No Fault Evictions {Merged}

ayupmeduck

We bring up issues during inspection and nothing happens (on;y fixing things that need to be done by law), our rent didn't increase for the first 6 years and I think the LL(s) are getting ready for the changes as offered another AST (had been rolling after the 1st 12 months). The LLs can see rents are up to £500 more now. They wouldn't get that for this flat, a complete refurbish would be needed. We, like many tenants, fear an S21 at anytime if we say anything. If we fail to secure another property then what.

BungalowBel

Yellowsub2000 said:

BungalowBel said:

MultiFuelBurner said:

Chrysalis said:

MultiFuelBurner said:

Chrysalis said:

MultiFuelBurner said:

Chrysalis said:

ProDave said:

Yellowsub2000 said:

LegallyLandlord said:

Here’s a blog post about what the potential abolition of s21 means for landlords and renters alike. 

https://theindependentlandlord.com/section-21-abolition/

ending the abuse of “no fault”, or Section 21, evictions – a move that has wide support. Unscrupulous landlords have used the prospect of Section 21 to intimidate tenants into accepting substandard conditions – from damp and mould to other health hazards – or face losing their homes altogether.

There is a HUGE problem with the UK's old substandard housing stock.  I grew up as a child in an uninsulated 1930's house.  Condensation on the windows and in some places on the walls was considered normal, that was just how it was.  The laws of physics say moisture in the air, particularly if the house is cold, will condense on a cold surface.

Move on 50 years, cold damp and mouldy houses are no longer acceptable to tenants.  But physics has not changed, and most of these houses while they may have been "modernised" little if anything has been done to improve the fabric of the building so the same problems will be there.  You can keep on top of it by heating the property well enough and ventilating it properly and taking care with your lifestyle to minimise the moisture in the air.  But a poor tenant who can't afford to put the heating on much if at all, and who turns off the bathroom fan because it is too noisy and hangs the washing inside to dry because they can;t afford to use a tumble dryer etc will have damp issues in an old house.

These properties with mould and out of date insulation still exist, I  live in one of them, the windows are so bad, my landlord has been getting someone to pull out parts of the wooden frame that have rotted away too much and drill on new bits of wood in place, all that effort to avoid fitting PVC.

LLs dont need to sell because of this, because the EPC rules dont get actively enforced.

Only last week I pulled out some moss growing on the inside of my window.

And you put up with this state of affairs because..............

What are the reasons?

You seen the state of the rental market?

If I moved to another rental I am looking at an extra 30% minimal and a gamble on a new landlord, whilst this one is at least stable and have lived here for circa 17 years.

My sister's experience was she lived in nicer properties but had to move almost every year due to constant S21s.

Looking to move to somewhere i own, but the deposit demands are obscene.  Saving up for that.  Once I have the deposit I will buy somewhere.

Yes we know it well from a LL's perspective and for us and the changes with rent reform that are coming in 2024 means that any property that comes up for rent we will be very selective on our tenants and that means sadly those on UC and housing benefit go to the bottom of the pile, having had a very good relationship with the local council before we cannot take that chance in our new business plan.

Back to your situation so you feel you couldn't have an honest conversation with your LL about the issues in your property in fear they will S21 or pop rent up to cover the cost of repairs?

I do fear if I push hard on issues I will get a no fault eviction yes.

One summer I did try to negotiate rent, and I was cut off mid sentence, not even 5 seconds had passed with a "well you can leave by the date we gave you if you dont like it" which suggested if I carried on they would have made it official with a S21.

If I move somewhere more expensive, it just makes it take longer to buy somewhere as even more is going on rent and I risk been moved on very quickly.

However the banning of S21 does change this somewhat, as a LL wouldnt be able to move me on just because they felt like it.  Plus I would be able to raise issues more, however raising issues more does still risk the rent been increased further as a means to discourage me.

My first 10 years or so were no rent increases at all, during this time period I reported practically no problems.  At the time i moved in the windows were in better condition, boiler was working properly, pipes hadnt yet corroded.  I also was on very good terms with my LL, I had found him numerous tenants, and even prevented neighbours from making complaints.

Then someone threw a brick threw my window, I think someone drunk exiting the park next to my home, the landlords manager wanted me to pay for it, which I felt was totally unreasonable, so they paid for it.  The following summer, my first rent increase.

