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Editorial:

The ongoing recession and the squeeze on mortgage lending are producing something of a bonanza for cash-rich landlords – those able to secure low interest mortgages with a good deposit.

If you’re careful you can pick-up good properties at bargain basement prices, whilst being virtually guaranteed a solid income stream.

With rentals in high demand in most areas and social landlords and local authorities strapped for cash, landlords continue to be the main source of growth for housing provision in the UK.

The Private Rented Sector (PRS) has grown steadily from a low point of 6 to7% of UK residential housing stock by value in the 1990s to around 19% today, and this proportion is expected to be well over 20% by 2020.

Landlords have been pilloried by some recently as contributing to the present housing market troubles, but the facts are landlords, unlike the traditional social housing providers, have “come up with the housing goods”. They have now been emboldened by a secure income, with the prospect of long-term capital appreciation as a potential bonus, in a period when alternative cash investment yields are extremely low – non-existent if inflation and taxation is taken into account.

Contributing to the growth of the sector has been a large cohort of “accidental” or “reluctant” landlords, unable to sell their homes, some of whom have since come to realise the benefits of being a landlord investor and going on to build up a buy-to-let portfolio.

The downside risk is that during a recession the guaranteed income can come to an abrupt end if tenants either can’t or won’t pay the rent.

Good landlord self-management or using a good professional agent is crucial, and this is where many newbies fall down: anyone can let out a property but maintaining that crucial cash-flow and staying on the right side of the law takes experience and professionalism as a landlord or agent.

High demand, low supply and the inevitable rent increases are now resulting in louder and louder cries from some quarters for government to control rents and increase security of tenure.

There is a real danger of going back to the Rent Act era troubles. It beggars belief that a half century of proof that rent controls long-term work against tenants would be overturned in an instant by some well meaning but misguided MPs.

These measures would inevitably drive many landlords out of the market, many would run their properties down by neglecting repairs, as returns become uneconomic, and the end result would be even more housing shortages.

e-mail your comments to: editor@landlordzone.co.uk

Tom Entwistle, January 2012

This issue is sponsored by: Cover4LetProperty

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Editorial:

In these times of great economic uncertainty, coupled with the hardships of the approaching winter weather, landlords need more trouble like a hole in the head.
So paying attention to good property management: fire precautions, the subject of this Newsletter, freezing pipes and damp / condesation problems, the subject of our next issue, makes a great deal of sense.

Fire regs and risk assessments apply mainly to commercial and HMO landlords but everyone should be fire safety concious where tenants are concerned, if they want to head off trouble.

We’ve added a couple of useful resources to our LandlordZONE document downloads this month – one, a Cold Weather Letter, reminding tenants of the precautions needed to prevent bursts, and secondly a Condensation Letter which explains to tenants the causes of condensation and what to do to avoid it. Both these FREE resources can be downloaded here:

www.landlordzone.co.uk/agreements.htm

Since we started LandlordZONE back in 1999 we have had a policy of keeping direct e-mails to our member base to a minimum – usually one mail-out per month.
However, our advertisers increasingly favour direct e-mails, so in response to many requests we have decided to increase the frequency of our mail-outs in a strictly limited way.

We want to respect the privacy of our members, but at the same time keep advertisers happy – they are after all the “bread and butter” of a free resouce like ours.

We have therefore scheduled just 2 mails per week for 2012 – first a LandlordZONE Update which goes out around 11am every Tuesday morning and carries up to ten logo ad slots. This will Update members on new site content, news and latest Forum posts

Secondly, just one Solus Mail Shot (single company ad) per week on Thursday mornings, around 11am.

Have a great and trouble free Christmas!

e-mail your comments to: editor@landlordzone.co.uk

Tom Entwistle, December 2011

This issue is sponsored by: Cover4LetProperty

This LandlordZONE Newsletter is now available, in addition to the .pdf version, in digital-book format.

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The links to the journal are also posted at:
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Editorial:

Whilst the residential lettings market is holding up very well, with record rental demand in some areas, it’s a different story with commercial.

