BTL is in desperate need of reform

Wee_Willy_Harris

IveSeenTheLight wrote: »

Now now, you know you haven't answered the questions.

I specifically asked you to show links to come of the LA's you listed and you declined to do so.

It's only after repeated questioning by me did you finally resolve to say it was "selective" and did not partain to the whole of the LA's

The LA's you listed, I have no vested interest in, therefore they are of no concern to me

It's called "Selective Licensing". The clue to it being selective is in the title, and the title was contained in the first link I posted on the subject. You can hardly accuse me of keeping it a secret.

IveSeenTheLight

Wee_Willy_Harris wrote: »

http://scotland.shelter.org.uk/__data/assets/pdf_file/0005/189734/Landlord_registration_3_years_on.pdf

Yes, I did briefly read that, but how does this compare to the area's you listed?

You did say it was more rigorous, so what are the facts for SL LL registration?

Wee_Willy_Harris

IveSeenTheLight wrote: »

Yes, I did briefly read that, but how does this compare to the area's you listed?

You did say it was more rigorous, so what are the facts for SL LL registration?

SL tends to be in areas of deprivation. Unless the property is registered HB/LHA cannot be claimed. So, if the LL wants to get his rent, he needs to be registered. As I said, geography plays its part.

IveSeenTheLight

Wee_Willy_Harris wrote: »

SL tends to be in areas of deprivation. Unless the property is registered HB/LHA cannot be claimed. So, if the LL wants to get his rent, he needs to be registered. As I said, geography plays its part.

I thought HB / LHA was paid directly to the recipient and not to the landlord. In which case that nullifies your belief that they need to be registered to obtain their rent.

Of course if paying LHA / HB, then the authorities should at least have the details of properties that are being rented.

I also found this, incidently while trying to find prosecutions for the Manchester selective licensing.
http://www.scottish.parliament.uk/s3/committees/lgc/inquiries/PrivateHousing/ScotGovtregistrationHMOs.pdf

• 2,049 Late Application Fees applied for
• 1,398 Rent Penalty Noticues applied for
• 75 HMO landlord prosecutions

Therefore it does seem that landlords are being rigorously regulated and prosecuted if thought necessary.

Wee_Willy_Harris

IveSeenTheLight wrote: »

I thought HB / LHA was paid directly to the recipient and not to the landlord. In which case that nullifies your belief that they need to be registered to obtain their rent.

Of course if paying LHA / HB, then the authorities should at least have the details of properties that are being rented.

Regardless of the HB/LHA going direct to tenant or landlord, if it ain't being paid, the landlord won't get their rent.

IveSeenTheLight wrote: »

I also found this, incidently while trying to find prosecutions for the Manchester selective licensing.
http://www.scottish.parliament.uk/s3/committees/lgc/inquiries/PrivateHousing/ScotGovtregistrationHMOs.pdf

• 2,049 Late Application Fees applied for
• 1,398 Rent Penalty Noticues applied for
• 75 HMO landlord prosecutions

Therefore it does seem that landlords are being rigorously regulated and prosecuted if thought necessary.

And yet an estimated 25% of Scottish tenancies are unregistered (see Shelter report).

IveSeenTheLight

Wee_Willy_Harris wrote: »

Regardless of the HB/LHA going direct to tenant or landlord, if it ain't being paid, the landlord won't get their rent.

How does that correlate to whether the lanlord is registered or not?

I've conceded that the paid HB / LHA will give the LA the details of rented properties to follow up on if not registered, but it is not a foregone conclusion

Wee_Willy_Harris wrote: »

And yet an estimated 25% of Scottish tenancies are unregistered (see Shelter report).

1. The report is over 2 years old.
2. It was approximately 15% of all landlords, comprising of up to 25% of private rented properties
3. There were 22,268 (9.56%) applications pending approval in April 2009.
4. Scottish Tenancies comprise of Private, Housing Association and Local Authorities. The figures in the report relate only to provate rental

Wee_Willy_Harris

IveSeenTheLight wrote: »

How does that correlate to whether the lanlord is registered or not?

I've conceded that the paid HB / LHA will give the LA the details of rented properties to follow up on if not registered, but it is not a foregone conclusion

Within an area designated for selective licensing, HB/LHA will not be paid on any claim from an unregistered property. As HB/LHA is paid to those with an income so low that they could not otherwise afford to pay rent, it is very unlikely that the LL will get his rent if the support of HB/LHA is needed and he remains unregistered. As SL tends to cover areas of social deprivation, high unemployment, low economic activity, high proportion of single parent families etc etc, it is safe to assume that the majority, if not all, of landlords will have some reliance on HB/LHA payments to satisfy their rental demands.