Only one summer since then rent was frozen, the rest were on average double inflation.

Since then I have had issues that would be difficult to ignore. So were reported.

1 - Ceiling collapsed in kitchen flooding my kitchen, lost about £100 orth of stuff which I had to pay for.  Took them circa 3 months to remedy, whilst I had to carry on paying full rent, and lost power to flat twice. 

2 - Boiler has broken down dozens of times.

3 - Water leaks mostly in bathroom, which flooded the bathroom. 

The windows I actually didnt report, what happened there is my area is now selective licensing, the council has stated its for anti social tenants, but my LL started panicking and decide to improve the appearance of his properties, someone was sent round to work on the windows, and then it was reported to me was a large gap in one of the pieces of glass I hadnt noticed, the frame had rotted away and it slid down.  This then brought my attention to it, and I seen they were really rotting away.  Lots of wood dust.  There was a Frankenstein job done on the windows to improve them, but my bedroom one's are not yet done.  Handy man claims he advised for PVC to be fitted and was overruled.

However recently I checked up when Osborne did those nonsensical S24 changes.   since it was mentioned in discussions it suddenly entered my mind was, it around when my rent started going up.

Turns out the law was changed in 2015, by coincidence around the time my rent started shooting up, so I think me reporting that brick through the window was just coincidental.

In terms of my relationship with my LL, I have his direct number, tenants no longer get it, he has massively expanded his property empire, has an entire office full of staff now, if I do ring him, its a quick "I am busy ring the office".  One occasion he did step in when it was obvious his staff were been really stupid though.  Another occasion I had left my keys 100s of miles away and was a Sunday, he answered and told the security guard at his offices to let me in and no fees for it. So I do expect if there was a proper rational conversation, things would be better, but he has moved on from talking to people like me directly.

I still remember the day I went to collect the keys for this flat on a Sunday, rang him, told him I was at his place, 20 minutes later rolls up in a sports car, gives me the keys and was off again.

--

Now on to a point I noticed you raised in regards to your discrimination of tenants.  Why would you put UC tenants at the bottom of the pile because of the reform? S21 isnt required for eviction on non payment of rent, S8 exists for that, and it would be wrong to assume anyone on UC is more likely to break the terms of your tenancy agreement, legally thats actually discrimination and will be against the law post the reform, so a LL you need to be aware of that.

I have been with my LL across 2 properties for 19 years, for 5 of those years I was on housing benefits, it didnt make me a bad tenant.  So your comment seems to indicate a form of reprisal rather than a rational understanding of what the reform is.

Therefore we will be selling within the next two years.  Hopefully our tenants will buy it, but if they don't want to or can't, then reluctantly we will have to evict them.

You won’t be able to that’s the point.

You could try selling with a tenant in but that’s going to be very hard

We won't be able to sell it?  Or we won't be able to evict the tenants?

We can evict them before it becomes law.  Then we can sell as vacant possession to an owner-occupier (or to the tenants themselves, if they want it - easier all round for all of us.).

Sunsaru

Yellowsub2000 said:

BungalowBel said:

MultiFuelBurner said:

Chrysalis said:

MultiFuelBurner said:

Chrysalis said:

MultiFuelBurner said:

Chrysalis said:

ProDave said:

Yellowsub2000 said:

LegallyLandlord said:

Here’s a blog post about what the potential abolition of s21 means for landlords and renters alike. 

https://theindependentlandlord.com/section-21-abolition/

ending the abuse of “no fault”, or Section 21, evictions – a move that has wide support. Unscrupulous landlords have used the prospect of Section 21 to intimidate tenants into accepting substandard conditions – from damp and mould to other health hazards – or face losing their homes altogether.

There is a HUGE problem with the UK's old substandard housing stock.  I grew up as a child in an uninsulated 1930's house.  Condensation on the windows and in some places on the walls was considered normal, that was just how it was.  The laws of physics say moisture in the air, particularly if the house is cold, will condense on a cold surface.

Move on 50 years, cold damp and mouldy houses are no longer acceptable to tenants.  But physics has not changed, and most of these houses while they may have been "modernised" little if anything has been done to improve the fabric of the building so the same problems will be there.  You can keep on top of it by heating the property well enough and ventilating it properly and taking care with your lifestyle to minimise the moisture in the air.  But a poor tenant who can't afford to put the heating on much if at all, and who turns off the bathroom fan because it is too noisy and hangs the washing inside to dry because they can;t afford to use a tumble dryer etc will have damp issues in an old house.

