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Getting and Retaining Tradesmen to Work on your London Flat.

Richard Greenland

Last week I showed you how to deal with unwanted Artex. This week I’ll discuss strategies for getting and retaining good tradesmen.

I can get an electrician or plumber at very short notice, for several reasons. The first rule for keeping good people coming back is really very simple, but it’s amazing how many people fail to follow it. What is it? PAY ON TIME! Nothing annoys tradespeople more than having to chase their money, so never let them do it. Always pay on the dot unless agreed otherwise. On occasion it might be possible to arrange credit, but this has to be pre-agreed before the work starts.

The second thing, again very obvious but it’s surprising how many clients fail to do it, is to be respectful. Don’t just tell people when they get things wrong. Tell them when they get things right! They need to know so they know how to get it right next time. Also, most people enjoy being thanked, so it gives them an incentive to keep trying. And if they enjoy working for you they are more likely to come back.

Martyn my electrician

The third thing is to create decent working conditions. This means dry, not unduly cold or dark, having a laborour to tidy up if necessary, and little things like enough tea cups, milk sugar and tea. It’s easy to overlook the importance of little things like this. Once I had three scaffolders arrive on site, and with everyone else present we didn’t have enough cups. Also one of them drank coffee, not tea. So I went off to buy more mugs and coffee. Scaffolders are a breed apart and not used to random acts of kindness. They were so appreciative I got an extra hoist and ladders FOC and the scaffold exactly as I wanted it.  Vanessa Warwick wrote an excellent blog about this sort of thing on propertytribes. Even roughty-tufty builder boys aren’t immune to this.

Fourthly recommend good people on. If they see you as a potential source of other work, they will want to invest in keeping you happy.

Lastly, when you have good team, keep using them. Admittedly there is a danger that people get complacent if they think they are guaranteed your work forever. I have an advantage with my background that I know roughly what most things should cost, so if I suspect anyone is overcharging I’ll get another couple of quotes in just to be sure. Even if someone else is a bit cheaper, if there wasn’t much difference I’d still go with the people I know and trust rather than someone who was an unknown quantity.

I’ll discuss problem roofs next week, in particular flat roofs, which as many a landlord has found to his/ her cost, are prone to leaks.

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Rental gardening for the tenant (or landlord) on a budget

Gymnaster savatieri

Image via Wikipedia

If our tenants are to be believed, a bit of garden or outside space is high on the want list when renting. Upad-registered tenants said a picture of the garden was the second most important thing they wanted to see in an advert (top of the list was the living room). But gardening in a rented property can be a challenge. If the average tenant moves on after just 17 months (or 11 months in London), that’s hardly enough time to grow some mustard and cress on a flannel, never mind create a lush green outdoor space.

If you’re a tenant on a budget or a landlord trying to quickly spruce up the outside of a property before you show it, what do you do? Follow our top tips and you won’t go far wrong.

  • Consider what you want to use the outside for. Be realistic and honest with yourself, especially about how much time will be spent on maintenance. If what you really want is somewhere to flop with a glass of wine at the end of a long day at work, then don’t create a high-maintenance space with lots of plants that need constant attention.
  • Start with the furniture. If you’re going to want to lounge or eat outside, get your furniture first, especially if space is limited. Then you know how much space you have to play with for plants.
  • Create instant colour. Use cheaper bedding plants to create instant gardens for very little money (yes, you can nick an idea or two from the local council!). Use beds or pots full of similar plants for stylish blocks of colour – or let things run riot with mixtures, which tend to be even cheaper.
  • Invest in pots. Large plants in big, colourful pots can move house with you, so even if you do change property every year, you needn’t leave your garden behind.
  • Grow edibles. You don’t need an allotment to grow your own dinner. Pots of herbs around a kitchen door make a beautiful, scented garden in a matter of weeks. But you needn’t stop there: lettuce grow in pots and cherry tomatoes make superb hanging baskets. If you have a little more room, beans will grow up canes planted in a pot and root vegetables can even be grown in well-cleaned dustbins.

James Davis - Upad

James Davis - Upad

A guest post by James Davis, the CEO of Upad.co.uk, the UK’s leading online lettings agent. Upad lists your rental property on 100+ sites and portals – including Rightmove – for just £59: tenant guaranteed. Follow the Upad blog and on Twitter for rental industry news and tips for landlords on making the most of your properties

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Landlord fined for failing to maintain Rental HMO

Llwynhendy

Image via Wikipedia

A Carmarthenshire landlord has been fined £2,000 for failing to comply with the terms of an improvement notice served on his HMO. After several complaints from tenants, council environmental health officers carried out a full inspection of the property under the Housing Health and Safety Rating System. They found numerous problems with the accommodation, including issues with fire safety, damp, mould growth, issues with heating and food safety.

