1 million additional renter's to be made homeless(evicted)?

MultiFuelBurner

noitsnotme said:

Yellowsub2000 said:

BungalowBel said:

I really don't want to give good tenants notice unless it is absolutely necessary.

There will be no provision at all for giving tenants notice once the legislation come in.

A LL can’t give notice at all.

Wrong again…

”Recognising that landlords’ circumstances can change, we will introduce a new ground

for landlords who wish to sell their property and allow landlords and their close family members to move into a rental property. We will not allow the use of these grounds in the first six months of a tenancy, replicating the existing restrictions on when Section 21 can be used. This will provide security to tenants while ensuring landlords have flexibility to respond to changes in their personal circumstances.”

Plus improvements for the landlords…

”Landlords have raised concerns that some tenants pay off a small amount of arrears – taking them just below the mandatory repossession threshold of two months’ arrears (which must be demonstrated both at time of serving notice and hearing) - to avoid eviction at a court hearing. Where tenants do this repeatedly it represents an unfair financial burden on landlords in lost rent and court costs and indicates that a tenancy may be unsustainable for a tenant. We will introduce a new mandatory ground for repeated serious arrears. Eviction will be mandatory where a tenant has been in at least two months’ rent arrears three times within the previous three years, regardless of the arrears balance at hearing. This supports landlords facing undue burdens, while making sure that tenants with longstanding tenancies are not evicted due to one-off financial shocks that occur years apart.”

…and…

”In cases of criminal behaviour or serious antisocial behaviour, we will lower the notice period for the existing mandatory eviction ground”

https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/1083378/A_fairer_private_rented_sector_web_accessible.pdf

This is all looking a great step forward for the good landlords and good tenants.  What’s not to like 👍 

I can see this being used a lot.

To get trouble tenants out say family will rent and provide an AST contract allowing them to sublet🤔 (not thought this one through but pondering it lol)

The wife and I are having a break I will be moving into the property😂

MobileSaver

BungalowBel said:

noitsnotme said:

BungalowBel said:

noitsnotme said:

BungalowBel said:

noitsnotme said:

Yellowsub2000 said:

So you don’t disagree with my assessment of how the rents and ombudsman system will work

it sounds like you are frustrated and unhappy maybe you should go see someone about that?

I mean this with all sincerity life is too short to be all bitter and twisted 

better to be happy 😁

Well yes I do disagree, you’re wrong about how the ombudsman will deal with rent disputes.   This is what I’ve posted on the other thread…

According to government page I have already quoted several times, the ombudsman won’t manage rent disputes.  That will remain the responsibility of the courts.…

”The First-tier Tribunal is part of the courts system. Disputes which will still require judgments from the First-tier Tribunal include rent disputes, appeals by landlords against financial penalties imposed by local councils and applications to recover prohibited fees under the Tenant Fees Act.”

Here’s the link (again!) https://www.gov.uk/guidance/private-rented-sector-ombudsman-renters-reform-bill

I’m certainly not bitter and twisted.  All these changes are great for good landlords like me.  I’ll be able to purchase more properties at cut down prices and I’ll be able to charge higher rents for the best tenants out there.  No mortgages will mean no worries about interest rates and no worries about void periods.  It’s all looking rather rosy from where I’m sitting.

Do you really think there is not a problem for good  landlords with a single property with no mortgage (genuine question)?

I know there probably isn't with the forthcoming legislation.  I just think it might be the start of the slippery slope and I am worried about finding myself in a position with future legislation where I can't get my property back.

Maybe I am worrying about nothing?

I think that comes down to personal approach to risk.  With a single property and no mortgage, you have no worries about interest rates.  Voids could be a problem if you rely on the rental income to supplement your main source of income.

The new legislation to remove so called “no fault evictions” already proposes that landlords will be able to get their properties back if they want to sell it which is the most likely reason for a single property landlord to want theirs back.  So you should be safe there.