These properties with mould and out of date insulation still exist, I  live in one of them, the windows are so bad, my landlord has been getting someone to pull out parts of the wooden frame that have rotted away too much and drill on new bits of wood in place, all that effort to avoid fitting PVC.

LLs dont need to sell because of this, because the EPC rules dont get actively enforced.

Only last week I pulled out some moss growing on the inside of my window.

And you put up with this state of affairs because..............

What are the reasons?

You seen the state of the rental market?

If I moved to another rental I am looking at an extra 30% minimal and a gamble on a new landlord, whilst this one is at least stable and have lived here for circa 17 years.

My sister's experience was she lived in nicer properties but had to move almost every year due to constant S21s.

Looking to move to somewhere i own, but the deposit demands are obscene.  Saving up for that.  Once I have the deposit I will buy somewhere.

Yes we know it well from a LL's perspective and for us and the changes with rent reform that are coming in 2024 means that any property that comes up for rent we will be very selective on our tenants and that means sadly those on UC and housing benefit go to the bottom of the pile, having had a very good relationship with the local council before we cannot take that chance in our new business plan.

Back to your situation so you feel you couldn't have an honest conversation with your LL about the issues in your property in fear they will S21 or pop rent up to cover the cost of repairs?

I do fear if I push hard on issues I will get a no fault eviction yes.

One summer I did try to negotiate rent, and I was cut off mid sentence, not even 5 seconds had passed with a "well you can leave by the date we gave you if you dont like it" which suggested if I carried on they would have made it official with a S21.

If I move somewhere more expensive, it just makes it take longer to buy somewhere as even more is going on rent and I risk been moved on very quickly.

However the banning of S21 does change this somewhat, as a LL wouldnt be able to move me on just because they felt like it.  Plus I would be able to raise issues more, however raising issues more does still risk the rent been increased further as a means to discourage me.

My first 10 years or so were no rent increases at all, during this time period I reported practically no problems.  At the time i moved in the windows were in better condition, boiler was working properly, pipes hadnt yet corroded.  I also was on very good terms with my LL, I had found him numerous tenants, and even prevented neighbours from making complaints.

Then someone threw a brick threw my window, I think someone drunk exiting the park next to my home, the landlords manager wanted me to pay for it, which I felt was totally unreasonable, so they paid for it.  The following summer, my first rent increase.

Only one summer since then rent was frozen, the rest were on average double inflation.

Since then I have had issues that would be difficult to ignore. So were reported.

1 - Ceiling collapsed in kitchen flooding my kitchen, lost about £100 orth of stuff which I had to pay for.  Took them circa 3 months to remedy, whilst I had to carry on paying full rent, and lost power to flat twice. 

2 - Boiler has broken down dozens of times.

3 - Water leaks mostly in bathroom, which flooded the bathroom. 

The windows I actually didnt report, what happened there is my area is now selective licensing, the council has stated its for anti social tenants, but my LL started panicking and decide to improve the appearance of his properties, someone was sent round to work on the windows, and then it was reported to me was a large gap in one of the pieces of glass I hadnt noticed, the frame had rotted away and it slid down.  This then brought my attention to it, and I seen they were really rotting away.  Lots of wood dust.  There was a Frankenstein job done on the windows to improve them, but my bedroom one's are not yet done.  Handy man claims he advised for PVC to be fitted and was overruled.

However recently I checked up when Osborne did those nonsensical S24 changes.   since it was mentioned in discussions it suddenly entered my mind was, it around when my rent started going up.

Turns out the law was changed in 2015, by coincidence around the time my rent started shooting up, so I think me reporting that brick through the window was just coincidental.

In terms of my relationship with my LL, I have his direct number, tenants no longer get it, he has massively expanded his property empire, has an entire office full of staff now, if I do ring him, its a quick "I am busy ring the office".  One occasion he did step in when it was obvious his staff were been really stupid though.  Another occasion I had left my keys 100s of miles away and was a Sunday, he answered and told the security guard at his offices to let me in and no fees for it. So I do expect if there was a proper rational conversation, things would be better, but he has moved on from talking to people like me directly.

