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Airbnb boss reveals plans to go into longer-term property rentals

CEO of Airbnb Brian Chesky

Landlords may soon be able to rent their homes out via Airbnb to more than just holiday makers, its co-founder has revealed.

The CEO of Airbnb Brian Chesky (main image) yesterday told a conference in the US that he considers ‘longer term rentals’ of more than 28-days duration to be the next big growth area for his renting platform.

He said that longer-term rental now account for up to a fifth of all bookings on Airbnb, a trend spurred on by the pandemic, and that he wants to focus the business on rentals of up to three months.

“Offering significant more things is the future of this company,” he said, going on to say that he was “100%” looking at residential lettings of more than 30-days as a new market. “This is going to be a huge opportunity,” he added.

This would put him in direct competition with the many letting agencies all over the world who offer ‘corporate lets’ and is clearly a landlord market that he wants to dive into, namely rentals of between 30 and 90 days.

Crackdowns

But Chesky’s comments are also an attempt to dodge the crackdowns many city and holiday hotspot councils have introduced as many landlords have switched to the much-more profitable holiday lets market, which offers revenues of up to five times normal ‘long-term’ lettings, albeit with more work and costs attached too.

Labour recently announced that it intends to bring in a national registration scheme for holiday lets as well as the requirement for all new holiday lets to gain planning permission before they can be marketed via platforms such as Airbnb and Booking.com.

Watch the interview in full.

Original Post from landlordzone.co.uk

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Buy-to-let landlords head for the exit: Estate agents say many are already selling up – as another tax hike looms

The number of properties available to rent across the UK
  • Estate agents and new figures reveal that buy-to-let may be losing its appeal

Buy-to-let landlords are heading for the exit, says estate agents, as higher mortgage rates, tightened regulation and unfavourable tax changes encourage more to sell up.

There have been 1.53million property sales made by landlords since the start of 2016, according to property firm Hamptons, compared to 1.22million purchases during that time.

This comes ahead of another potential tax hike for property investors, with rumours that Labour will raise capital gains tax in its October Budget.

 

The number of properties available to rent across the UK
Down: The number of properties available to rent across the UK is down by a quarter since 2019, according to consultancy firm TwentyCi

 

The rush to the exit adds up to a net loss of more than 300,000 rental homes over the past eight years.

Some investment companies are filling the void, with pension funds and insurance companies partnering with house builders and developers to build large-scale rental home developments, known in the industry as build-to-rent.

However, according to the property firm, Savills, there have only been 106,000 build-to-rent homes completed since June 2016 – not nearly enough to fill the gap left behind by landlords.

The number of properties available to rent across the UK is down by a quarter since 2019, according to consultancy firm TwentyCi.

It says available properties to rent are at the lowest level since it began recording data 15 years ago.

While the data isn’t yet showing an uptick this year in landlords selling up, members of the Royal Institute of Chartered Surveyors (Rics) are suggesting this is very much the case.

Robert John Newton-Howes of Yorkshire Surveyors Limited in Huddersfield says: ‘There is increasing evidence of landlords exiting the market, which accounts for a large proportion of new sales instructions.’

Martin Allen of Elgars estate agents in Canterbury, Kent adds: ‘Yet more landlords wanting to regain possession to sell or selling upon tenants leaving rather than reletting.’

Howard Davis, managing director of Howard estate agents says they are also seeing a similar trend playing out in Bristol.

‘A steady increase of landlords selling all or part of their portfolios,’ added Davis in the latest Rics Survey.

Some Rics members point to the Government’s plans for a Renters Rights Bill to end Section 21 ‘no-fault’ evictions as a final straw for some landlords.

The end of no-fault evictions is likely to be introduced alongside other parts of the previous Government’s Renters Reform Bill.

This will probably include giving tenants the ability to challenge rent increases and the ending of bidding wars.

It will introduce the same decent homes standard that applies in the social housing sector and also ensure landlords don’t discriminate against tenants in receipt of housing benefits or with pets or children.

 

Fewer landlords
Fewer landlords? Most letting agents across the UK are reporting fewer landlord instructions according to the latest market survey from Rics

John Chappell of Chappell & Co Surveyors Ltd in Skegness in Lincolnshire says: ‘Several more landlords [are] withdrawing from the sector to sell up, especially since seeing rumours of the new Government’s plans for further strengthening of tenant’s rights.

‘No self-respecting professional supports poor housing or poor landlords, but this has the potential to cause a supply shortage crisis.’

However, not all estate agents agree that landlords are exiting the sector.

Marc von Grundherr, director of Benham and Reeves estate agents says: ‘We’re simply not seeing the exodus of landlords that is so often reported, as despite such changes, buy-to-let investment remains an extremely fruitful endeavour.

 

Marc Von Grundherr
Marc Von Grundherr, director at Benhams & Reeves estate agents says he’s not seeing the exodus of landlords that is sometimes reported

 

‘In fact, landlords are currently benefiting from some very favourable yields due to the fact that we’ve seen some of the strongest rental growth in modern history and so their investments are stacking up much better.’

Aneisha Beveridge of Hamptons points out that private landlords sold 50,380 homes across the UK in the first half of the year – the lowest number since 2013.

That compares to 39,940 buy-to-let purchases in the first half of the year, which is the lowest number since Hamptons started recording the figures in 2010.

So while fewer are clearly buying, fewer are also selling, according to this data.

‘Our view is that the majority of investors who were thinking of selling have already done so over the last few years,’ says Beveridge.

‘These sales were primarily driven by a harsher tax and regulatory regime alongside more landlords cashing in to fund their retirement.

‘The bigger challenge for the private rental sector is the lack of appetite for new investment.

‘This is where the prospect of tighter regulations in the future, alongside reduced profitability due to the tax backdrop and high mortgage rates, is hurting the most.

