AP

Registered with Property118.com
Wednesday 23rd March 2016

Insures properties through a broker recommended by Property118
No


Latest Comments

Total Number of Property118 Comments: 22

AP

10:21 AM, 18th May 2019
About a month ago

Best Deposit Protection for disputes?

I just looked up Zero Deposits and their site states:

‘If you're responsible for any loss or damage, you'll need to pay for it. We use TDS to expertly evaluate any disputes, so you're in safe hands.’

So I can’t see if being any less biased towards tenants than the standard TDS service. It seems like it is really there to help cash flow of tenants to not have 5 weeks rent held for the duration of their tenancy.

I’ve protected over 100 deposits myself over the years (plus at least the same number where agents have held and protected them...I’m including renewals in those figures).

I’ve only once needed to go through a dispute with Mydeposits. It was a joke. My report was over 50 pages long, with detailed photos, videos, invoices etc. I treated it as a learning experience having never been through it. The tenants tried to dispute the check out cost for example even though it was in the AST - it was done by an independent clerk who is a member of the trade body etc. But they tried to claim it was a relative of mine (it was not!)

The tenants had attempted to fix some issues themselves - for example in bathrooms with cream tiles and grout, I use matching silicone for a contemporary finish. I also use a specialist mastic man who gets a neat finish. The tenants never cleaned and it was so mouldy, they then bought some cheap white silicone and smeared it half way over the mouldy part so I was left with a seal that was half beige and neat and half white and a mess. The tenants claimed ‘there is no such thing as beige silicone’ and despite me taking photos showing it, having invoices for the work and for Mapei beige silicone, the adjudicator awarded nothing for that part as the tenants had ‘fixed the issue themselves’.

The tenants paid for a professional clean and of course chose the cheapest company they could who did a terrible job (evidenced by the check out). I paid for a few hours of professional cleaning to sort the specific issues but was awarded nothing as I ‘should have allowed the tenants to come back and sort the issues themselves of via their company’ (even though they had stopped communicating with me and never asked to do this!)

The only amounts I received in full were for things like the carbon monoxide alarm that went missing and damage to floor tiles that I had to have professionally cleaned (I think I only received that money because I showed a video of me trying to clean it with a steam cleaner myself first!)... Read More

AP

8:09 AM, 11th May 2019
About a month ago

How can I help a previously homeless tenant?

It’s great that you want to help an old tenant in distress. The best advice will come from the council & charities like Shelter. But unless you are willing to help find the tenant alternative accommodation yourself, there may be little practical that you can actually do unfortunately.

I think whilst you are entitled to have your own opinion on the new landlord’s practices, I think there is a wider picture here.

You mentioned that you sold at a nice profit. Therefore your lower base cost allowed you to charge lower rents. As others have commented, the new owner has already invested more than you before any further works (whether you think those are necessary or not) so for them to make the same as you did they will have to charge more.

I don’t know your circumstances or why you chose or needed to sell. If you are a good responsible landlord with an excellent relationship with your tenants, then the best thing for your tenants is for you to stay being their landlord!... Read More

AP

8:44 AM, 4th May 2019
About 2 months ago

Scrapping Section 21 could have an even greater impact than Section 24

Very well written article Paul.
My opinion is that if there was a properly funded overhaul of the section 8 procedure then perhaps the removal of section 21 wouldn’t be disastrous.
However, as you point out, the current system is chronically underfunded and the noises seem to be that section 8 will remain in the courts as they are.
That will be a disaster.
The tenants campaigning groups on the whole will be happy to see landlords struggle and suffer as they see it as ‘payback’, such is the level of vilification of landlords.
Unfortunately there is no foresight that once the PRS shrinks, there may be some benefit for a small proportion of renters who cannot afford to buy now but will if prices drop. But a far greater number of renters will suffer due to lack of supply and like you say, it will be the most vulnerable.... Read More

AP

7:39 AM, 9th March 2019
About 3 months ago

Rent calculation on Periodic Tenancy termination by tenants

Hi Joe,

I was under the impression that if it becomes a periodic tenancy then notice does not have to be served in line with a rental period - but I don’t know the legislation so I would check the housing act yourself if you want to be sure.

I always take the line that if a tenant wants to move out early (even in contract) that’s fine as long as I’m not out of pocket (void period and agents fees for example). In this case you aren’t out of pocket so even if the tenant is wrong about the notice period, it shouldn’t matter.... Read More

AP

9:47 AM, 15th December 2018
About 6 months ago

Rubber Roofing system - Lender & Insurer views?

I’ve used traditional felt, cold applied systems, GRP, single ply and EPDM on flat roofs.
Like others have said, I would get a specialist to fit whatever you use. Your builder may be very skilled, but specialists can usually provide an insurance backed 10 or 20 year guarantee and are approved by the manufacturer to fit their system so that the materials are also guaranteed. For example I have an Icopal guarantee on one property that is actually backed by Icopal and includes consequential damages to decorations, flooring etc.
As to insurance, I’ve found you will have to do a bit of explaining to most insurers. Despite all these systems being around for many years and superior to felt, most of their systems just have a pull down menu for felt or asphalt when it comes to flat roof. If they cover flat roofs, they often check with the underwriters and it’s ok. Some will ask for inspections every few years on flat roofs and premiums are sometimes slightly higher than if you didn’t have any flat areas.... Read More