I still remember the day I went to collect the keys for this flat on a Sunday, rang him, told him I was at his place, 20 minutes later rolls up in a sports car, gives me the keys and was off again.

--

Now on to a point I noticed you raised in regards to your discrimination of tenants.  Why would you put UC tenants at the bottom of the pile because of the reform? S21 isnt required for eviction on non payment of rent, S8 exists for that, and it would be wrong to assume anyone on UC is more likely to break the terms of your tenancy agreement, legally thats actually discrimination and will be against the law post the reform, so a LL you need to be aware of that.

I have been with my LL across 2 properties for 19 years, for 5 of those years I was on housing benefits, it didnt make me a bad tenant.  So your comment seems to indicate a form of reprisal rather than a rational understanding of what the reform is.

Therefore we will be selling within the next two years.  Hopefully our tenants will buy it, but if they don't want to or can't, then reluctantly we will have to evict them.

You won’t be able to that’s the point.

You could try selling with a tenant in but that’s going to be very hard

Someone more knowledgeable* will correct me if I'm wrong but I'm sure I read that adjustments/provisions will be made S8 to allow landlords to evict if they are selling.

*Not Chris from YouTube 

theartfullodger

Yellowsub2000 said:

BungalowBel said:

MultiFuelBurner said:

Chrysalis said:

MultiFuelBurner said:

Chrysalis said:

MultiFuelBurner said:

Chrysalis said:

ProDave said:

Yellowsub2000 said:

LegallyLandlord said:

Here’s a blog post about what the potential abolition of s21 means for landlords and renters alike. 

https://theindependentlandlord.com/section-21-abolition/

ending the abuse of “no fault”, or Section 21, evictions – a move that has wide support. Unscrupulous landlords have used the prospect of Section 21 to intimidate tenants into accepting substandard conditions – from damp and mould to other health hazards – or face losing their homes altogether.

There is a HUGE problem with the UK's old substandard housing stock.  I grew up as a child in an uninsulated 1930's house.  Condensation on the windows and in some places on the walls was considered normal, that was just how it was.  The laws of physics say moisture in the air, particularly if the house is cold, will condense on a cold surface.

Move on 50 years, cold damp and mouldy houses are no longer acceptable to tenants.  But physics has not changed, and most of these houses while they may have been "modernised" little if anything has been done to improve the fabric of the building so the same problems will be there.  You can keep on top of it by heating the property well enough and ventilating it properly and taking care with your lifestyle to minimise the moisture in the air.  But a poor tenant who can't afford to put the heating on much if at all, and who turns off the bathroom fan because it is too noisy and hangs the washing inside to dry because they can;t afford to use a tumble dryer etc will have damp issues in an old house.

These properties with mould and out of date insulation still exist, I  live in one of them, the windows are so bad, my landlord has been getting someone to pull out parts of the wooden frame that have rotted away too much and drill on new bits of wood in place, all that effort to avoid fitting PVC.

LLs dont need to sell because of this, because the EPC rules dont get actively enforced.

Only last week I pulled out some moss growing on the inside of my window.

And you put up with this state of affairs because..............

What are the reasons?

You seen the state of the rental market?

If I moved to another rental I am looking at an extra 30% minimal and a gamble on a new landlord, whilst this one is at least stable and have lived here for circa 17 years.

My sister's experience was she lived in nicer properties but had to move almost every year due to constant S21s.

Looking to move to somewhere i own, but the deposit demands are obscene.  Saving up for that.  Once I have the deposit I will buy somewhere.

Yes we know it well from a LL's perspective and for us and the changes with rent reform that are coming in 2024 means that any property that comes up for rent we will be very selective on our tenants and that means sadly those on UC and housing benefit go to the bottom of the pile, having had a very good relationship with the local council before we cannot take that chance in our new business plan.

Back to your situation so you feel you couldn't have an honest conversation with your LL about the issues in your property in fear they will S21 or pop rent up to cover the cost of repairs?

I do fear if I push hard on issues I will get a no fault eviction yes.

One summer I did try to negotiate rent, and I was cut off mid sentence, not even 5 seconds had passed with a "well you can leave by the date we gave you if you dont like it" which suggested if I carried on they would have made it official with a S21.

If I move somewhere more expensive, it just makes it take longer to buy somewhere as even more is going on rent and I risk been moved on very quickly.