‘And ultimately, it’s tenants who are bearing the cost with rents continuing to outpace inflation.’

London landlords heading for the exit

London has typically been viewed as a safe haven by property investors. However, it is perhaps no longer looking as attractive as it once did.

After seeing bumper returns, both before and after the 2008 crash, London property prices have flatlined for almost a decade.

In the five years between June 2011 and June 2016, the average London investor enjoyed house price gains of 85 per cent with values in the capital rising from £253,000 to £468,000.

However, in the years since then, the average investor in London will have seen values rise by less than 12 per cent – equating to less than 1.5 per cent annual growth each year.

 

Aneisha Beveridge, head of research at Hamptons, says that a shortage of landlords is leading to rents rising
Aneisha Beveridge, head of research at Hamptons, says that a shortage of landlords is leading to rents rising

 

And while prices have stagnated, landlords in the capital are now having to weather higher interest rates, increased regulation, tax hikes – and now fear further tax and regulation is on its way under the Labour Government.

There has been a dramatic rise in London rental properties being sold, according to figures from TwentyCi.

The analytics company revealed that 22 per cent of all newly-listed homes for sale last month in Inner London were found to have been available to rent at some point in the last decade, marking a 10-year high.

In July last year, when mortgage rates reached a recent peak, only 15.6 per cent of newly-listed homes for sale had previously been available to rent.

And in July 2019, the last normal year before the pandemic, only 12.9 per cent of listed homes had been previously rented homes.

Colin Bradshaw, chief executive officer of TwentyCi said: ‘Aside from mortgage increases, landlords have growing fears around a possible rise in Capital Gains Tax and compliance demands for energy efficiencies.

‘Overall, the rental sector has become much more expensive and unpredictable for landlords over the last decade.’

Losing its appeal: Increasing numbers of landlords appear to be trying to sell up in the capital
Losing its appeal: Increasing numbers of landlords appear to be trying to sell up in the capital

 

Allan Fuller of Allan Fuller Estate Agents in Putney adds: ‘Supply is still outstripping supply, in fact its getting worse because landlords are anticipating legislation that will be too biased towards tenants and are already selling.’

However, Arya Salari, head of Knightsbridge lettings at Knight Frank says that many landlords are trying their luck on the sales market, failing to find a buyer, and resorting to re-letting their properties.

‘We are seeing some landlords wishing to sell. This is predominantly due to these clients having mortgages with recently increased rates.

‘However, the reality is once they speak to sales agents to understand realistic values and activity levels, they either decide to re-let immediately or after a few months come back to rentals.’

Energy efficiency regulation on the way

The Labour Government is also planning to introduce a new minimum EPC requirement for landlords to meet.

At present, landlords need to ensure their property has a minimum EPC rating of E in order to let it, unless they have an exemption.

The EPC is a rating scheme which bands properties between A and G, with an A rating being the most energy efficient and G the least efficient.

Under Labour, it is expected that landlords will need to upgrade their properties to a C rating by 2030.

An estimated 2.7 million rental properties across the UK will need to be retrofitted with some form of energy efficiency measure, to hit these new EPC targets by 2030, according to research by property technology provider Reapit.

Based on historic retrofitting costs from the English Housing Survey, adjusted for inflation, it estimates landlords could face a collective bill of £24billion to bring those properties up to the new standard. This equates to over £10,000 per landlord.

 

More regulation: Landlords may need to upgrade their properties to an EPC C rating by 2030
More regulation: Landlords may need to upgrade their properties to an EPC C rating by 2030

 

Hamptons warns that if landlords’ energy improvements continue at their current rate, it will take until 2042 for all rented homes to achieve an EPC A-C rating.

Aneisha Beveridge of Hamptons, says: ‘Successive changes to proposed energy efficiency rules have shifted the goalposts for landlords, some of whom face costs which can run into tens of thousands of pounds.

‘While a requirement for all rental homes to achieve an EPC A-C rating by 2030 is achievable at a stretch, landlords need adequate time and resources to meet it. It is essential landlords receive complete clarity on this target this year.’

What will CGT changes mean for landlords?

Landlords are now facing another potential threat thanks to the purported £20billion blackhole in the nation’s finances.

It is no secret that the chancellor of the exchequer, Rachel Reeves, is looking for ways to address this issue with many fearing tax hikes are incoming.

One such tax hike on the table could be on Capital Gains Tax (CGT). This is the tax paid on the gain made during the time someone owns an asset.

At present, higher-rate taxpayer landlords face a 24 per cent CGT tax rate on any gain they make when selling property.

There are fears that CGT could be equalised with income tax, which could mean CGT rates rise to 40 per cent for higher rate taxpayers or even 45 per cent for additional rate taxpayers.

 

What CGT changes could mean for property investors
Capital gain Current basic If aligned Impact Current higher If aligned Impact Current additional If aligned Impact
Gain 18% 20% 24% 40% 24% 45%
£10,000 £1,260 £1,400 £140 £1,680 £2,800 £1,120 £1,680 £3,150 £1,470
£20,000 £3,060 £3,400 £340 £4,080 £6,800 £2,720 £4,080 £7,650 £3,570
£30,000 £4,860 £5,400 £540 £6,480 £10,800 £4,320 £6,480 £12,150 £5,670
Source: Quilter 

 

Marc von Grundherr, director of Benham and Reeves estate agents says: ‘The potential equalising of CGT is, of course, a concern for many landlords.

‘If the Labour Government was to follow through with it, it could make for a significant increase in the tax paid by the average landlord when the time did come for them to exit the sector.’

However, rather than have landlords fleeing for the exit, a CGT rise may well stop landlords from selling altogether.