The new ombudsman service proposes that all landlords will be required by law to sign up and will have to pay a small joining fee.  If you’re a good landlord you should have no further interaction with the ombudsman.

It’s the bad landlords that I believe are a minority that will suffer and rightly so.

Ignore some of the posters here who post with little to no evidence to support most of their outrageous claims.

Thanks for your reply.  My husband and I are still considering what to do.  The rental income is nice, but we could manage without it.  

Maybe we should do nothing at the moment and sell it if and when our present  tenants leave of their own accord, which I think they will when their child is older, as I think they will want a place with a garden.

I really don't want to give good tenants notice unless it is absolutely necessary.

That sounds like a reasonable approach.  As you could manage without the rent, there’s no real need to raise it.  It’s probably worth keeping decent tenants until they’re ready to leave and then make a decision to sell or not at that point.

2 lots of our tenants have both been in place for over 4 years.  We have not increased the rent at all in that time, even through the recent interest rate rises.  They’re both great tenants who look after the properties like it’s their own, so it seems daft to potentially have them leave by raising rents.  Like you, we don’t need the rental income for day to day living (it’s just increasing the pension war chest) so in our situation both tenants and landlord are winners.

Our tenants have been in about four years.  We raised the rent by £35 pcm this year, which they happily accepted - mainly so we don't fall too far behind the market rent (although we are still lower).

I do think this is the correct approach. I'm not a landlord but if I was I'd raise rents every single year (assuming everything else was going up) but just by a small amount. The risk otherwise, as you rightly identify, is that as the years pass the rent becomes so out of kilter with market rates and your costs that one day you end up having to raise the rent substantially all in one hit, to the detriment of both you and the tenant.

housebuyer143

Yellowsub2000 said:

Yellowsub2000 said:

[Deleted User] said:

Hopefully this will drive prices down so people can buy.

Prices will go down a lot but so will cost of borrowing 


once interest rates go over 6% and back to normal levels property prices will also correct to normal levels where they should be in relation to earnings

6 or 7% is just going back to normal that’s all.


it’s the extreme low interest rates that have been so unusual and why property went up so much more than everything else. Now everything else will go up to match property this is the correction 


Moving homes with Charlie says he predicts average of 10% inflation over next 5 years and average house prices will be about the same as they are now by then. This is a 50% crash in relation to everything else

Houses not keeping up with inflation is not in anyway a crash. Many things don't keep up with inflation such as wages, so houses increasing less than inflation is good for people who want to buy.

[Deleted User]

MobileSaver said:

BungalowBel said:

noitsnotme said:

BungalowBel said:

noitsnotme said:

BungalowBel said:

noitsnotme said:

Yellowsub2000 said:

So you don’t disagree with my assessment of how the rents and ombudsman system will work

it sounds like you are frustrated and unhappy maybe you should go see someone about that?

I mean this with all sincerity life is too short to be all bitter and twisted 

better to be happy 😁

Well yes I do disagree, you’re wrong about how the ombudsman will deal with rent disputes.   This is what I’ve posted on the other thread…

According to government page I have already quoted several times, the ombudsman won’t manage rent disputes.  That will remain the responsibility of the courts.…

”The First-tier Tribunal is part of the courts system. Disputes which will still require judgments from the First-tier Tribunal include rent disputes, appeals by landlords against financial penalties imposed by local councils and applications to recover prohibited fees under the Tenant Fees Act.”

Here’s the link (again!) https://www.gov.uk/guidance/private-rented-sector-ombudsman-renters-reform-bill

I’m certainly not bitter and twisted.  All these changes are great for good landlords like me.  I’ll be able to purchase more properties at cut down prices and I’ll be able to charge higher rents for the best tenants out there.  No mortgages will mean no worries about interest rates and no worries about void periods.  It’s all looking rather rosy from where I’m sitting.

Do you really think there is not a problem for good  landlords with a single property with no mortgage (genuine question)?

I know there probably isn't with the forthcoming legislation.  I just think it might be the start of the slippery slope and I am worried about finding myself in a position with future legislation where I can't get my property back.