The VAT rise this year, a threat of future inflation, talks of interest rates rising, lack of consumer confidence, rising unemployment, falling house prices and continued absence of credit from banks are all be factors that will contribute to further falls in commercial property values within the retail, office and industrial sectors during 2011.

Anyone with commercial tenants who are struggling in this climate will be aware of what a torrid time commercial landlords are facing; and this is compounded by the coalition government’s refusal to continue the relief to full empty business rates conceeded at the tail end of the last government. See and sign this petition: http://tinyurl.com/3fqp6kk

Although the commercial property sector where private commercial landlords invest is small relative to residential, it is nevertheless a crucial part of the small business economy. In my view it is common sense that imposing a high empty rates burden on landlords in this sector, although raising revenue for government at this time of stringency, is leading to hardship, the demolition of perfectly good properties and is seriously discouraging investment and the refurbishment and development of property for businesses.

Events: If you are interested in improving your skills, knowledge and contacts in the rental property industry you should be coming to some or all of these events:

The Landlord & Letting Show, on this week at London Olympia – Wednesday 7th and Thursday 8th September 2011. Usually the busiest and in my opinion the best of all the landlord shows – it’s really worth a visit.

Camelot Vacant Property Conference in London – September 22, 2011 will offer delegates a comprehensive understanding of the relevant issues concerning vacant property protection and its management.

The Property Investor Show & OPP Live returns to ExCeL London for a 10th successive year ( 13-15 October 2011). This event attracts the largest audience of UK investors from around the world. Highly recommended.

e-mail your comments to: editor@landlordzone.co.uk

Tom Entwistle, September 2011

This issue is sponsored by: Cover4LetProperty

This LandlordZONE Newsletter is now available, in addition to the .pdf version, in digital-book format.

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The links to the journal are also posted at:
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http://www.landlordlog.com/

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Editorial:

The future is impossible to predict and more often than not forecasters get it wrong, but there seem to me some obvious factors which will have an impact on renting in the future: (1) structural changes to the jobs market (2) rising tuition fees, and (3) changes to benefits,

Whilst the Bank of England (Nov10 Inflation Report) expect the economic recovery to continue, despite inflation remaining well above target for at least another year, major risks remain with the global economy, the Euro-zone crises especially Ireland, and the main banks’ high loan indebtedness, which is keeping lending low.

The government will do all in its power to maintain interest rates at unprecedentedly low levels, knowing that many mortgage holders are extemely vulnerable to rate rises, and the desperate need to encourage business growth. If inflation were to take off the inevitable rate rises would kill off growth, put many borrowers under intolerable pressure, and lead to a double dip – too painful to contemplate.

Government plans for benefit reform and a rebalancing of the current 55% public / 45% private jobs split could lead to redundancies is some regions. As people start to take-up jobs previously considered below their expectations, slower than forecast population growth due to less immigration, and its high demand for rental accommodation, will likely result.

In the near future graduates will be leaving university with considerable debts, and high fliers who earn most will have to pay back, reducing considerably their disposable income. The nearly 50% of young people who go into universities represent the bulk of first-time buyers. The result is downward pressure on property prices in many regions, but conversely upward pressure on rents.

Whilst London house prices will almost certainly remain strong, those in the regions will probably decline further. But, as we have seen already in this recession, various demographic factors, coupled with some of the economic changes outlined here, mean that rental demand holds-up very well.

The proposed changes to benefits will inevitably put downward pressure on this one sector of the rental market, as something like £2bn is removed. But those operating in the sector will have no choice but to adapt.

With all these uncertainties, investing in rental property can still be profitable for those who selectively pick-up bargains and manage tenancies well.

Don’t miss the Landlord and Buy-to-Let Show NEC Birmingham Wed 17th and Thurs 18th Nov. Two days of free seminars and a hall packed with landlord exhibitors. This show incorporates the Landlord & Letting Suppliers Awards.