However the banning of S21 does change this somewhat, as a LL wouldnt be able to move me on just because they felt like it.  Plus I would be able to raise issues more, however raising issues more does still risk the rent been increased further as a means to discourage me.

My first 10 years or so were no rent increases at all, during this time period I reported practically no problems.  At the time i moved in the windows were in better condition, boiler was working properly, pipes hadnt yet corroded.  I also was on very good terms with my LL, I had found him numerous tenants, and even prevented neighbours from making complaints.

Then someone threw a brick threw my window, I think someone drunk exiting the park next to my home, the landlords manager wanted me to pay for it, which I felt was totally unreasonable, so they paid for it.  The following summer, my first rent increase.

Only one summer since then rent was frozen, the rest were on average double inflation.

Since then I have had issues that would be difficult to ignore. So were reported.

1 - Ceiling collapsed in kitchen flooding my kitchen, lost about £100 orth of stuff which I had to pay for.  Took them circa 3 months to remedy, whilst I had to carry on paying full rent, and lost power to flat twice. 

2 - Boiler has broken down dozens of times.

3 - Water leaks mostly in bathroom, which flooded the bathroom. 

The windows I actually didnt report, what happened there is my area is now selective licensing, the council has stated its for anti social tenants, but my LL started panicking and decide to improve the appearance of his properties, someone was sent round to work on the windows, and then it was reported to me was a large gap in one of the pieces of glass I hadnt noticed, the frame had rotted away and it slid down.  This then brought my attention to it, and I seen they were really rotting away.  Lots of wood dust.  There was a Frankenstein job done on the windows to improve them, but my bedroom one's are not yet done.  Handy man claims he advised for PVC to be fitted and was overruled.

However recently I checked up when Osborne did those nonsensical S24 changes.   since it was mentioned in discussions it suddenly entered my mind was, it around when my rent started going up.

Turns out the law was changed in 2015, by coincidence around the time my rent started shooting up, so I think me reporting that brick through the window was just coincidental.

In terms of my relationship with my LL, I have his direct number, tenants no longer get it, he has massively expanded his property empire, has an entire office full of staff now, if I do ring him, its a quick "I am busy ring the office".  One occasion he did step in when it was obvious his staff were been really stupid though.  Another occasion I had left my keys 100s of miles away and was a Sunday, he answered and told the security guard at his offices to let me in and no fees for it. So I do expect if there was a proper rational conversation, things would be better, but he has moved on from talking to people like me directly.

I still remember the day I went to collect the keys for this flat on a Sunday, rang him, told him I was at his place, 20 minutes later rolls up in a sports car, gives me the keys and was off again.

--

Now on to a point I noticed you raised in regards to your discrimination of tenants.  Why would you put UC tenants at the bottom of the pile because of the reform? S21 isnt required for eviction on non payment of rent, S8 exists for that, and it would be wrong to assume anyone on UC is more likely to break the terms of your tenancy agreement, legally thats actually discrimination and will be against the law post the reform, so a LL you need to be aware of that.

I have been with my LL across 2 properties for 19 years, for 5 of those years I was on housing benefits, it didnt make me a bad tenant.  So your comment seems to indicate a form of reprisal rather than a rational understanding of what the reform is.

Therefore we will be selling within the next two years.  Hopefully our tenants will buy it, but if they don't want to or can't, then reluctantly we will have to evict them.

You won’t be able to that’s the point.

You could try selling with a tenant in but that’s going to be very hard

Rubbish, it's easy.

I bought one.  As did one of my sons. Exactly what difficulty in selling do you foresee please?  i.e. tell us of one that is (your words) "very difficult" please. Selling at a lower price is dead easy..

ProDave

theartfullodger said:

Yellowsub2000 said:

BungalowBel said:

MultiFuelBurner said:

Chrysalis said:

MultiFuelBurner said:

Chrysalis said:

MultiFuelBurner said:

Chrysalis said:

ProDave said:

Yellowsub2000 said:

LegallyLandlord said:

Here’s a blog post about what the potential abolition of s21 means for landlords and renters alike. 

https://theindependentlandlord.com/section-21-abolition/

ending the abuse of “no fault”, or Section 21, evictions – a move that has wide support. Unscrupulous landlords have used the prospect of Section 21 to intimidate tenants into accepting substandard conditions – from damp and mould to other health hazards – or face losing their homes altogether.