The landlord was then served with an improvement notice ordering him to bring the property up to scratch. He failed to comply with this and the work was not completed.

Balasubramanian Pulendrathasan was convicted at Llanelli Magistrates Court in his absence of an offence contrary to Section 30 of the Housing Act 2004. He was fined £2,000 and order to pay costs of £1,160.

Councillor Hugh Evans said that the landlord “showed a total disregard for the local authority and for the health safety and wellbeing of his tenants.”

We’ve heard a lot about HMOs this week, with John Healey’s proposals to “tackle concerns” about them. There’s a whole other blog post on the “war on landlords” coming up shortly, but this story just shows how unnecessary that war is. The legislation to tackle “rogue landlords” is there already. Those who don’t maintain their properties to a decent standard, those who don’t look after their tenants propery, those who damage the industry for the rest of us – there are ways of dealing with them, as this case has shown. We don’t need more legislation – we need better enforcement.

Via Residential Landlord http://www.residentiallandlord.co.uk/news2151.html


James Davis - Upad

James Davis - Upad

A guest post by James Davis, the CEO of Upad.co.uk, the UK’s leading online lettings agent. Upad lists your rental property on 100+ sites and portals – including Rightmove – for just £59: tenant guaranteed. Follow the Upad blog and on Twitter for rental industry news and tips for landlords on making the most of your properties

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Removing Artless Artex from London Flats

Richard Greenland

Last week I gave some tips for durable and easy decorating. This week I’ll look at how to deal with unwanted Artex permanently.

Artex was popular in the ‘80s as a decorative surface dressing to walls and ceilings, and, along with woodchip wallpaper, as a dodge to cover up uneven surfaces. Hence removing it may open its own can of worms. If you are sure that the surface underneath is flat, it can often be steamed off with a wallpaper steamer. Be careful though, as some of the older stuff can contain asbestos fibres as a binder. Some types of later non-asbestos Artex use mica instead, which looks like small metallic flakes. But this still isn’t a complete guarantee that it’s asbestos-free. It’s therefore a very bad idea to sand it back unless you’re sure!

Unfortunately if you just plaster over Artex, even with PVA adhesive, the plaster won’t stick reliably and it may peel away in future.

artex ceiling

A better alternative is to cover it with sheets of plasterboard screwed to the ceiling joists or wall timbers beneath, then skim with plaster. If it’s on a solid wall and there’s no timber to screw to, the best alternative may still be to steam or hack it off and re-plaster. Another alternative is to cover the wall in 2” x 1” battens with the centres 400mm apart, and to plasterboard over them, but this is very labour-intensive. Quicker is to ‘dot and dab’ plasterboard over the offending Artex. Hack off small patches, prime the bare patches with PVA, and use dabs of plasterboard adhesive (a plaster-based mix) on the bare bits to attach sheets of plasterboard to get a flat surface.

Next week I’m going to discuss strategies to get and retain good tradesmen. This is essential if you have multiple rental properties, or if like me you are involved in developing flats.

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The Pimlico Housing Revolution – Homes for Heros, Flats to Rent

Harry Pollitt, General Secretary of the CPGB.

Image via Wikipedia

Contrary to what might seem logical, squatting in England and Wales is not a criminal offence (providing there is no evidence of forced entry); however, regardless of the legal issues if a property does become occupied by squatters, resolving the subsequent problems of ownership, possession and potential homelessness can be a lengthy process and the source of much legal, financial and emotional distress for all parties involved. Whether people have occupied a property through cultural choice, or as political statement, or out of necessity and in direct response to homelessness and a lack of suitable housing; squatting inevitably results in conflicts of interest and allegiance.

Pimlico might not seem a likely setting for a ‘squatting revolt’ but in 1946 that’s exactly what happened. In his excellent book, a History of Modern Britain, Andrew Marr describes the choreographed mass arrival on Kensington High Street, on the 8th September 1946, of approximately a thousand people (mainly young couples with children) intent on finding decent accommodation. Officials from the London Communist Party had already identified empty properties across London, including in Marylebone, Ealing and Pimlico, and so began the process of taking over these empty properties and moving the families in.

To set the scene – the housing situation in post-war Britain was a critical issue: half a million homes had been destroyed or made uninhabitable by German air raids, a further 3 million badly damaged and, overall, a quarter of Britain’s 12.5 million homes were damaged in some way. There simply weren’t enough houses to go round and an estimated 45,000 people were squatting in Nissen huts, flats, disused army camps, military bases and other properties.