Tom Entwistle, October 2010

Content for the Sept / Oct 2010 LandlordZONE Newsletter has been provided by Inventory Specialists No Letting Go

This issue is sponsored by: Cover4LetProperty

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Editorial:

Looks like we’re going through another period of uncertainty, which is never good for markets.

Cuts on the way, and we will know a lot more about these and their projected impact over the next 4 years, on the 20th of October.

The banks are not out of the woods yet and the West’s usual economic powerhouse, the United States, is still in the doldrums, leading some to predict a double dip. This is also leading to speculation that the UK may yet need more economic stimulus and perhaps gentler phased-in cuts.

The uncertainty is affecting the housing market with one of its biggest recorded falls for many years in September. With the house-price to household-income ratio still 50% above its long-term average, and prices currently only around 6% off the 2007 peak bubble price, there could be yet further to fall?

But, it’s not all doom and gloom for investor landlords: as prices fall yields strengthen. With interest rates likely to remain low for some time and rental demand underpinned by many positive factors, rental incomes remain relatively safe. Individual cases may vary though if tenant redundancies are involved, and these could be substantial following the cuts.

In times like this, with manageable interest rates and good tenant demand, landlords need worry about one thing only – rental income. So long as you manage properties efficiently, maintaining positive cash flow, adding to your portfolio cautiously when the right buying opportunities arise, you’re on the right track.

James Williams relates his investing experiences in this newsletter from an article supplied by YourPropertyNetwork.co.uk. Buying 9 properties from a standing start in 3-years is not exactly slow in my eyes, but it’s a lot more cautions than those he cites who think they need 100s of properties in their portfolios. In times like these highly-geared portfolios on that scale can become a nightmare if they are not efficiently run.

We’re looking forward to two up-coming landlord investor events:

The Property Investor Show Thursday 14th to Sat 16th of October at the Excel Centre, London. Three days of seminars and a very large contingent of exhibitors for investors and landlords

The Landlord and Buy-to-Let Show at the NEC Birmingham Wed 17th and Thurs 18th of November. Two days of free seminars and a hall packed with landlord exhibitors. This show also incorporates the Landlord & Letting Suppliers Awards.

Tom Entwistle, October 2010

Content for the Sept / Oct 2010 LandlordZONE Newsletter has been provided by HMO specialist Matthew Moody

This issue is sponsored by: Cover4LetProperty

This LandlordZONE Newsletter is now available, in addition to the .pdf version, in digital-book format.

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Editorial:

Landlords can look forward to operating their businesses under a new coalition government regime, which is likely to be very different.

Whether this changes things for the better remains to be seen, but so far the signs are quite good.

We’ve been saying for some time now that the increasing red-tape and bureaucracy, either already effective or planned, by the outgoing government, was in the main detrimental to both business and to landlords.

Given the new coalition government’s stated aims of cutting red tape and reducing the deficit, the impact on landlords will be both positive and negative. Certainly, the abandoning of HIPs and the proposed landlords’ register, and a block on more red-tape is a very good start.

Good news for many will be the commitment to review the new Planning Use (class 4) regulations brought in by the out-going government, confirmation in the emergency Budget (see pages 10 & 11) that Furnished Holiday Let tax changes are to be cancelled, plus the better than expected Capital Gains Tax (CGT) changes.

However, landlords in London and the South East will be most affected by the proposed review of Housing Benefits, but it has to be acknowledged that there are some real anomalies in this very expensive scheme despite the introduction of a complex Local Housing Allowance (LHA) system.

Many landlords are still looking to invest as they appear to have largely weathered the storm; the economy and the housing market appear to have stabilised, interest rates remain low and rental demand is still strong and likely to remain so.

However, obtaining finance at the right price is very difficult and lenders criteria appears to be stacked against business portfolio landlords, favouring one-off buy-to-lets. As the economy struggles to recover, any further rise in unemployment will inevitably lead to more repossessions and tenant defaults – we are not out of the woods yet.