There is a HUGE problem with the UK's old substandard housing stock.  I grew up as a child in an uninsulated 1930's house.  Condensation on the windows and in some places on the walls was considered normal, that was just how it was.  The laws of physics say moisture in the air, particularly if the house is cold, will condense on a cold surface.

Move on 50 years, cold damp and mouldy houses are no longer acceptable to tenants.  But physics has not changed, and most of these houses while they may have been "modernised" little if anything has been done to improve the fabric of the building so the same problems will be there.  You can keep on top of it by heating the property well enough and ventilating it properly and taking care with your lifestyle to minimise the moisture in the air.  But a poor tenant who can't afford to put the heating on much if at all, and who turns off the bathroom fan because it is too noisy and hangs the washing inside to dry because they can;t afford to use a tumble dryer etc will have damp issues in an old house.

These properties with mould and out of date insulation still exist, I  live in one of them, the windows are so bad, my landlord has been getting someone to pull out parts of the wooden frame that have rotted away too much and drill on new bits of wood in place, all that effort to avoid fitting PVC.

LLs dont need to sell because of this, because the EPC rules dont get actively enforced.

Only last week I pulled out some moss growing on the inside of my window.

And you put up with this state of affairs because..............

What are the reasons?

You seen the state of the rental market?

If I moved to another rental I am looking at an extra 30% minimal and a gamble on a new landlord, whilst this one is at least stable and have lived here for circa 17 years.

My sister's experience was she lived in nicer properties but had to move almost every year due to constant S21s.

Looking to move to somewhere i own, but the deposit demands are obscene.  Saving up for that.  Once I have the deposit I will buy somewhere.

Yes we know it well from a LL's perspective and for us and the changes with rent reform that are coming in 2024 means that any property that comes up for rent we will be very selective on our tenants and that means sadly those on UC and housing benefit go to the bottom of the pile, having had a very good relationship with the local council before we cannot take that chance in our new business plan.

Back to your situation so you feel you couldn't have an honest conversation with your LL about the issues in your property in fear they will S21 or pop rent up to cover the cost of repairs?

I do fear if I push hard on issues I will get a no fault eviction yes.

One summer I did try to negotiate rent, and I was cut off mid sentence, not even 5 seconds had passed with a "well you can leave by the date we gave you if you dont like it" which suggested if I carried on they would have made it official with a S21.

If I move somewhere more expensive, it just makes it take longer to buy somewhere as even more is going on rent and I risk been moved on very quickly.

However the banning of S21 does change this somewhat, as a LL wouldnt be able to move me on just because they felt like it.  Plus I would be able to raise issues more, however raising issues more does still risk the rent been increased further as a means to discourage me.

My first 10 years or so were no rent increases at all, during this time period I reported practically no problems.  At the time i moved in the windows were in better condition, boiler was working properly, pipes hadnt yet corroded.  I also was on very good terms with my LL, I had found him numerous tenants, and even prevented neighbours from making complaints.

Then someone threw a brick threw my window, I think someone drunk exiting the park next to my home, the landlords manager wanted me to pay for it, which I felt was totally unreasonable, so they paid for it.  The following summer, my first rent increase.

Only one summer since then rent was frozen, the rest were on average double inflation.

Since then I have had issues that would be difficult to ignore. So were reported.

1 - Ceiling collapsed in kitchen flooding my kitchen, lost about £100 orth of stuff which I had to pay for.  Took them circa 3 months to remedy, whilst I had to carry on paying full rent, and lost power to flat twice. 

2 - Boiler has broken down dozens of times.

3 - Water leaks mostly in bathroom, which flooded the bathroom. 

The windows I actually didnt report, what happened there is my area is now selective licensing, the council has stated its for anti social tenants, but my LL started panicking and decide to improve the appearance of his properties, someone was sent round to work on the windows, and then it was reported to me was a large gap in one of the pieces of glass I hadnt noticed, the frame had rotted away and it slid down.  This then brought my attention to it, and I seen they were really rotting away.  Lots of wood dust.  There was a Frankenstein job done on the windows to improve them, but my bedroom one's are not yet done.  Handy man claims he advised for PVC to be fitted and was overruled.

However recently I checked up when Osborne did those nonsensical S24 changes.   since it was mentioned in discussions it suddenly entered my mind was, it around when my rent started going up.