IveSeenTheLight wrote: »

1. The report is over 2 years old.
2. It was approximately 15% of all landlords, comprising of up to 25% of private rented properties
3. There were 22,268 (9.56%) applications pending approval in April 2009.
4. Scottish Tenancies comprise of Private, Housing Association and Local Authorities. The figures in the report relate only to provate rental

Perhaps you could find a more up to date report? I have no evidence that the situation has improved in 2 years.

IveSeenTheLight

Wee_Willy_Harris wrote: »

Within an area designated for selective licensing, HB/LHA will not be paid on any claim from an unregistered property. As HB/LHA is paid to those with an income so low that they could not otherwise afford to pay rent, it is very unlikely that the LL will get his rent if the support of HB/LHA is needed and he remains unregistered. As SL tends to cover areas of social deprivation, high unemployment, low economic activity, high proportion of single parent families etc etc, it is safe to assume that the majority, if not all, of landlords will have some reliance on HB/LHA payments to satisfy their rental demands.
.

Firstly I never assume. The old saying of making an !!!/u/me rings in my head whenever that is taken into consideration.

I'm also wondering, what is the percentage / numbers of private rental LL's in these deprived, high unemployment, low economic activity, high single parent famailies SL areas?

Seems still at least a little if not a lot speculative.
Especially given that the registration process can be frought with problems and delays.

Could you substantiate your claims?

1. HB/LHA will not be paid on any claim from an unregistered property

Wee_Willy_Harris wrote: »

Perhaps you could find a more up to date report? I have no evidence that the situation has improved in 2 years.

Indeed I couldn't, however the report in itself does state that there were problems initially with the scheme and that the last year saw a substantial increase in registrations and approvals.

Indeed, this other link shows that approval rate had risen from 15% to 75% from April 2007 to April 2008 and applications approved by more than 500% from 13,500 to 86,000
http://www.scotland.gov.uk/News/Releases/2008/04/30102111

If you were a person who assumed things , you could consider that the likelyhood is that the figure and percentage is only likely to increase, especially given that the registration lasts for three years and that the re-registration is a mere formality (can be completed online or on the phone).

Wee_Willy_Harris

IveSeenTheLight wrote: »

Firstly I never assume. The old saying of making an !!!/u/me rings in my head whenever that is taken into consideration.

I'm also wondering, what is the percentage / numbers of private rental LL's in these deprived, high unemployment, low economic activity, high single parent famailies SL areas?

Seems still at least a little if not a lot speculative.
Especially given that the registration process can be frought with problems and delays.

Could you substantiate your claims?

1. HB/LHA will not be paid on any claim from an unregistered property

http://www.legislation.gov.uk/ukpga/2004/34/section/96.

http://www.parliament.uk/briefingpapers/commons/lib/research/briefings/snsp-04634.pdf

How many time must I answer the same questions?

IveSeenTheLight

Wee_Willy_Harris wrote: »

http://www.legislation.gov.uk/ukpga/2004/34/section/96.

http://www.parliament.uk/briefingpapers/commons/lib/research/briefings/snsp-04634.pdf

How many time must I answer the same questions?

Are you having a similar discussion elsewhere?
I can't recall where you've been asked and have shown that LHA / HB rents will not be paid (or more correctly can be recalled).
This is similar to what happens in Scotland and I've shown from the shelter report that 1,398 had been applied for.

Thank you for the links by the way, it is very helpful and appreciated.

It's extremely interesting that the areas selected for Selective Licensing must meet one of the following conditions: -

1. 
   The area is one which is experiencing (or is likely to experience) low housing demand and the local housing authority is satisfied that ‘designating’ an area will, when combined with other measures, lead to improved social and economic conditions in the area.
   
2. The area is experiencing a "significant and persistent" problem caused by anti-social behaviour and that some or all private landlords in that area are not taking appropriate action to tackle this. Moreover, the designation in combination with other measures would lead to a reduction in or elimination of the problem.3

Other factors they may consider

1. 
   A lack of mixed communities in terms of tenure, for example, a high proportion of rented property, low proportion of owner occupied properties.
   
2. A lack of local facilities, for example, shops closing down.
   
3. The impact of the rented sector on the local community, for example, poor property condition, anti-social behaviour etc.
   
4. Criminal activity.4

Makes you wonder how likely this will be rolled out nationwide