Despite earlier fears, the budget has been relatively kind to business and property investors. Whilst the VAT increase and increasing income tax through the freezing of allowances for 3-years will have their effects on activity generally, the rise in CGT for high rate tax payers to 28% should not have a great impact on investment.

The Avoid the Voids Webinar hosted by UPad which I took part in recently was highly successful (see Page 7) resulting in more of these events being planned in the near future.

Tom Entwistle – June 12010

Content provided by Legalhelpers Limited – www.legalhelpers.co.uk

Budget Analysis provided by: TWD Accountants – http://twdaccounts.co.uk

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Editorial:

Have the days of the amateur landlord really come to an end? Well, it’s certainly more difficult than it was to make landlording profitable, but it’s by no means impossible.

Being in one of the few remaining “cottage industries” – and likely to remain so given that lettings management does not scale-up in quite the same way as does retailing – the small guy can compete on equal terms with the big corporate investors.

How many councils or corporate managers will turn out immediately at 10pm on a Saturday evening to deal with a power cut, as I did only a few weeks ago?

Given the likely growth in the market over coming years the government (national and local) will increasingly encourage corporate and professional investment, but they must still rely to a very large extent on the Private Rented Sector (the small to medium sized landlording businesses) to satisfy demand and to supplement a much needed national housing pool.

Renting is a UK industry with a total asset value many times in excess of industries such as motors; it provides employment for up to 1m landlords, both part-time and full time, and a large army of letting agents and property managers.

Furthermore, private renting contributes so much to government objectives – a flexible and mobile work force and much needed accommodation to the immigrant and down-and-out population.

But, to remain viable, as in most walks of life in an advanced society such as ours, landlords must adapt and learn to be more professional in their approach to running their lettings businesses.
The industry is notoriously let down by a relatively small band of “cowboys” – those who flout the law and are largely ignorant of the rules and regulations which the more responsible in our industry follow to the letter.

It’s this band of irresponsibles that is largely the cause of the surge in legislation brought in or planned by the current government. Much of the recent legislation has been rushed and ill-thought through, plus some does not make sense in business terms.

Inevitably, it’s the law abiding that bear the brunt of the costs for all this; the reckless carry on in the same old way, largely unchallenged due to the lack of local government resources to interpret and enforce all the complex new legislation.

In this issue of the LandlordZONE Newsletter we take a look at some of the strategies landlords can use to improve the way they manage their lettings.

Avoiding voids is of course paramount for the average landlord as even short void periods when no rent is coming in and costs increase (insurance and coucil tax etc) can reduce the overall profitablity of the business dramatically.

This month’s Avoid-the-Voids Webinar – a new kind of meeting attendance where you can do so from the comfort of your own office or home, sat in front of your PC. The event is hosted by London based on-line lettings specialist Upad and chaired by the respected seminar speaker and editor of Property Investor News, Richard Bowser.

the UK’s largest online lettings agent	leading independent mortgage broker
the leading voice for landlords	essential reading for landlords
the UK’s independent landlord site	tenant eviction & debt recovery specialist
specialist landlord insurance	where property people share
- get your questions answered by our panel of buy-to-let experts: Ray Boulger John Charcol Alan Ward Residential Landlords Association Tom Entwistle LandlordZONE.co.uk James Davis Upad.co.uk with moderator Richard Bowser from Property Investor News

This LandlordZONE Newsletter is now available, in addition to the .pdf version, in digital-book format.

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Editorial:

We face uncertain times ahead, but there is one thing we can all be absolutely certain about: with national debt around £1,000 billion and rising, for at least the next four years, taxes will increase for everyone.

If we are to believe the economic pundits, government finances are in a more perilous state today than in the 1970s.

With government’s cash cow now in intensive care (the banks and finance sector) you don’t need to be a financial genius to figure out where the shortfall will be coming from once the election is over—whichever party is in power—you and me.

Some of you will recall the punitive income tax rates reached in 1975, on top of which an unearned income surcharge of 15% was levied, which of course would include rental income. Anyone then paying the highest rate of tax found themselves, at the margin, paying a staggering 98% of their income to the treasury.

