data will always have a lawful basis, either because it is necessary for our performance of a contract with you, because you have consented to our use of your personal data (e.g. by subscribing to emails), or because it is in our legitimate interests. Specifically, we may use your data for the following purposes:
- Providing and managing your access to Our Site;
- Supplying our products and or services to you (please note that We require your personal data in order to enter into a contract with you);
- Personalising and tailoring our products and or services for you;
- Replying to emails from you;
- Supplying you with emails that you have opted into (you may unsubscribe or opt-out at any time by the unsubscribe link at the bottom of all emails;
- Analysing your use of our site and gathering feedback to enable us to continually improve our site and your user experience;
- Provide information to our partner service and product suppliers at your request.
- With your permission and/or where permitted by law, We may also use your data for marketing purposes which may include contacting you by email and or telephone with information, news and offers on our products and or We will not, however, send you any unsolicited marketing or spam and will take all reasonable steps to ensure that We fully protect your rights and comply with Our obligations under the GDPR and the Privacy and Electronic Communications (EC Directive) Regulations 2003.
- You have the right to withdraw your consent to us using your personal data at any time, and to request that we delete it.
- We do not keep your personal data for any longer than is necessary in light of the reason(s) for which it was first collected. Data will therefore be retained for the following periods (or its retention will be determined on the following bases):
- Member profile information is collected with your consent and can be amended or deleted at any time by you;
- Anti-Money Laundering information and tax consultancy records are to be kept as required by law for up to seven years.
- How and Where Do We Store Your Data?
- We only keep your personal data for as long as We need to in order to use it as described above in section 6, and/or for as long as We have your permission to keep it.
- Some or all of your data may be stored outside of the European Economic Area (“the EEA”) (The EEA consists of all EU member states, plus Norway, Iceland, and Liechtenstein). You are deemed to accept and agree to this by using our site and submitting information to Us. If we do store data outside the EEA, we will take all reasonable steps to ensure that your data is treated as safely and securely as it would be within the UK and under the GDPR
- Data security is very important to Us, and to protect your data We have taken suitable measures to safeguard and secure data collected through Our Site.
- Do We Share Your Data?
- We may share your data with other partner companies in for the purpose of supplying products or services you have requested.
- We may sometimes contract with third parties to supply products and services to you on Our behalf. Where any of your data is required for such a purpose, We will take all reasonable steps to ensure that your data will be handled safely, securely, and in accordance with your rights, Our obligations, and the obligations of the third party under the law.
- We may compile statistics about the use of Our Site including data on traffic, usage patterns, user numbers, sales, and other information. All such data will be anonymised and will not include any personally identifying data, or any anonymised data that can be combined with other data and used to identify you. We may from time to time share such data with third parties such as prospective investors, affiliates, partners, and advertisers. Data will only be shared and used within the bounds of the law.
- In certain circumstances, We may be legally required to share certain data held by Us, which may include your personal data, for example, where We are involved in legal proceedings, where We are complying with legal requirements, a court order, or a governmental authority.
- What Happens If Our Business Changes Hands?
- How Can You Control Your Data?
- In addition to your rights under the GDPR, set out in section 4, we aim to give you strong controls on Our use of your data for direct marketing purposes including the ability to opt-out of receiving emails from Us which you may do by unsubscribing using the links provided in Our emails.
- Your Right to Withhold Information
- You may access certain areas of Our Site without providing any data at all. However, to use all features and functions available on Our Site you may be required to submit or allow for the collection of certain data.
- How Can You Access Your Data?
You have the right to ask for a copy of any of your personal data held by Us (where such data is held). Under the GDPR, no fee is payable and We will provide any and all information in response to your request free of charge. Please contact Us for more details at firstname.lastname@example.org, or using the contact details below in section 14.
- All Cookies used by and on Our Site are used in accordance with current Cookie Law.
- Before Cookies are placed on your computer or device, you will be shown a cookie prompt requesting your consent to set those Cookies. By giving your consent to the placing of Cookies you are enabling Us to provide the best possible experience and service to you. You may, if you wish, deny consent to the placing of Cookies; however certain features of Our Site may not function fully or as intended. You will be given the opportunity to allow only first party Cookies and block third party Cookies.
- Certain features of Our Site depend on Cookies to function. Cookie Law deems these Cookies to be “strictly necessary”. These Cookies are shown below in section 13.5. Your consent will not be sought to place these Cookies, but it is still important that you are aware of them. You may still block these Cookies by changing your internet browser’s settings as detailed below in section 13.9, but please be aware that Our Site may not work properly if you do so. We have taken great care to ensure that your privacy is not at risk by allowing them.
