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 firstname.lastname@example.org, 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 email@example.com, or using the contact details below in section 14.
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- 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.
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- The analytics service(s) used by Our Site use(s) the following Cookies:
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- 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
14:23 PM, 13th October 2015, About 8 years ago
Also account for:
a high level of wear and tear;
legal fees e.g. if a 4 bed HMO then calculate legal fees for at least 4 x the amount you would if it was an AST to a family;
court fees (if not counted as part of the legal fees);
cost of administration time (x however many tenants in your HMO);
HMO insurance (more than BTL insurance);
debt recovery costs;
garden maintenance (nobody in a HMO will take responsibility for this, so treat it as a maintenance cost for the landlord);
extra keys & lock changes & door repairs;
furniture and white goods (frequent replacement due to extra wear and tear, thefts, damage, etc);
high turnover of residents, so more voids (so no rent for the empty room during the voids);
fire safety equipment;
HMO regulation compliance (e.g. fire doors, closers, hard wired fire alarm system thumb turn locks, etc, etc);
These are just a few of the extra costs you are likely to encounter when letting as a HMO.
14:26 PM, 13th October 2015, About 8 years ago
Gilli - your figures seem fine. Why though are you intending to pay the utility bills and council tax in your shared HMO house? These should be paid by your tenants, just as with the single-let approach. If you intend to offer individual HMO tenants a bills-inclusive deal, if they claim this helps them manage their budgets, you should simply add these costs to the rent; they should not be treated as business costs at all because whether it's an HMO or single-let property, the tenant pays one way or another. In my experience the costs are much the same overall, whether it's an HMO or a single-let property.
As someone who's been letting HMOs since 1992, the key plusses and minuses are:
Good: if you suddenly lose one HMO tenant or she becomes a non-payer, you are still receiving a regular income from the rest of the tenants. With a single-let house, however, if your tenant stops paying or suddenly moves out, you could be in trouble with your cashflow because you are receiving nothing.
HMOs are significantly more affordable than renting a flat or house on your own, because all the bills are shared. They are therefore attractive to good-quality steady-earning graduate tenants who want to live cheaply and peacefully and save a deposit for a house, whilst potentially finding ready-made friends amongst their housemates and having the flexibility to move out easily when their circumstances change (new job, graduate degree course or partner). If you focus on that sort of tenant, and have good transport links, good access to a supermarket, and/or plenty of parking, you're unlikely to fail. Anyone who rents their HMO to undergraduates or benefit claimants is a braver person than me.
Bad: wear and tear tends to be higher, and it is much harder to enforce claims for damage (it's always one of the other tenants' fault).
You may need occasionally to sort out disputes between the tenants, and crack the whip a bit over keeping the common areas tidy. A threat to impose a cleaner on the property at their expense generally does the trick.
There is also more work with tenant-finding, as people come and go, but if you are in a good area and have kitted out the house sensibly, there is usually steady demand for places.
I wouldn't obsess too much about your running costs; choosing the right property is much more important in the long run.
14:39 PM, 13th October 2015, About 8 years ago
Reply to the comment left by "Tony Atkins" at "13/10/2015 - 14:26":
All good advice, but in relation to Council Tax, it is the landlord who is legally liable to pay this to the council, so that is why it needs to be factored in as a running cost. However, as you point out, there is nothing to stop the landlord increasing the room rent or service charge to cover this cost.
14:52 PM, 13th October 2015, About 8 years ago
Reply to the comment left by "Robert Mellors" at "13/10/2015 - 14:23":
Robert's list of potential costs also applies to single-AST lettings too; in my experience HMOs are no more expensive than single-lets to run, except for wear and tear. I find insurance costs are the same for either type of property, unless you are talking about a really large HMO of more than 5 people. Garden costs - single-AST tenants don't do gardening either - they will at best cut the lawn. In my HMOs I supply a mower just as I would for a single-AST property and tell the tenants they can either mow the lawn themselves, or I will employ a gardener and add the cost to their monthly utility bill.
I find I have fewer voids with an HMO, not more. Occasionally a room is free, but I'm still getting 75-80% of the regular rent and bills, whereas a single-let property can sit for weeks and weeks until it finds a tenant, with nothing coming in. My only large losses due to unpaid rent have been from a non-paying family, whereas non-paying HMO tenants have never owed me more than a few hundred pounds before they moved out.
Wear and tear by families with children can also be much more than from sober-sided single graduate tenants, who are more concerned about polishing their cars and practising their squash strokes than having wild parties . . .
17:46 PM, 16th October 2015, About 8 years ago
I'd put up your estimate for insurance but most others look OK. There are some advantages to including utilities as tenants then use the dryer instead of draping wet clothes everywhere and damaging surfaces. You could put a cap on what you will pay and (if you have set a sensible limit) most will keep to this. Wear and tear - who knows? We have had students who really look after the place and families who appeared to have taken a hammer to the walls, or ones who left so much food waste we got mice and rats. Check them out carefully but be prepared for the bad ones. In an HMO, including a weekly cleaner for communal areas may give you a bit of advance warning of problems.
16:09 PM, 17th October 2015, About 8 years ago
I believe a landlord is not required to provide an Environmental Certificate if there are individual tenancy agreements in place.
14:07 PM, 12th June 2017, About 6 years ago
Reply to the comment left by "Tony Atkins" at "13/10/2015 - 14:26":
Can you recommend any broker offering good HMO insurance? I have been using someone called "Rigsby" and I sense they are about to jack up the premiums.
Many thanks if you can help
14:28 PM, 12th June 2017, About 6 years ago
Our insurance team can offer HMO insurance as well so please feel free to fill in the contact form here >> https://www.property118.com/insurance-landlords/
14:39 PM, 12th June 2017, About 6 years ago
Thanks Neil. I have filled in that form actually (on the weekend). Hoping for a call back. Simon