Heaven forbid we reach that stage ever again, but you can bet that, close to every property investor’s heart, capital gains tax, at 18% will come under close security.

Given that the March 2010 budget is something of a non-event, the real budget destined for after the election, there are nevertheless a few palliatives for businesses to soften the blow when it does come.

A comprehensive budget summary and analysis is provided by TWD Accountants of Stockport published here on pages 8,9 & 10.

Tom Entwistle

This LandlordZONE Newsletter is now available, in addition to the .pdf version, in digital-book format.

Sound Insulation in Rentals

Soundproofing technology has come a long way in recent years: there are now some really effective sound proofing solutions available to landlords which might just prevent noisy neighbours driving you and your tenants mad!

In effect, modern soundproofing technology creates a room within a room; keeping extraneous sounds out and internal sounds in.

Originally designed for music studios the techniques developed can be easily applied in modern apartments, terrace properties and commercial buildings to create a more peaceful and quiet environment for the occupants.

As the concept would suggest, one solution is to put up internal walls inside existing rooms, with insulated gaps in between.

Building regulations now enforce higher standards of sound insulation in homes; but these rules do not apply to existing properties, only to new ones.

Flat conversions in period houses, very popular for rentals carried out over the last 30 years or so, have inherent noise insulation problems, as do many new apartments fitted with wooden flooring.

Noise problems can become a nightmare for tenant residents and indeed their landlords, who have to deal with the aftermath. Landlords lose good tenants through this and they find their properties are very difficult to re-let.

Taking action against noisy and inconsiderate neighbours can be time consuming and a lengthy costly process, the worst cases ending up in court with anti-social behaviour orders, but even this does not guarantee a cure.

Even top flight London apartments can be troubled by noise problems but with modern sound insulation treatment, albeit expensive in some situations, these problems can be virtually eliminated.

Content for this month’s LandlordZONE Newsletter has been provided by Toby Makin of Sound Insulation experts Sound Reduction Systems Ltd – Industry Leading Manufacturers of Sound Insulation and Soundproofing Products, Bolton, Lancashire, Tel: 01204 380074 Email: info@soundreduction.co.uk
www.soundreduction.co.uk

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Editorial:

As the government publish yet another report into the Private Rented Sector (PRS), this time by the

Treasury (Investment in the UK private rented sector Feb 2010), it would seem obvious from reading it that they are looking to the sector to give much needed relief to our housing problems.

Given the present and projected economic situation is seems the options for housing solutions will be severely limited in future and hence their apparent aim to encourage corporate investment in the sector, as well as their professed aim to encourage private landlords.

All the more surprising then that they constantly bring up new and ever more onerous regulation for private landlords.

Despite repeated promises to reduce the amount of “red tape” in business and public services, this just never seems to happen—we just get more so every parliament!

It seems that before one lot of rules and regulations have been tried, tested and proven workable, yet another lot comes along.

The next phase includes a suggestion that tenants have access to a website where they could post views about you and your rental accommodation?

As a LandlordZONE user, we invite you to join us for seminars and our expert panel at the Landlord &

Buy-to-Let Show, London Olympia, 5-6th March, as they assess the validity of a website that would put information about you in the spotlight, and would require intensive management. Come along and join us.

Tom Entwistle

Pest Control, or as it is perhaps better called – Pest Management—is a subject that can strike fear into landlords and tenants alike.

Who is responsible for eradication? How did the pests get in? How do I control them? How do I prevent them getting in again?

At the Landlord and Buy to Let Event held Olympia last September, these questions and many more were answered during the seminar programme by the specialist team from PestFreeHome and Bed-Bugs UK, both acknowledged international experts from the pest management industry.

Rob Fryatt operates PestFreeHome.co.uk www.pestfreehome.co.uk a specialist pest management webshop which has a wide range of easy solutions available to landlords for the management of pests.

This includes an advice line, and a simple “click through” post code driven service to find a pest controller near you.