- The following first party Cookies may be placed on your computer or device:
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- Our Site uses analytics services provided by Google Analytics and Facebook. Website analytics refers to a set of tools used to collect and analyse anonymous usage information, enabling Us to better understand how Our Site is used. This, in turn, enables Us to improve Our Site and the products AND/OR services offered through it. You do not have to allow Us to use these Cookies, however whilst Our use of them does not pose any risk to your privacy or your safe use of Our Site, it does enable Us to continually improve Our Site, making it a better and more useful experience for you.
- The analytics service(s) used by Our Site use(s) Cookies to gather the required information.
- The analytics service(s) used by Our Site use(s) the following Cookies:
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- In addition to the controls that We provide, you can choose to enable or disable Cookies in your internet browser. Most internet browsers also enable you to choose whether you wish to disable all cookies or only third party cookies. By default, most internet browsers accept Cookies but this can be changed. For further details, please consult the help menu in your internet browser or the documentation that came with your device.
- You can choose to delete Cookies on your computer or device at any time, however you may lose any information that enables you to access Our Site more quickly and efficiently including, but not limited to, login and personalisation settings.
- It is recommended that you keep your internet browser and operating system up-to-date and that you consult the help and guidance provided by the developer of your internet browser and manufacturer of your computer or device if you are unsure about adjusting your privacy settings.
- Contacting Us
11:34 AM, 6th June 2022, About 10 months ago
I am afraid this has numerous mistakes.
"HMO properties are under rules from the councils such that HMO owners must include bills. "
Not true. Councils don't mandate this and with student lets utilities may be payable/recoverable from the students. With individual HMO tenancies, it is much more complicated and so most landlords don't charge separately.
"With gas and electric bills doubling and doubling again, this makes most HMOs lossmaking."
Not necessarily correct. Increased bills will reduce profits but should not make a property loss-making.
"You’re only allowed to increase rents for inflation once in a year …. but the bills component is not part of the rent, or is it?"
Not correct. You can increase to a market rent which is not the same as inflation. The Tenant Fees Act allows utilities to be charged for separately.
What is the legal position? See above.
Would it not be a great idea if HMO licence fees and council tax payable for HMO properties were waived/not charged – if not, councils face the situation that tenants could just be given notice to leave.
Not really. Councils need to fund their housing departments. Licence fees or Council Tax should not be the difference between a landlord staying in business or not unless his margins are tiny,
HMOs will go empty and be sold causing even less housing for the bottom of the ladder, young tenants and students which the economy needs. They won't be empty because of utility bills.
12:21 PM, 6th June 2022, About 10 months ago
Great points made by Ian Narbeth in his reply to this post.
HMO's that are let with bills included will certainly find that their profit margins are reduced as the utility bills increase, and some HMO operators may decide to leave the market, but there will be other operators to meet the demand (perhaps buying the HMOs from those landlords that choose to leave the market?).
As new lets are agreed then the rents will increase to compensate for the increased energy prices, OR the letting strategy will change so that energy costs are charged for separately, e.g. using sub-meters.
For those that still include bills, and to limit usage/wastage in communal areas, then energy use controls, such as the tamper proof room stats offered by Inspire Home Automation, may become more commonplace, leading to greater energy efficiency. Landlords could also look at further measures to improve energy efficiency, such as additional insulation, as this would help keep the bills low for the landlord, and the tenant, as well as helping the environment.
14:14 PM, 6th June 2022, About 10 months ago
I'm using assorted techniques depending on tenant type and house type.
For student houses on joint tenancies I'm only including gas from September and have a fair usage clause. I will be handing out advice about ventilation and reminding student households the tax payer is giving them £400 towards their electric so don't be too frightened to use the tumble drier. I will also be installing more washing lines and wall mounted drying racks in bathrooms or utility rooms with extractor fans.
For other HMOs I haven't increased rents for existing tenants and have said if they can reduce wasteful usage I don't intend to do anything until at least October, hopefully beyond. New tenants pay whatever the market rent is when they move in.
In the meanwhile I have installed solar diverters to heat the hot water cylinders in any houses with solar panels and heat pump tumble driers in larger HMOs without solar panels.
I'm intending to put solar panels on at least 2 other HMOs and will be installing at least one of the HMO tamper proof heating controls as an experiment.
My tenants are mainly students or graduate professionals and most seem to be genuinely willing to engage with energy efficiency. One household has already told me they would be happy to contribute a bit more towards utility costs if it means I don't have to sell the house and make them homeless. It hadn't entered my head to sell up but I thought it was a lovely gesture that they offered and has made me have conversations to reassure other households.