Maybe I am worrying about nothing?

I think that comes down to personal approach to risk.  With a single property and no mortgage, you have no worries about interest rates.  Voids could be a problem if you rely on the rental income to supplement your main source of income.

The new legislation to remove so called “no fault evictions” already proposes that landlords will be able to get their properties back if they want to sell it which is the most likely reason for a single property landlord to want theirs back.  So you should be safe there.

The new ombudsman service proposes that all landlords will be required by law to sign up and will have to pay a small joining fee.  If you’re a good landlord you should have no further interaction with the ombudsman.

It’s the bad landlords that I believe are a minority that will suffer and rightly so.

Ignore some of the posters here who post with little to no evidence to support most of their outrageous claims.

Thanks for your reply.  My husband and I are still considering what to do.  The rental income is nice, but we could manage without it.  

Maybe we should do nothing at the moment and sell it if and when our present  tenants leave of their own accord, which I think they will when their child is older, as I think they will want a place with a garden.

I really don't want to give good tenants notice unless it is absolutely necessary.

That sounds like a reasonable approach.  As you could manage without the rent, there’s no real need to raise it.  It’s probably worth keeping decent tenants until they’re ready to leave and then make a decision to sell or not at that point.

2 lots of our tenants have both been in place for over 4 years.  We have not increased the rent at all in that time, even through the recent interest rate rises.  They’re both great tenants who look after the properties like it’s their own, so it seems daft to potentially have them leave by raising rents.  Like you, we don’t need the rental income for day to day living (it’s just increasing the pension war chest) so in our situation both tenants and landlord are winners.

Our tenants have been in about four years.  We raised the rent by £35 pcm this year, which they happily accepted - mainly so we don't fall too far behind the market rent (although we are still lower).

I do think this is the correct approach. I'm not a landlord but if I was I'd raise rents every single year (assuming everything else was going up) but just by a small amount. The risk otherwise, as you rightly identify, is that as the years pass the rent becomes so out of kilter with market rates and your costs that one day you end up having to raise the rent substantially all in one hit, to the detriment of both you and the tenant.

Fortunately people will be able to reject your rent increases and you won't be able to evict them. Over time the value of the rent decreases, allowing them to rent into retirement, or encouraging the LL to sell at a greatly reduced price.

jimbog

[Deleted User] said:

MobileSaver said:

BungalowBel said:

noitsnotme said:

BungalowBel said:

noitsnotme said:

BungalowBel said:

noitsnotme said:

Yellowsub2000 said:

So you don’t disagree with my assessment of how the rents and ombudsman system will work

it sounds like you are frustrated and unhappy maybe you should go see someone about that?

I mean this with all sincerity life is too short to be all bitter and twisted 

better to be happy 😁

Well yes I do disagree, you’re wrong about how the ombudsman will deal with rent disputes.   This is what I’ve posted on the other thread…

According to government page I have already quoted several times, the ombudsman won’t manage rent disputes.  That will remain the responsibility of the courts.…

”The First-tier Tribunal is part of the courts system. Disputes which will still require judgments from the First-tier Tribunal include rent disputes, appeals by landlords against financial penalties imposed by local councils and applications to recover prohibited fees under the Tenant Fees Act.”

Here’s the link (again!) https://www.gov.uk/guidance/private-rented-sector-ombudsman-renters-reform-bill

I’m certainly not bitter and twisted.  All these changes are great for good landlords like me.  I’ll be able to purchase more properties at cut down prices and I’ll be able to charge higher rents for the best tenants out there.  No mortgages will mean no worries about interest rates and no worries about void periods.  It’s all looking rather rosy from where I’m sitting.

Do you really think there is not a problem for good  landlords with a single property with no mortgage (genuine question)?

I know there probably isn't with the forthcoming legislation.  I just think it might be the start of the slippery slope and I am worried about finding myself in a position with future legislation where I can't get my property back.

Maybe I am worrying about nothing?