PestFreeHome were recent winners of the Innovation Category at the Landlord & Buy to Let Awards and finalists in the Business Matters “Start Up Stars” competition in 2009.

David Cain who is a research scientist in genetics and molecular biology, has become a passionate champion of the need for public communication of the ways to detect and avoid bed bugs and is increasingly seen on TV, heard on the radio and read in the national press expressing his views.

David is increasingly acknowledged throughout the world as a unique bed bug expert.

His company Bed Bugs UK www.bed-bugs.co.uk is the only dedicated bed bug control company in the UK offering the widest range of solutions available.

What used to be a rare pest problem at the start of the new millennium is now so vast that he has personally dealt with over 11,000 cases since 2003.

Both Rob and David have provided content for this LandlordZONE newsletter.

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December 2009

As we near the year-end and enter the quiet season for landlords, it’s perhaps time to reflect on what’s happened over the last 12 months.

Despite going through the worst recession since the 1930s the lettings market has held up remarkably well.

Rents came under pressure as reluctant landlords brought properties onto the market, but as the house sales market hardened in the last few months, rents levels are slowly beginning to increase.

The RICS Q3 Lettings survey is predicting rent rises in the New Year as the number of properties available for renting falls.
There’s been no mass sell off by landlords and most indicate that they are in the business long-term, many looking to add housing stock as and when the opportunities arise—Landlord Magazine survey.

Demographic changes in our society bode well for the private rentals business long-term as it’s inevitable that a bigger proportion of the population will rent.

However, with tough economic times set to continue for some time, the big rise in rent arrears and evictions we’ve been seeing is also set to continue.

Landlords and agents need to consolidate and concentrate on good management to see this tough period through.

One aspect which can be a real headache for landlords is the problem of damp and condensation at this time of year. Here we look into this common problem.

Season’s Greetings and Best Wishes to all for 2010 – Tom Entwistle, Editor

Damp, Condensation and Mould – How to Deal with it!

People associate being a landlord with making pots of money. Hopefully, that’s the case, but it’s also possible to lose a lot of money as well.

A well known firm of specialist property Solicitors have related how they won a £20,000 compensation claim against a landlord, acting for a tenant who had developed health problems living in damp housing.

Dampness, condensation and mould growth are common risks, especially at this time of year, which landlords can be faced with.

These are really tricky problems and although more prevalent in older properties, they can affect new ones as well.

Judging by a spate of legal claims in the United States, damp, condensation and mould growth have the potential to become the new asbestos of tomorrow!

Being a successful landlord is not just about investing wisely: it’s also about managing risk and minimising potential loss. Living in an increasingly litigious culture means that landlords and agents should see risk management as a top priority.

Dampness in a property has basically four causes: (1) ingress of water, say from a leaky roof, gutters, walls, windows etc. (2) rising damp, from under floor areas due to lack of damp proof courses, bridging of these or inadequately tanked under soil areas such as basements (3) internal water pipe leaks, and finally (4) condensation.

All of these problems, over time, have a detrimental effect on traditional building materials, all of which have the ability to absorb large quantities of moisture and develop serious conditions. This can mean wet and dry rot in timbers, deterioration of plaster, masonry, furnishings and clothes, electrical systems, and perhaps more seriously for inhabitants, and landlords, mould spores.

All moulds have the potential to cause health problems and allergic reactions including eye, nose and throat irritation, coughs and breathing difficulty.

However, two mould species – Stachybotrys chartarum and Aspergillus fumigatus – cause serious health risk mycotoxins which produce nausea, headaches, skin rashes and lung infections.

Of the damp problems mentioned, condensation is perhaps the most difficult to understand and to deal with; unfortunately for the landlord it’s more prevalent in tenanted properties!

To find out why this is the case, and how to deal with damp and condensation, read the full newsletter…

Download LandlordLOG in Adobe® .pdf format:
http://www.landlordzone.co.uk/BlogNews/LandlordLOGDec09.pdf

The links to the journal are also posted at:
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