Ultimately I have good tenants in my HMOs who pay their rent on time and look after the houses well. I may have a different attitude if they were in any way troublesome.
1:06 AM, 7th June 2022, About 10 months ago
I own a HMO, so that my tenants can live a life of luxury, I have to offset my bills by cutting down and making hundreds of sacrifices to reduce my electric and gas bills, my tenants will not wear 3 layers to keep warm, but I have to , my tenants will not cut down on lighting power, so I have to sacrifice my lighting down to 5 watt LED bulb from 180Watt chandelier, I have turned off my Sky box as it drew 20watts even when in standby, but my tenants cannot be asked to switch off from the plug, you just cannot dictate tenants how to live and make sacrifices as they don't pay any bills included in their rent. So their bills are included in their rents which is lower than the LHA, (See of you can find a double room for under £425.00 pcm including bills and council tax and minimum house temperature maintained at 22C throughout the year, so yes I got angry by having to sacrifice my energy bills which rose from £126 pm to £362 per month. and the bills in my 4 occupier HMO rose from £90pm to £262 pm.
Last time I increased rent was in 2019 October, from £400 pm per room to £425, now I have given them all a notice to leave or pay £450, so they stayed and have agreed to pay £450 pm, and I have written to them all that from October this year if the energy bills go stupidly higher yet again, they will have no choice but to leave or pay another £25 per month more, I am not damn paying my tenant's bills if energy prices go up beyond what I allocated within their rents.
Also remember when a tenant is going to claim housing benefit, they will require a statement from the landlord how much is being allocated towards bills and what is the actual rental element. They do not award any payments towards the element of energy bills.
Yes unfortunately our old age pensioners are struggling to keep warm by wearing 3 layers and wrapping themselves in blankets whilst their heating is turned off and my tenants are drinking beers and wines and walking in shorts and tee shirts like it is summer in the middle of Winter months, 4 occupants and 25000KWH gas and 2000KWH Electric
1:23 AM, 7th June 2022, About 10 months ago
BTW, two of my tenants have also purchased e-scooter, so I am paying for their transport charges as they plug in battery chargers, drawing a fair bit of energy to charge them up. I am thinking of putting in a large family with 4 occupants and they will have to pay CT, and energy bills and water charges. One tenant also uses my washing machine on hottest 90C wash cycle to wash his dirty work overalls. Everyone must be responsible for their energy bills, whether bills are included in rents so rent must go up regardless of anniversary, as my agreements state that clearly that my rent can be reviewed any time if cost of energy goes up, as well as it clearly states it is subject to a fair use policy, imagine if my tenants purchase an electric car! .
1:32 AM, 7th June 2022, About 10 months ago
Finally as I am on no benefits or pension, so I will not be getting the Governments hand out, my tennats were asking me what i would do if did get this £400, and I told them they won't be getting a penny of it as I have already been paying high energy charges since last October (2021) and I have only now put my rent up from April this year.
18:19 PM, 7th June 2022, About 10 months ago
I had students who started as lodgers but then later turn into tenants, who were suppose to pay their share which they seem to think they dont have to pay in full and used £42 gas within 2 weeks but vehemently claimed they didnt use much gas electricity yet I fond them having electric heater in their room full blast on hot days. It was hot like a sauna despite not being winter. These Indian students thought so long as they deny usage they dont have to pay. They used over £1000 electricity within 6 months. They even refused to clean up after themselves telling me they are not going to clean my house.
So no, I didnt include utilities but they refused to put their name on utility Bill's and kept putting off payment. Felt they are going to do a runners.
22:40 PM, 7th June 2022, About 10 months ago
Issue a new agreement with a fair usage cap and also increase the rent. This has been going on long enough already so anyone who hasn't already addressed this is nuts.
10:12 AM, 10th June 2022, About 9 months ago
Reply to the comment left by Ian Narbeth at 06/06/2022 - 11:34
As usual a very fair and balanced comment by Ian, thank you .
11:46 AM, 11th June 2022, About 9 months ago
Must say I have never comprehended why in shared tenancies in a HMO why the landlord opts for paying utility bills because at the end of the day the tenant will have to pay anyway. I have student HMO's and it's one of the things I fall out with accommodationforstudents.com, the online leading student accommodation site, as they encourage landlords to rent inclusively. I self manage my houses but one of my family has a student HMO with a very good agent who believes it does students good to learn about these things. All the agents in the student lets in my area as far know do the same.