‘Buy-to-let investment is certainly one that most take with a very long-term view and they expect ups and downs, but generally speaking, the returns are consistently good despite these bumps in the road,’ adds Marc von Grundherr.

‘What’s more, with CGT currently not chargeable on death , we may see more landlords stick it out for good in order to pass on their portfolio after they’ve passed without being penalised via CGT.’

Original Post from https://www.thisismoney.co.uk/

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Understanding Common House Prices in the UK

Understanding Common House Prices in the UK

Factors Influencing House Prices in the UK

Before delving into specific prices, it’s important to understand the key factors that influence house prices across the UK:

  • Location: The old adage “location, location, location” holds true. Properties in London and the South East typically command higher prices than those in other parts of the UK. Proximity to good schools, transport links, and local amenities also play a significant role in determining prices.
  • Property Type: Detached houses, semi-detached houses, terraced houses, and flats all have different price points. Detached houses are generally the most expensive, while flats are often more affordable, particularly in urban areas.
  • Condition of the Property: Newly built homes or those recently renovated tend to be more expensive than older, less well-maintained properties. The energy efficiency of a home can also impact its price, especially with rising energy costs.
  • Economic Factors: Interest rates, inflation, and the broader economic environment influence house prices. When the economy is strong, house prices tend to rise as demand increases. Conversely, economic downturns can lead to stagnation or even a drop in prices.
  • Supply and Demand: The housing market is highly sensitive to changes in supply and demand. In areas where there is a shortage of properties, prices can rise sharply. Conversely, in areas with a surplus of homes, prices may remain static or fall.

Average House Prices in the UK

As of the latest data, the average house price in the UK is approximately £290,000. However, this figure masks significant regional variations. Below is a breakdown of average prices in different parts of the UK:

  • London: London remains the most expensive place to buy a property in the UK. The average house price in London is around £530,000. However, prices vary significantly across the capital. For example, in more affordable areas like Barking and Dagenham, average prices are around £340,000, while in more affluent areas like Kensington and Chelsea, they can exceed £1.3 million. Homesearch Properties offers specialised services for those looking to navigate this complex market, helping buyers find properties that match their budget and lifestyle.
  • South East England: The South East, which includes counties like Surrey, Hampshire, and Kent, is the second most expensive region after London, with average prices around £370,000. Commuter towns such as Guildford, Reading, and Sevenoaks command particularly high prices due to their proximity to London.
  • East of England: This region, encompassing areas like Cambridge, Essex, and Norfolk, has seen significant price growth in recent years, with average house prices now around £340,000. Cambridge, with its thriving tech industry and prestigious university, is one of the most expensive cities in the region.
  • South West England: Known for its picturesque landscapes and coastal towns, the South West has an average house price of around £320,000. Areas like Bath, Bristol, and the Cotswolds are particularly sought after, with prices often exceeding the regional average.
  • Midlands: The East Midlands and West Midlands offer more affordable options, with average house prices around £240,000. Cities like Birmingham, Nottingham, and Leicester have seen price growth due to regeneration projects and improved transport links, making them attractive options for both buyers and investors.
  • North of England: The North East, North West, and Yorkshire and the Humber regions offer some of the most affordable housing in the UK. Average prices in these areas range from £160,000 to £220,000. Cities like Manchester and Leeds have experienced significant price increases due to strong economic growth, while areas like Sunderland and Hull remain more affordable.
  • Scotland: The average house price in Scotland is around £190,000. Edinburgh and Glasgow are the most expensive cities, with prices in Edinburgh averaging £330,000. Rural areas and smaller towns generally offer more affordable options.
  • Wales: Wales offers relatively affordable housing, with average prices around £220,000. Cardiff, the capital, has the highest prices in the region, averaging around £280,000, while more rural areas offer much lower prices.
  • Northern Ireland: Northern Ireland has the lowest average house prices in the UK, around £170,000. Belfast, the capital, has the highest prices in the region, with averages around £230,000.

Price Trends and Market Outlook

The UK housing market has experienced significant fluctuations in recent years, influenced by factors such as Brexit, the COVID-19 pandemic, and changes in government policy. However, the market has shown resilience, with prices continuing to rise in many areas.

  • Post-Pandemic Recovery: Following the initial shock of the COVID-19 pandemic, the housing market rebounded strongly, driven by pent-up demand, low-interest rates, and government incentives like the Stamp Duty holiday. While the rate of price growth has slowed in 2024, many regions continue to see modest increases.
  • London’s Cooling Market: London has seen slower price growth compared to other regions, with some areas even experiencing slight declines. This is partly due to the high cost of living and changes in buyer preferences, with more people seeking larger homes with outdoor space, often outside of the capital. However, prime central London properties continue to attract high-net-worth buyers, particularly from overseas. Homesearch Properties  London is well-positioned to assist buyers navigating this complex market, offering tailored services to find properties that meet specific needs and budgets.
  • Regional Growth: Regions such as the North West, Midlands, and South West have seen some of the highest price growth in recent years. This trend is expected to continue, driven by economic development, infrastructure projects, and the increasing desirability of cities like Manchester, Birmingham, and Bristol.
  • Affordability Challenges: Despite the overall price growth, affordability remains a significant challenge, particularly for first-time buyers. High prices, coupled with the need for substantial deposits and the ongoing cost-of-living crisis, have made it increasingly difficult for many to get onto the property ladder. However, government schemes like Help to Buy and Shared Ownership continue to provide some assistance.

The Role of Homesearch Properties

In such a complex and competitive market, having expert guidance is invaluable. Homesearch and Homesearch Properties offer a range of services designed to help buyers and sellers navigate the UK housing market with confidence.