Marr describes the reaction to the London squatters as “superbly British”. Public support was enthusiastic and food parcels, blankets, money, chocolate and cigarettes were collected for the squatters. The press were sympathetic, and the Women’s Voluntary Service provided hot drinks. The government’s response was that the revolt should be stopped, and eventually it “fizzled out” and the squatters left: apparently after they were threatened with losing their positions in the council housing queue.

Government response was more positive in other areas, and between 1945 and 1949, built 156,623 ‘prefab’ houses – many of which were still much loved by their occupants and still lived in in the 1970s.

A fascinating (and entertaining) British Film Institute National Archive film shows an extract from a trailer investigating prefabricated houses as an alternative to solve Britain’s housing crisis. (You’ve got to love those accents :-)   )

I wonder if London, or any UK city or community, would see a similar level of public support for an army of homeless families / squatters descending on their community one day. Or was it the unique circumstances of post-war Britain, with its continuing rationing, overcrowding and poor standards of housing for many, that had bred a particularly strong sense of community spirit – a feeling of all having survived the war together – that would be impossible to replicate now?


Guest Blog by Angela Boothroyd of Online English Lessons

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Robust but Classy Decorating in London Flats.

Richard Greenland

This week’s blog is a continuation of last week’s decorating tips.

I like to emulsion the walls before gloss-painting the woodwork, so that any spray splats on the woodwork can be sanded off when dry.

New plaster should first be ‘mist-coated’ with a 50/50 mix of water and paint and a bit of PVA adhesive. This penetrates the plaster surface better, providing better adhesion. Failure to do so may result in paint peeling in damp conditions in bathrooms and kitchens.

Rollering is quicker if you do it systematically in rows rather than dodging about in all directions. For ceilings use a roller extension handle which is easier than a stepladder. Minimise spray by rollering steadily and not too fast.

Consider silk finish paint for high-traffic areas like hallways and kitchens. It doesn’t collect the dirt like matt and is easier to clean.

For the woodwork there is a definite process. For typical run-of-the-mill rentals the following will give a reasonable finish fairly quickly:

1. All old gloss paint must be sanded lightly to provide a key. Failure to do this may cause new paint to peel especially if it has a rough life in a rented flat.

2. Thoroughly dust off the woodwork with a soft brush and use a hoover to clear the room of dust.

3. Fill any dents with plaster-based filler and use flexible caulk to fill internal gaps such as between skirting and walls.

4. When the filler is dry, sand it flat. Dust off the woodwork lightly and hoover again.

5. Spot-prime any bare wood and filler. I don’t recommend acrylic/ water based ‘quick drying’ paints over old oil paint as they can peel if treated roughly. On new wood they’re fine.

6. Apply undercoat.

7. Lightly sand the dry undercoat to remove ‘nibs’. Dust off again. Probably no need to vacuum as it can just spread stray dust at this stage.

8. Apply top coat thinly to avoid runs.

I never use ‘one coat’ paint. It doesn’t do what it says on the tin!

water-based materials and battery tools stored in the warm

Tip – In cold conditions take home gloss paint to keep it warm for the morning. While working keep it warm in a bowl of warm water. It’ll spread much more easily and run less.

Tip 2 – You can store rollers and emulsion brushes wrapped tightly in polythene bags for several days. Store oil brushes in water, with the bristles completely covered. Flick the water out before using them again.

Tip 3 – Don’t let water-based paints (or any water-based products) get frosted. It breaks down the polymer binders which make it set properly. You can sometimes tell if paint has been frosted as it loses its thick, viscous consistency and seems runny. Likewise PVA dries chalky white, not translucent. Some rechargeable batteries are also damaged by frost.

Next week I’ll talk about getting rid of Artex, the bane of many a renovator’s life.

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Devious Decorating Tips for Flat Walls.

Richard Greenland

Painting and decorating is something many a landlord attempts for themselves at some point. It’s worth having a go yourself for typical mid-range rentals provided you follow some basic guidelines.

First rule – don’t strip wallpaper unless you have to! It may be all that is holding the plaster on the wall. Unless the paper is very textured you can often just paint straight over it. If you have to strip it then use a steamer.

If you do decide to strip, it’s often cheaper and quicker to get them re-skimmed with plaster than re-papered with all the preparation involved in getting the walls flat. But if the old plaster already has existing paint, the new plaster may not adhere properly. So you have two choices. For a more expensive but better finish, chip off the old paint and plaster and start again. Or to save money, sand and fill the walls as flat as possible, then cover them with a slightly embossed paper. This hides a multitude of sins, especially as some papers come ready finished, so no need even to paint! The embossed papers are tougher than the ones with a textured plastic surface coating, which can get scraped off. Woodchip is too dated.

kitchen being installed after decorating

Second rule is to decorate BEFORE you fit things like kitchens and floor coverings. People often assume that the decorating comes last, but then you have to cover up your new kitchen and ‘cut in’ around (carefully paint around) all the cabinets. Much quicker to just paint the walls first.