I think that comes down to personal approach to risk.  With a single property and no mortgage, you have no worries about interest rates.  Voids could be a problem if you rely on the rental income to supplement your main source of income.

The new legislation to remove so called “no fault evictions” already proposes that landlords will be able to get their properties back if they want to sell it which is the most likely reason for a single property landlord to want theirs back.  So you should be safe there.

The new ombudsman service proposes that all landlords will be required by law to sign up and will have to pay a small joining fee.  If you’re a good landlord you should have no further interaction with the ombudsman.

It’s the bad landlords that I believe are a minority that will suffer and rightly so.

Ignore some of the posters here who post with little to no evidence to support most of their outrageous claims.

Thanks for your reply.  My husband and I are still considering what to do.  The rental income is nice, but we could manage without it.  

Maybe we should do nothing at the moment and sell it if and when our present  tenants leave of their own accord, which I think they will when their child is older, as I think they will want a place with a garden.

I really don't want to give good tenants notice unless it is absolutely necessary.

That sounds like a reasonable approach.  As you could manage without the rent, there’s no real need to raise it.  It’s probably worth keeping decent tenants until they’re ready to leave and then make a decision to sell or not at that point.

2 lots of our tenants have both been in place for over 4 years.  We have not increased the rent at all in that time, even through the recent interest rate rises.  They’re both great tenants who look after the properties like it’s their own, so it seems daft to potentially have them leave by raising rents.  Like you, we don’t need the rental income for day to day living (it’s just increasing the pension war chest) so in our situation both tenants and landlord are winners.

Our tenants have been in about four years.  We raised the rent by £35 pcm this year, which they happily accepted - mainly so we don't fall too far behind the market rent (although we are still lower).

I do think this is the correct approach. I'm not a landlord but if I was I'd raise rents every single year (assuming everything else was going up) but just by a small amount. The risk otherwise, as you rightly identify, is that as the years pass the rent becomes so out of kilter with market rates and your costs that one day you end up having to raise the rent substantially all in one hit, to the detriment of both you and the tenant.

Fortunately people will be able to reject your rent increases and you won't be able to evict them

That isn't true.

When a landlord needs to adjust rent, changes should be predictable and allow time for a tenant to consider their options. We will only allow increases to rent once per year

Yellowsub2000

Many LLs don’t go and fix things or sort problems out, they always delay and hope the problem will be forgotten about, or that the tenant will pay for it themselves 

This is the sort of thing the ombudsman will be good for next year.

many LLs don’t want to deal with pest control because it’s so expensive and they try to get out of it or do a cheap job.

next year they will face £25K fines 👏 

[Deleted User]

jimbog said:

[Deleted User] said:

MobileSaver said:

BungalowBel said:

noitsnotme said:

BungalowBel said:

noitsnotme said:

BungalowBel said:

noitsnotme said:

Yellowsub2000 said:

So you don’t disagree with my assessment of how the rents and ombudsman system will work

it sounds like you are frustrated and unhappy maybe you should go see someone about that?

I mean this with all sincerity life is too short to be all bitter and twisted 

better to be happy 😁

Well yes I do disagree, you’re wrong about how the ombudsman will deal with rent disputes.   This is what I’ve posted on the other thread…

According to government page I have already quoted several times, the ombudsman won’t manage rent disputes.  That will remain the responsibility of the courts.…

”The First-tier Tribunal is part of the courts system. Disputes which will still require judgments from the First-tier Tribunal include rent disputes, appeals by landlords against financial penalties imposed by local councils and applications to recover prohibited fees under the Tenant Fees Act.”

Here’s the link (again!) https://www.gov.uk/guidance/private-rented-sector-ombudsman-renters-reform-bill

I’m certainly not bitter and twisted.  All these changes are great for good landlords like me.  I’ll be able to purchase more properties at cut down prices and I’ll be able to charge higher rents for the best tenants out there.  No mortgages will mean no worries about interest rates and no worries about void periods.  It’s all looking rather rosy from where I’m sitting.