  • Property Search: Whether you’re looking for a family home, an investment property, or your first step onto the property ladder, Homesearch provides comprehensive property search services. By leveraging their extensive network and market knowledge, they can help you find the perfect property at the right price.
  • Market Analysis: Understanding market trends is crucial for making informed decisions. Homesearch offers detailed market analysis, providing insights into price trends, regional variations, and future market predictions. This information can help you make strategic decisions, whether you’re buying, selling, or investing.
  • Tailored Services: Homesearch Properties offers tailored services for those looking to buy or sell in the capital. From sourcing prime properties in sought-after areas to negotiating the best deals, their expertise in the Homesearch London market is unparalleled.
  • Investment Advice: For those looking to invest in the UK property market, Homesearch offers specialised advice. They can help you identify high-growth areas, understand rental yields, and navigate the complexities of buy-to-let investments.
  • Personalised Support: Every client has unique needs and circumstances. Homesearch offers personalised support, ensuring that you receive the advice and assistance that is right for you. Whether you’re a first-time buyer or an experienced investor, their team is there to guide you every step of the way.

 Making the Right Move in the UK Housing Market

The UK housing market offers a wealth of opportunities, but navigating it requires careful consideration and expert guidance. With average house prices varying significantly across regions and property types, understanding the market is key to making informed decisions.

Whether you’re drawn to the vibrant and fast-paced market of London or the more affordable and rapidly growing regions like the North West and Midlands,  Homesearch Properties are there to help you every step of the way. Their deep market knowledge, personalised services, and commitment to client satisfaction make them invaluable partners in your property journey.

As you embark on this journey, remember that the right property is out there, waiting to be found. With the expertise of Homesearch at your side, you’ll be well-equipped to find a home that meets your needs, fits your budget, and secures your future. Whether you’re buying, selling, or investing, making the right move in the UK housing market starts with understanding your options and having the right team to guide you.

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The 12 key provisions in the new Renters’ Rights Bill

Renters Rights Bill

This blog post analyses the 12 key provisions in the Labour government’s proposed new law for the private rented sector, the Renters’ Rights Bill, published on 11 September 2024.

Even though Labour have a large majority and are committed to enhancing renters’ rights as soon as possible, this is still just a draft Bill. It may well change in the House of Lords, if not the House of Commons.

There will also be new regulations, for instance, for the Decent Homes Standard, Awaab’s Law, the Database, Ombudsman, and guidance, eg for the implied right for tenants to have pets.

PS. As a general disclaimer, the Bill is 226 pages long, and it’s not an easy read. I’ve done my best to interpret its provisions, but please don’t rely on this blog post, or on anything on my website for that matter. It’s no substitute for legal advice from a practising, specialist solicitor. If you’d like me to refer you to a specialist solicitor, please send me a message by using my contact form.

The 12 key provisions in the Renters’ Rights Bill at a glance

Original Post from theindependentlandlord.com

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Private landlords leaving the rental market, new research shows

renting

Private landlords look to be leaving the rental market at a record pace, but will this prove to be a problem or an opportunity for private tenants?

Private landlords look to be leaving the rental market at a record pace, according to research from the property website Rightmove.

It says rising costs, taxes and legislation are making it more attractive for some landlords to sell up.

But will this prove to be a problem or an opportunity for private tenants?

Landlords leaving

Rightmove says it’s the UK’s biggest property portal, and it’s been combing through homes currently listed on its website.

It’s found that 18% of properties that are now for sale were previously offered for rent.

That 18% share is the highest that Rightmove has seen since it started measuring the number back in 2010 – when the share was just 8%.

And the trend is even more pronounced in London – where 29% of homes for sale were once down as places to rent.

Landlords say this shows a “worsening crisis” in private renting. The National Residential Landlords Association today warned that every rental home that is sold “exacerbates the imbalance between supply and demand.”

And that imbalance has become dramatic in recent years. Rightmove reports that in August there were an average of 19 enquiries for every rental property. That’s better than a year ago, when it was 28! But pre-Covid, it was just 9.

Landlords claim a raft of changes are encouraging landlords to sell up: rising interest rates have pushed up their mortgage payments and there’s speculation they could have to pay more capital gains tax in the future (giving them an incentive to sell their properties now).

Original post from channel4.com

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How to Find Out Who the Landlord is for a Property in the UK

House Searching - How to Find Out Who the Landlord of a Property in UK

When renting a property in the UK, whether it’s a flat in London or a house in the countryside, it’s essential to know who your landlord is. Understanding the identity of your landlord helps protect your rights as a tenant and ensures you have a point of contact for any issues that might arise during your tenancy. This article provides a comprehensive guide on how to find out who the landlord is for a property in the UK, offering practical advice and resources for tenants and those involved in house searching.

1. Why Knowing Your Landlord is Important

Before diving into the methods of finding your landlord, it’s worth understanding why this information is crucial.

Legal Rights and Responsibilities

Knowing who your landlord is ensures that you understand your legal rights and responsibilities as a tenant. It allows you to verify that your landlord is complying with UK tenancy laws, such as ensuring the property is safe and habitable, registering your deposit with a tenancy deposit scheme, and providing an energy performance certificate.

Direct Communication

Having direct contact with your landlord can simplify communication about repairs, rent payments, or any issues that may arise during your tenancy. It also helps to avoid any potential scams or misunderstandings that could occur when dealing with intermediaries.

Protection from Rogue Landlords

Unfortunately, not all landlords operate within the law. Identifying who your landlord is can protect you from rogue landlords who may neglect their responsibilities, charge unfair rents, or fail to protect your deposit.

2. Identifying the Landlord Through Tenancy Agreements

Reviewing the Tenancy Agreement

The tenancy agreement is the first place you should check to find out who the landlord is. This legal document should clearly state the landlord’s name and address. It is a legal requirement in the UK for landlords to provide their tenants with a written tenancy agreement, especially for assured shorthold tenancies (ASTs), which are the most common type of tenancy in England and Wales.