Turns out the law was changed in 2015, by coincidence around the time my rent started shooting up, so I think me reporting that brick through the window was just coincidental.

In terms of my relationship with my LL, I have his direct number, tenants no longer get it, he has massively expanded his property empire, has an entire office full of staff now, if I do ring him, its a quick "I am busy ring the office".  One occasion he did step in when it was obvious his staff were been really stupid though.  Another occasion I had left my keys 100s of miles away and was a Sunday, he answered and told the security guard at his offices to let me in and no fees for it. So I do expect if there was a proper rational conversation, things would be better, but he has moved on from talking to people like me directly.

I still remember the day I went to collect the keys for this flat on a Sunday, rang him, told him I was at his place, 20 minutes later rolls up in a sports car, gives me the keys and was off again.

--

Now on to a point I noticed you raised in regards to your discrimination of tenants.  Why would you put UC tenants at the bottom of the pile because of the reform? S21 isnt required for eviction on non payment of rent, S8 exists for that, and it would be wrong to assume anyone on UC is more likely to break the terms of your tenancy agreement, legally thats actually discrimination and will be against the law post the reform, so a LL you need to be aware of that.

I have been with my LL across 2 properties for 19 years, for 5 of those years I was on housing benefits, it didnt make me a bad tenant.  So your comment seems to indicate a form of reprisal rather than a rational understanding of what the reform is.

Therefore we will be selling within the next two years.  Hopefully our tenants will buy it, but if they don't want to or can't, then reluctantly we will have to evict them.

You won’t be able to that’s the point.

You could try selling with a tenant in but that’s going to be very hard

Rubbish, it's easy.

I bought one.  As did one of my sons. Exactly what difficulty in selling do you foresee please?  i.e. tell us of one that is (your words) "very difficult" please. Selling at a lower price is dead easy..

Selling with a tenant will no doubt sell for a lower price than vacant possession, as your market is limited to landlords who want to continue to let it.

How much did you pay for your rental property with tenant in place compared to what an otherwise identical house would have sold for with vacant possession please?

There may be some properties like my own, that is unusually large as a rental and many landlords might consider the yield is poor for the capital invested so the value with tenant might be significantly under vacant possession value.

user1977

BungalowBel said:

BikingBud said:

BungalowBel said:

[Deleted User] said:

This is good news. Landlords can't be trusted with no fault evictions.

It will take time but as they leave the market better landlords will take up, and prices will fall so renters can buy.

Combined with 100% mortgages accounting for rent payments, hopefully many will be able to buy the place they are already in at a nice discount.

Landlords like me will just sell up.  I am a good landlord who complies with all the legislation.  It will be landlords like me who suffer from these new rules.  If I can't get my property back for eighteen months  because a tenant won't leave, then I would rather not take the risk of renting it out.

Rogue landlords don't comply with the legislation anyway so new legislation won't make any difference to them.

But if you are a good landlord and happy providing a service for a fair rent what do you feel will changes that you feel the need to get your house back urgently?

My worry is, that with legislation changing so fast, that there will come a time when I won't be able to get my flat back under ANY (or very restricted) circumstances.

What's given you that idea? This is the first significant change to principles since s.21 came into force in - what, 1988? New laws every 35 years or so doesn't seem particularly fast to me.

Who's proposing to row things back even further?

ProDave

user1977 said:

BungalowBel said:

BikingBud said:

BungalowBel said:

[Deleted User] said:

This is good news. Landlords can't be trusted with no fault evictions.

It will take time but as they leave the market better landlords will take up, and prices will fall so renters can buy.

Combined with 100% mortgages accounting for rent payments, hopefully many will be able to buy the place they are already in at a nice discount.

Landlords like me will just sell up.  I am a good landlord who complies with all the legislation.  It will be landlords like me who suffer from these new rules.  If I can't get my property back for eighteen months  because a tenant won't leave, then I would rather not take the risk of renting it out.

Rogue landlords don't comply with the legislation anyway so new legislation won't make any difference to them.

But if you are a good landlord and happy providing a service for a fair rent what do you feel will changes that you feel the need to get your house back urgently?

My worry is, that with legislation changing so fast, that there will come a time when I won't be able to get my flat back under ANY (or very restricted) circumstances.

What's given you that idea? This is the first significant change to principles since s.21 came into force in - what, 1988? New laws every 35 years or so doesn't seem particularly fast to me.

