Registered with Property118.com
Wednesday 16th May 2018

Latest Comments

Total Number of Property118 Comments: 54


12:42 PM, 23rd July 2021, About 2 months ago

Should I proceed with offering a tenancy agreement?

I am mindful of the company who did a pitch to the Manchester Landlords conference a couple of years ago, offering tenancy checks using an algorithmic analysis of a potential tenant's neuroticism - based on their Facebook postings! Something tells me that gut instinct would be as good an indicator as some dubious techie programming behind a software credit reference. I too go on gut instinct sometimes. But I hear what others have posted - that if you don't have to take the risk, then maybe it is better not to - given the law on evictions these days. The advice to try another reference agency seems like a fair option to me.... Read More


9:25 AM, 2nd May 2021, About 5 months ago

Is the listed flat too small?

Reply to the comment left by DSR at 02/05/2021 - 07:29
Why don’t you ask your planning department and environmental health? That would seem entirely logical unless you have already bought this flat.... Read More


8:25 AM, 1st May 2021, About 5 months ago

Is the listed flat too small?

Leeds City Council latest newsletter: Crowding & Space - Six into one won't go.

Here's a scenario we often hear in Leeds. Imagine yourself at a property auction eagerly waiting to bid on an 'amazing' investment opportunity, a terraced house which some years ago was converted into six fully self-contained flats (or sometimes even more). Yield for the property is apparently more than 20% however you know the average yield for a residential rental property in the UK is between 6% and 8%. Do you hear any alarm bells ringing? Are you asking yourself whilst waiting to bid, if this property has such a fantastic yield, why is it being sold? You may already know, just like car auctioneers, property auctioneers will sell practically anything they're asked to - because due diligence is up to the buyer. You may also know that even if a property has a certificate of lawful use (or indeed approval under permitted development), it’s still not exempt from action under the Housing Health & Safety Rating System (HHSRS) - so buyers beware! Despite all the warning signs you raise your hand and win the bid and pay the potentially inflated price for this converted property. You’re the proud owner of a star performer in your expanding property portfolio.

Sometime later, our officers inspect the property and find all six of the 'flats' to be undersized when assessed using the HHSRS so we issue prohibition orders. Belatedly, you try to get retrospective planning permission for the flats however planners advise a one bedroom flat must be a minimum of 37m². You are left with a property which realistically, after expensive remedial works, can only be let to a single family. Your amazing yield evaporates as does a significant chunk of what you thought was the property value.

Over the past three years we have issued one hundred and eighty prohibition orders primarily on illegally over-developed properties. We have attended tribunals and seen landlord appeals against prohibition orders dismissed because our team has acted correctly. It's not complicated. We ask some very simple questions before taking action such as...how big is the room, what functions is the room expected to serve and can all basic facilities and furniture items associated with those functions be safely accommodated within the room ? Our new Crowding & Space guidance document, which contains more information including the latest Crowding and Space worked examples, will be published on our webpage by the time of our June 2021 newsletter.... Read More


21:34 PM, 1st April 2021, About 6 months ago

Student rental demand returning?

I’m in Leeds. Can’t remember an easier viewing year. Remains to be seen whether the groups are going to be the best, but given the threat of not renting I was very grateful to let 90% of my houses in ten days flat. My stock is good, my photos are reasonable and my prices ok. There has been little predictable in this pandemic and from these comments it appears student rentals are also variably affected. I wish you all the best of luck. For what it’s worth, from talking to my tenants they just want to carry on and have a good time with their housemates, get their degrees and get a job when they graduate. My top tip- get your online photos as good as you can... Read More


13:47 PM, 24th March 2021, About 6 months ago

Alarming Mortgage Transfer Letter?

Reply to the comment left by Neil Patterson at 24/03/2021 - 13:39
Thanks Neil and your previous case was much appreciated.... Read More