  • Landlord’s Details: Look for a section in the agreement that details the landlord’s name and contact information. The address provided might be the landlord’s residential address or the address of their letting agent if they are using one.
  • Letting Agent’s Role: If a letting agent manages the property, their details will also be listed in the agreement. However, even if an agent is involved, the landlord’s identity should still be disclosed.

Asking the Letting Agent

If you’re renting through a letting agent and the tenancy agreement doesn’t clearly state who the landlord is, you have the right to ask the agent directly. Letting agents are required by law to provide you with the landlord’s contact details within 21 days of your written request.

3. Using the Land Registry

What is the Land Registry?

The Land Registry is a government agency that maintains records of land and property ownership in England and Wales. By searching the Land Registry, you can find out who owns a particular property, including the landlord of a property for rent in London or elsewhere in the UK.

How to Conduct a Land Registry Search

Conducting a search through the Land Registry is a straightforward process:

  • Visit the Land Registry Website: Go to the official Land Registry website (www.gov.uk/search-property-information-land-registry).
  • Property Search: Enter the address of the property you’re interested in. The Land Registry will provide you with the option to download the Title Register for a small fee (currently £3).
  • Reviewing the Title Register: The Title Register will show the name of the property owner, which should be your landlord. It also provides details about the property, including any mortgages or legal charges.

What to Do If the Landlord Is Not Listed

In some cases, particularly if the property is owned by a company or trust, the listed owner may not be a person but an entity. If this is the case, further investigation may be required to determine the individual or individuals behind the entity.

4. Investigating Through Local Authorities

Contacting the Local Council

Another way to find out who the landlord is for a property is to contact the local council, especially if the property is rented out as a House in Multiple Occupation (HMO). HMOs require landlords to register with the local council, and this registration is public information.

  • HMO Register: If you believe the property is an HMO (for example, if you’re sharing the property with several other unrelated tenants), you can request to see the HMO register from the local council. This register will list the name and contact details of the landlord.
  • Council Tax Information: In some cases, you might also be able to gather information about the landlord through council tax records. While you may not get the landlord’s name directly, you could find out if the council has the owner’s details on file.

Using Freedom of Information Requests

If you’re having difficulty obtaining information through conventional means, you might consider submitting a Freedom of Information (FOI) request to the local council. While councils are not obliged to provide personal information under FOI laws, they may be able to confirm whether they hold certain information, such as the identity of a landlord.

5. Exploring Online Resources

Home Search Sites

Home search sites are invaluable tools for finding a property for rent in London, but they can also provide useful information about landlords. While these sites typically focus on listings and property details, some platforms may include landlord reviews or information if the landlord has a significant online presence.

  • Rightmove and Zoopla: While primarily used for searching properties, some listings might include details about the landlord, especially if the property is let directly by the owner rather than through an agent.
  • OpenRent: This platform allows landlords to list properties directly, often including their contact details. Renting directly through OpenRent can sometimes make it easier to identify and communicate with the landlord.

Landlord Review Websites

There are a few websites and forums where tenants can share their experiences and reviews of landlords. While these sites are not comprehensive, they can sometimes offer insights into who the landlord is, particularly in larger buildings or properties with multiple units.

  • AllAgents.co.uk: This site primarily reviews letting agents, but if the landlord is well-known or has multiple properties, you might find relevant information.
  • TrustPilot: Some landlords and property management companies have profiles on TrustPilot, where you can read reviews and gather more information.

Social Media and Online Searches

In some cases, a simple online search might yield results. Many landlords, especially those who own multiple properties, may have an online presence through business websites, LinkedIn profiles, or social media. While this method is less formal, it can sometimes be effective in identifying the landlord.

6. Direct Contact and Legal Routes

Contacting the Neighbours

Sometimes, the simplest method can be the most effective. Neighbours, especially those who have lived in the area for a long time, might know the landlord or have useful information about the property’s ownership. While this approach requires some initiative, it can be a quick way to gather information.

Sending a Written Request

If you’re already living in the property and the landlord’s details are not clearly provided, you can make a formal request in writing. Under UK law, you have the right to know who your landlord is. The request should be addressed to the person or entity collecting your rent. They are legally required to provide you with the landlord’s contact details within 21 days.

Seeking Legal Advice

If you’ve exhausted all other methods and still cannot determine who your landlord is, it might be time to seek legal advice. A solicitor can assist you in obtaining this information, particularly if there are disputes or concerns about the tenancy. Legal professionals can also help if you suspect the property is being let illegally, such as if the landlord is not following proper regulations or failing to protect your deposit.

7. What to Do After Identifying the Landlord

Verifying the Landlord’s Identity

Once you have identified the landlord, it’s essential to verify their identity. This can be done through several means:

  • Cross-Reference with the Tenancy Agreement: Ensure that the landlord’s name matches the one provided in the tenancy agreement.
  • Check Against the Land Registry: If you’ve obtained the landlord’s name through the Land Registry, cross-check this with the details you have from other sources.
  • Request Identification: It’s within your rights to ask the landlord for identification, especially if you’re concerned about the legitimacy of the tenancy.

Communicating Directly with the Landlord

Establishing direct communication with your landlord is crucial for a smooth tenancy. Ensure you have up-to-date contact information, including a phone number and email address. Regular communication helps in promptly addressing any issues that arise during your tenancy.

Understanding Your Landlord’s Responsibilities

Once you know who your landlord is, it’s important to understand their responsibilities. Landlords are required by law to:

  • Ensure the property is safe: This includes having gas safety checks, electrical safety standards, and providing smoke and carbon monoxide alarms.
  • Register the deposit: Landlords must register your deposit in a government-approved tenancy deposit scheme within 30 days of receiving it.
  • Maintain the property: Landlords are responsible for repairs to the structure and exterior of the property, as well as ensuring the water, gas, and electricity supply is functioning properly.