Who's proposing to row things back even further?

Well in Scotland this is far from the first change since 1988, we have had compulsory LL registration, compulsory smoke alarms, EICR's legionairs risk assesment, minimum EPC requirements, giving tenants a right to a rent holiday during Covid (no compensation for landlords still paying a mortgage) rent rise cap and (supposedly) temporary ban on evictions due to cost of living crisis etc.

England, take note of where it has already gone in Scotland.

So one of the many reasons I am exiting the business is I can't help thinking "what next"?

Then there are all the changes in tax rules so a lot of what was allowable expenses no longer are, so more income tax to pay.

Bit by bit, it is becoming a hostile market to try and operate in.

user1977

ProDave said:

user1977 said:

BungalowBel said:

BikingBud said:

BungalowBel said:

[Deleted User] said:

This is good news. Landlords can't be trusted with no fault evictions.

It will take time but as they leave the market better landlords will take up, and prices will fall so renters can buy.

Combined with 100% mortgages accounting for rent payments, hopefully many will be able to buy the place they are already in at a nice discount.

Landlords like me will just sell up.  I am a good landlord who complies with all the legislation.  It will be landlords like me who suffer from these new rules.  If I can't get my property back for eighteen months  because a tenant won't leave, then I would rather not take the risk of renting it out.

Rogue landlords don't comply with the legislation anyway so new legislation won't make any difference to them.

But if you are a good landlord and happy providing a service for a fair rent what do you feel will changes that you feel the need to get your house back urgently?

My worry is, that with legislation changing so fast, that there will come a time when I won't be able to get my flat back under ANY (or very restricted) circumstances.

What's given you that idea? This is the first significant change to principles since s.21 came into force in - what, 1988? New laws every 35 years or so doesn't seem particularly fast to me.

Who's proposing to row things back even further?

Well in Scotland this is far from the first change since 1988, we have had compulsory LL registration, compulsory smoke alarms, EICR's legionairs risk assesment, minimum EPC requirements, giving tenants a right to a rent holiday during Covid (no compensation for landlords still paying a mortgage) rent rise cap and (supposedly) temporary ban on evictions due to cost of living crisis etc.

Yes, but none of those is anywhere near as significant as removing no-fault evictions. And I haven't heard of any serious proposals to push things further in Scotland - even the current eviction moratorium has a bunch of exceptions to it, in particular where the tenant is in breach.

theartfullodger

No fault eviction was abolished in Scotland for new tenancies some years ago.

MultiFuelBurner

ProDave said:

user1977 said:

BungalowBel said:

BikingBud said:

BungalowBel said:

[Deleted User] said:

This is good news. Landlords can't be trusted with no fault evictions.

It will take time but as they leave the market better landlords will take up, and prices will fall so renters can buy.

Combined with 100% mortgages accounting for rent payments, hopefully many will be able to buy the place they are already in at a nice discount.

Landlords like me will just sell up.  I am a good landlord who complies with all the legislation.  It will be landlords like me who suffer from these new rules.  If I can't get my property back for eighteen months  because a tenant won't leave, then I would rather not take the risk of renting it out.

Rogue landlords don't comply with the legislation anyway so new legislation won't make any difference to them.

But if you are a good landlord and happy providing a service for a fair rent what do you feel will changes that you feel the need to get your house back urgently?

My worry is, that with legislation changing so fast, that there will come a time when I won't be able to get my flat back under ANY (or very restricted) circumstances.

What's given you that idea? This is the first significant change to principles since s.21 came into force in - what, 1988? New laws every 35 years or so doesn't seem particularly fast to me.

Who's proposing to row things back even further?

Well in Scotland this is far from the first change since 1988, we have had compulsory LL registration, compulsory smoke alarms, EICR's legionairs risk assesment, minimum EPC requirements, giving tenants a right to a rent holiday during Covid (no compensation for landlords still paying a mortgage) rent rise cap and (supposedly) temporary ban on evictions due to cost of living crisis etc.

England, take note of where it has already gone in Scotland.

So one of the many reasons I am exiting the business is I can't help thinking "what next"?

Then there are all the changes in tax rules so a lot of what was allowable expenses no longer are, so more income tax to pay.

Bit by bit, it is becoming a hostile market to try and operate in.

How many properties do you rent out if you don't mind me asking?