Do you really think there is not a problem for good  landlords with a single property with no mortgage (genuine question)?

I know there probably isn't with the forthcoming legislation.  I just think it might be the start of the slippery slope and I am worried about finding myself in a position with future legislation where I can't get my property back.

Maybe I am worrying about nothing?

I think that comes down to personal approach to risk.  With a single property and no mortgage, you have no worries about interest rates.  Voids could be a problem if you rely on the rental income to supplement your main source of income.

The new legislation to remove so called “no fault evictions” already proposes that landlords will be able to get their properties back if they want to sell it which is the most likely reason for a single property landlord to want theirs back.  So you should be safe there.

The new ombudsman service proposes that all landlords will be required by law to sign up and will have to pay a small joining fee.  If you’re a good landlord you should have no further interaction with the ombudsman.

It’s the bad landlords that I believe are a minority that will suffer and rightly so.

Ignore some of the posters here who post with little to no evidence to support most of their outrageous claims.

Thanks for your reply.  My husband and I are still considering what to do.  The rental income is nice, but we could manage without it.  

Maybe we should do nothing at the moment and sell it if and when our present  tenants leave of their own accord, which I think they will when their child is older, as I think they will want a place with a garden.

I really don't want to give good tenants notice unless it is absolutely necessary.

That sounds like a reasonable approach.  As you could manage without the rent, there’s no real need to raise it.  It’s probably worth keeping decent tenants until they’re ready to leave and then make a decision to sell or not at that point.

2 lots of our tenants have both been in place for over 4 years.  We have not increased the rent at all in that time, even through the recent interest rate rises.  They’re both great tenants who look after the properties like it’s their own, so it seems daft to potentially have them leave by raising rents.  Like you, we don’t need the rental income for day to day living (it’s just increasing the pension war chest) so in our situation both tenants and landlord are winners.

Our tenants have been in about four years.  We raised the rent by £35 pcm this year, which they happily accepted - mainly so we don't fall too far behind the market rent (although we are still lower).

I do think this is the correct approach. I'm not a landlord but if I was I'd raise rents every single year (assuming everything else was going up) but just by a small amount. The risk otherwise, as you rightly identify, is that as the years pass the rent becomes so out of kilter with market rates and your costs that one day you end up having to raise the rent substantially all in one hit, to the detriment of both you and the tenant.

Fortunately people will be able to reject your rent increases and you won't be able to evict them

That isn't true.

When a landlord needs to adjust rent, changes should be predictable and allow time for a tenant to consider their options. We will only allow increases to rent once per year

They can just go onto a monthly rolling contract and reject the increase.

Otherwise the landlord could just jack the rent as much as they liked.

The issue used to be getting evicted, but if no fault evictions are gone and simply not wanting to pay more is not a fault...

Sea_Shell

I feel for those executors, who will be left having to sort this all out after those that have a rental property as their "retirement plan" pass.*

True "accidental landlords" who will be left to sort it all out.

I hope those of you in that position, will leave your estate in good order for your executors and have appraised them of the obligations, that will one day fall to them.



*And not just because of the changes.

Simonon77

I imagine the ombudsmen will be totally snowed under with work and take forever to look into any case ( imagine how many tenants are going to complain to them rather than go through the agent or landlord ). Probably like most ombudsmen they will be toothless tigers who are completely useless at actually helping anyone.

MultiFuelBurner

Simonon77 said:

I imagine the ombudsmen will be totally snowed under with work and take forever to look into any case ( imagine how many tenants are going to complain to them rather than go through the agent or landlord ). Probably like most ombudsmen they will be toothless tigers who are completely useless at actually helping anyone.

I suspect it will end up being a delayed digital fault logging system (in all but name)

Delayed in the fact the ombudsman service.will.take 4-8 weeks to review a case. Then another 4 weeks to add additional information. Then depending on the issues 4-8 weeks to complete repairs.

Still good for getting rogue landlords to enact repairs but for good LL's that act within reasonable timescales no change to their business model.