If your landlord fails to meet these obligations, you have the right to take action, including withholding rent (under specific circumstances) or involving local authorities.

Conclusion

Finding out who the landlord is for a property in the UK is a critical step in ensuring a secure and legal tenancy. Whether you’re looking at a property for rent in London or anywhere else in the country, knowing who your landlord is gives you peace of mind and legal protection.

There are various methods to identify a landlord, from reviewing your tenancy agreement to conducting a Land Registry search or contacting local authorities. Home search sites and online resources can also be valuable tools in your quest to find out this essential information.

Once you’ve identified your landlord, ensure that all details are correct and maintain open communication. Understanding your rights and your landlord’s responsibilities will help you navigate your tenancy confidently, ensuring a positive renting experience in the UK.

Looking for homes? Check this b houses for sale.

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Deposit Alternatives – better for landlords than tenants, say TDS

Deposit Alternatives - better for landlords than tenants, say TDS

The chief executive of the Tenancy Deposit Service says the burgeoning number of deposit alternative services may represent good news for landlords, but possibly less so for tenants.

Steve Harriott says such schemes are effectively just an insurance premium, and he worries that some tenants may believe that this effectively lifts any responsibility from them for paying for damage or unfair levels of wear and tear on a property.

In a video interview with Landlord Today’s Lee Dahill, Harriott says that some deposit alternative schemes offer as much as 10 weeks’ rent for landlords in the event of a problem. “That’s great for landlords, but do the tenants know that?”

He says that if the damage at the end of a tenancy was equivalent to 10 weeks rent, the landlord will pursue that through the deposit alternative guarantee; however, if the tenant had paid a conventional upfront deposit of five weeks, the landlord probably wouldn’t have taken the tenant to court to pursue the rest.

It’s an interesting five minute interview, and you can see it the video (YouTube) link below:

Letting Agent Today Steve Harriott Deposit Alternative Schemes

To view this Property Podcast Today in full, click here.

Original Post from landlordtoday.co.uk

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Labour tax change for holiday lets will hit local economies – claim

Labour tax change for holiday lets will hit local economies - claim

The abolition of the furnished holiday lettings tax regime – confirmed earlier this week – will punish local economies, according to the Country Land and Business Association.

The CLA’s statement follows the UK government’s publishing of draft legislation to remove the FHL tax regime from April 2025.

The measure was originally floated by former Chancellor Jeremy Hunt at his Budget in the spring, but the necessary legislation did not pass before the General Election. However, this week the new Labour government published paperwork saying the change would still happen from spring next year.

From April loan interest income tax relief will be restricted to basic rate for all holiday let owners; capital allowances will not be available for new expenditure but will be replaced with relief for replacing domestic items; there will be no business CGT reliefs on chargeable gains on disposing of property; and income from holiday lets will be excluded when calculating maximum pension relief.

There will be some transitional arrangements – chief existing holidays lets will continue to benefit from capital allowances on expenditure already incurred; losses generated from a holiday lets business can be carried forward and set off against other property rental income; and roll-over relief, business asset disposal relief, gift relief, relief for loans to traders and exemptions for disposals by companies with substantial shareholdings will remain available to current qualifying lets so long as certain conditions are met.

However, the overall picture is that the change will remove many of the tax advantages that landlords who offer short-term holiday lets have over those who provide standard residential properties.

CLA president Victoria Vyvyan says that, in the case of farmers and landowners, diversification into the holiday lettings market is a business necessity.

“The short-term rental and holiday let sector contributes billions to the wider economy, supporting local shops and restaurants and creating tens of thousands of jobs. Abolishing the furnished holiday lets regime will only punish people who are helping to grow local economies.

“It is far from a tax loophole, providing a crucial support mechanism, strengthening the resilience and viability of many rural businesses that in turn enables them to invest in their work looking after the environment and feeding the nation.”

By converting unused or underutilised properties, that may not be suitable as homes in the private rented sector, into high-quality holiday accommodations, property owners contribute to the local community’s economic vitality, Vyvyan believes.

“Why are small rural businesses being punished for diversifying? This sweeping approach needs a far closer scrutiny of the perceived problem.”

Original Post from landlordtoday.co.uk

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Tenant who threatened gas engineer sent to fix boiler faces jail

Tenant who threatened gas engineer sent to fix boiler faces jail

A tenant in Scotland who admitted threatening behaviour towards a gas engineer who his landlord had booked to fix the property’s gas boiler is to face jail.

57-year-old Steven Bracy, who had been arrested previously when police arrived at his flat to break up a cannabis operation, refused to give gas engineer Ian Higgins access to the property on Gibson Terrace, Dundee (main image) when he arrived to repair the property’s boiler, reports The Courier.

Higgins then returned to his vehicle after a short exchange but Bracy followed him with a hammer and made threats.

At a Dundee Sheriff Court hearing, it was revealed that Bracy, who was described as ‘not having particularly good mental health’ had been in dispute with his landlord and believed Higgins had been sent to sabotage his boiler rather than fix it.

“I think Mr Bracy acknowledges that the difficulty he had was not with Mr Higgins but with his landlord,” said Solicitor Ross Donnelly.

Sabotage

“Mr Bracy had formed the view that his landlord was attempting to sabotage his boiler.”

Bracy is due to sentenced on August 8th once a social work report about his past offences has been completed.

Access to properties presents a major and growing problem for private rental sector landlords, particularly when dealing with gas safety tests and/or maintenance for boilers, and a survey last year by Gas Safety Week revealed that half of landlords reported being denied access to a property for safety checks or inspections.

And at the moment there is very little a landlord can do if, like Bracy, a tenant refuses entry. If they continue to do so, a ‘gas access’ injunction must be secured from a court. If tenants do not comply with such injunctions, they may be held in contempt of court and face imprisonment or a fine.

Image credit: Google Streetview

Original Post from landlordzone.co.uk

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Investing in commercial property – is now a good time to start?

Investing in commercial property – is now a good time to start

Investing in commercial property – is now a good time to start?

Tom Entwistle talks about the prospects of investing in commercial property.

Commercial property is an alternative asset class to residential and depending on your own circumstances, it may be a sensible way of diversifying your overall investment portfolio risk.

By the way you don’t need to attend expensive “guru” courses to have them hold your hand – there’s lots of information and advice available if you only ask and read-up. Basically, it’s just a lot of common sense, doing rigorous research and being cautious – not taking too much risk.

Many landlords have been leaving the residential private rented sector and don’t realise the potential investment value there is in the commercial property sector. This is a different ball game, so a slightly different skill set is required, but it’s not a big step by any means.

You need good market knowledge, a basic understanding of contract law and the Landlord & Tenant Act 1954. There are few books available on UK investing in commercial property – the best ones tend to be by American authors so they need a bit of interpretation because they use some different technical terms.

Business to business

As a landlord of a commercial property, you are renting out to another business not a private residential tenant, so often, providing the business is well established, you get a reliable source of income in the form of rents. If you are renting to start-ups, make sure you get personal guarantees in place, especially if it’s a limited company tenant.

But when you are new to this, purchasing a commercial property can be a bit daunting as you will find it hard to know if you are buying at the right price. Often there are no quoted prices available on comparable properties and it is something of a closed shop as far as commercial property agents and their detailed knowledge is concerned.

People make the most money from commercial property whey they buy: distressed sales, mis-information, poor marketing and vendors not understanding when they have. The lease is the starting point for a tenanted investment. A lot of detective work is required.

Values have been hit!

Commercial property values have taken a hit over the past few years due to an economic slowdown, higher interest rates and Covid. As a consequence, many tenanted buildings will be over-rented at current rates. Those owners with greater exposure to offices and retail property have borne the brunt of market scepticism with values falling sharply, some rents are down 50% or so from their peak..

This creates opportunities as eventually the market cycle will change and inevitably values will rise again, but in the meantime, yields have been pushed up and there are some bargains to be had. The question is, which properties will be in demand in the future. Will the economy with this new Labour government turn and grow, that’s a big question at this early stage?

Risk

There are many advantages to investing in commercial property, but there are also some big risks. Tenant demand is the key to this and with tenant demand goes location: the famous quote, “location, location, location”, its originator lost through time, is as true today as when it was first spoken, most likely in 1920s America.

It’s vital for a shop to have good footfall, less important for an office or industrial building, but nevertheless still important. Location also determines the property designation: primary, secondary or tertiary.

Here we are dealing primarily with investing for small-scale landlords, those with funds to invest most likely up to £500k, £1m tops. This would normally put you in the secondary property category.

The secondary market tends to be smaller shops, offices or industrial units housing smaller firms as tenants. Primary property would be city centre buildings, shopping centres or retail parks running to £millions of an investment, whereas the tertiary market tends to not only be in less desirable areas they may be older run-down or converted buildings of one kind or other.

Tenant risk

Unless you have vast resources behind you, chances are when you are starting off you are going to be dealing with smaller tenants: family businesses, or what the Americans call “Mom and Pop” businesses. These businesses, especially if they are new, are the least financially secure – your rent payments are at risk.

To combat this you need to do your due diligence on tenants very rigorously, whether they are existing tenants when you buy or you are taking on new business tenants.

Good advice is hard to come by on this topic unless you are willing to get tied up to some ridiculously expensive scheme that’s going to take a big chunk of your money before you even get started. That’s not necessary. Here’s some free sensible advice in video format.

Personally, I would prefer a sole trader to a newly formed limited company. Sole traders put their personal assets at risk, so they have something to lose. If you must take on a newly formed limited company tenant make sure you get personal guarantees.

The tenant lease that you find in place, or the one you sign them up to is crucial. Make sure you understand all the clauses and use a good property solicitor if you are drawing up a new one. You can share the costs between you and the new tenant.

Returns

When you rent out a commercial property you are looking for a return of two kinds: income and capital growth. Generally, income (yield) from a secondary commercial unit, say a shop or office with a reasonable prospect of letting and staying occupied would be around 10 percent, which is higher than what you would expect from a residential letting.

Yield reflects risk, so the higher the risk, the higher the yield you can expect to get as a reward or incentive for taking that risk. It is possible to increase that yield on an investment by buying cheap (say a run-down unit needing refurbishment) maybe up to 20 percent. In that case it would take you just five years to get your original investment back as opposed to 10 with a 10 percent yield. After that time, you would expect the property’s value to have increased, as would the market rent, at least keeping pace with inflation.

The advantages of investing in a commercial property:

  • Investing in bricks and mortar potentially offers you capital growth with a regular monthly or quarterly income, and greater security than investing in stocks and shares. The rental yields are usually much better than residential
  • You can let on legally secure long-term leases (Landlord & Tenant Act 1954), anything from 3 to 20 years, which providing you have let to a good solid tenant, will give you a reliable income stream. This can safely protect you into the future.
  • Management from a landlord’s point of view is a much lighter touch than what’s needed with buy-to-lets as there are far fewer tenant changes and with a full-repairing and insuring (FRI) lease, the tenant is responsible for everything.
  • Commercial tenants avoid some of the punitive tax changes and tighter regulations now affecting UK residential (buy-to-let) investments.
  • There are far less statutory regulations to protect your business tenants, so if a business tenant fails to pay rent you have the protection of a commercial contract: you can hire commercial bailiffs to recover rent within weeks or evict the tenant (forfeit the property).

The disadvantages of investing in a commercial property:

  • Commercial units usually require a larger investment than a buy-to-lets and there is no buy-to-let mortgage available, so you will need a commercial loan. Not only do commercial loans come with a higher price tag (interest) they are harder to get if you don’t have a demonstrable successful track record.
  • Commercial property represents a greater risk than a residential one. That’s because if the property comes vacant residential units let almost straight away, whereas it can take months or even years to find a suitable replacement commercial tenant.
  • If the unit becomes vacant the commercial charges are a killer: all the costs now fall back on the landlords that the tenant was paying before, full business rates become payable after 3 months, insurance often doubles in price because of the vacancy, and you may need to pay for some kind of security to protect your investment. Utility bills also fall back on the landlord.
  • With the new MEES regulations landlords are obliged to bring their buildings up to the latest specifications on energy efficiency. These buildings are often far more complex, some are older and therefore expensive to upgrade as required. If they are already tenanted the work involved is likely to be difficult to resolve.

Valuing the property

Valuing a commercial property is a specialist field of activity and unless you are an experienced investor, even if you are, you should enlist the services of a property professional, a property agent who is usually a qualified chartered surveyor with local knowledge.

Comparing the property with others in the vicinity is perhaps the most common valuation method – the comparables method. You can compare the rents and yields currently being achieved on similar properties in similar locations. This method involves a fair amount of insider information beyond simple Land Registry data, that’s why you need to liaise with local commercial property agents who will have the local knowledge – passing rents and yields – based on the key value factors – the state and age of the property, size measurements, interior layouts and access points, local tenant demand etc. The difficulty with the comparables method is lack of recent sales or rent reviews and the existence of special purchases or sales, over or under the market prices.

The investment method is used where there is an income stream to value the investment yield, but this means the property is tenanted or an accurate assessment of the virtually certain achievable rent can be made. This can include a mixed use case of commercial, residential, retail, industrial etc. Rental values (market rent) and a market-based yield must be assessed, the yield being the annual return on investment, expressed as a percentage of the capital value.

Valuers will usually apply rental growth into such a calculation based on a reasonable number of years (lease length) and taking inflation predictions into account. The method uses a discounted cash flow (DCF) calculation based on an assumed discounted rate and various other value assumptions. The rate of return used in a DCF calculation will reflect the current risk-free rate (what could be achieved in a 10 year treasury bond for example) plus a property risk premium.

All valuation models of this type rely on having sufficient reliable data – garbage in, garbage out – and of course most successful investors use these valuations as a base to which they add their “gut instinct” about a particular purchase.

At the end of the day, the quality of the tenant is the key to a commercial property’s value.

Is now a good time to invest in commercial property?

When a property is cheap it’s usually for a reason. In the case of commercial it’s because no firm wants that retail shop, office or industrial unit that’s on the market, it’s in the wrong place, or in need of a major refurb and therefore investors don’t want it tenanted or vacant.

Generally, the value of a commercial building depends on the bricks and mortar but more importantly on the quality of the tenant and the length of lease to maturity. This is known as covenant strength, the future security of that all-important income stream.

Where are we in the cycle, are there signs of an economic recovery and what are the letting prospects for the property investment – commercial property values are very much tied to the fortunes of the national and local economies.

Have you done your thorough due diligence observing footfall over an extended period and assessing the quality of the location. Have you structurally surveyed the building for hidden issues that could cost a small fortune? Have you researched the local plan for changes such as new roads, diversions, new developments in the locality. Remember, if the price is low, there is usually a reason for that.

Price is what you pay, value is what you get as Warren Buffet famously said, so take your time when assessing value before making a reasonable offer. Don’t get carried away and always be prepared to miss a deal by offering a lower price. Once you have assessed the value to you, don’t pay more unless there’s a special reason  – remember, you make your profit on a deal when you buy, not when you sell.

Tax strategies

There are various kinds of tax advantages when investing in commercial properties – see the TaxCafe guide below. One particular advantage is, it can be tax-efficient to buy commercial property through a pension, where the pension fund owns the property investment. This is particularly useful if you are thinking about passing on your wealth to the next generation as your SIPP or SASS is in effect a trust fund which can be passed over to family inheritance tax (IHT) free. Seek professional advice.

Risk reduction

How can you reduce your risk when investing in a commercial?

For a start you can do your thorough research and valuation as stated above. Secondly you can reduce your initial outlay as much as possible by buying something that requires refurb work. Not everyone wants to do that, so the market for the property is reduced and therefore the price will be less. If you are handy and you can do some of the refurbishment and/or conversion work yourself, so much the better – you can add a tremendous amount of value that way. But remember, you can’t reclaim tax on work you do yourself.

Ask yourself if it’s the right time to buy by assessing the values of comparable, perhaps speaking to local agents to get their views – they are dealing in the market every day if they see there’s a prospect of a deal with you, they are likely to be very helpful. Find a good mortgage broker to search the market for the best commercial deals for you.

Next you can look at buying with an eye to development, perhaps to split the whole into smaller units, shops with offices combined. You then have several tenants providing you with income, so your risk is reduced if one fails.

Finally, think about mixed use, commercial and residential combined. You can always guarantee to get a residential tenant, perhaps in flats above shops and offices. There are also tax and planning incentives for commercial to residential conversions through VAT concessions and permitted development rights. If the shops or offices won’t let for a while the residential uppers could cover the costs of vacancies reducing your risk considerably.

Good luck in your endeavours investing in commercial property. If you get it right, it’s more lucrative than buy-to-let and a lot less hassle.

Tax Café, The Benefits of Commercial Property, The Tax Benefits of Commercial Property

Original Post from landlordzone.co.uk