Third rule is start from the top and work down. This isn’t essential but just makes sense. Do the ceiling first, then any splats on the walls can be cleaned off and painted over. Do the walls next, any roller flecks on the skirting and woodwork can then be sanded off. When you do the woodwork, don’t bother if it goes half an inch or so up the walls. You don’t want to be painstakingly ‘cutting in’ along the walls with three coats of primer, undercoat and gloss. You can do it later in one process, with the emulsion on a brush.

Old kitchen and bathroom tiles can be painted white or neutral colours with specialised tile paint. It does scrape off if subject to heavy abrasion, but is a lot cheaper than new tiles. You can also get a special white marker pen to draw in the grout lines! I’ve got lots of tips to save on tiling but they’ll have to go in another blog.

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The Zurich Axioms Applied to Property

Zurich Axioms

Zurich Axioms

Max Gunther set forth basic share trading principles called The Zurich Axioms, published in this book. In the current climate where everyone is obsessed about whether houseprices have bottomed, or are due a double dip, it struck me that a little review of these trading principles from the point of view of a property investor might be informative:

  • Worry is not a sickness but a sign of health – if you are not worried, you are not risking enough.
  • Always play for meaningful stakes – if an amount is so small that its loss won’t make any significant difference, then it isn’t likely to bring any significant gains either.
  • Always take your profit too soon.
  • Decide in advance what gain you want from a venture, and when you get it, get out.
  • When the ship starts sinking, don’t pray. Jump.
  • Accept small losses cheerfully as a fact of life. Expect to experience several while awaiting a large gain.
  • Human behaviour cannot be predicted. Distrust anyone who claims to know the future, however dimly.
  • Chaos is not dangerous until it starts to look orderly.
  • The historian’s trap – it is based on the age-old but entirely unwarranted belief that the orderly repetition of history allows for accurate forecasting in certain situations.
  • The gambler’s fallacy – there’s no such thing as “Today’s my lucky day” or “I’m hot tonight”.
  • A hunch can be trusted if it can be explained.
  • Never confuse a hunch with a hope.
  • If astrology worked, all astrologers would be rich.
  • Disregard the majority opinion. It is probably wrong.
  • Never follow speculative fads. Often, the best time to buy something is when nobody else wants it.

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Central Heating that won’t cost the Earth

Richard Greenland

Cheap boilers can look tempting, but in my opinion it’s a false economy. A Worcester boiler might be £200 more upfront, but a cheap make could cost you that on one call-out. They are also easier to fit so I recoup a bit on labour costs.

Radiators have a life expectancy of 15 – 20 years, after which they may leak. On fitting new central heating or draining the system for any reason, flushing with a system cleaner and sludge remover, then adding anti-oxidant by Fernox or Sentinel is essential. It will slow the oxidation process, as well as making the boiler run more efficiently. Build-up of sludge and corrosion inside the boiler effectively insulates the internal pipes from heating by the burners, wasting energy.

worcester boiler at one of my flats

Since April 2005 for gas and 2007 for oil, all new boilers fitted to UK homes have to be condensing boilers. This is a clever system by which energy is recovered from the hot flue gasses with a heat-exchanger. As the gasses cool, water vapour condenses out (hence ‘condensing boiler’), and the condensate has to go somewhere. A pipe needs to drain to the outside. Boilers can stop working if these become blocked with ice in cold weather. Hence you can save the cost of a call-out if the pipe is property insulated with foam lagging.

You can also save a call-out if you have reliable tenants you can educate about bleeding radiators. The top of a radiator may go cold because gasses dissolved in the water vaporise out. The gasses can be released with a little brass key which opens the radiator drain cock – the little square nut in one top corner. Gas escapes, and as soon as water comes out, the radiator is full and the cock can be closed. Alternatively automatic bleed valves are now available, see http://propertytribes.ning.com/forum/topics/automatic-radiator-bleed

If system pressure drops frequently it may mean there is a slow leak which needs investigating. Slight pressure drops due to release of dissolved gasses (see above) can be corrected by opening the cock on the boiler to the mains water. Instructions on how to do this should come with the boiler. It’s a simple enough job but I wouldn’t leave this to tenants as over-pressurising the system can cause problems.

If the flat is well insulated the boiler will work less hard and last longer. Your tenants might last longer too. No-one likes being cold or paying high heating bills. The current standard required by building regs is equivalent to 270mm of fibreglass in the loft. Cavity walls can be insulated in the cavity. Solid walls can be insulated inside or outside, although you probably wouldn’t do this unless renovating. Draft excluders can be fitted. I prefer the heavy-duty type with a rigid rod containing a folded-over flexible plastic strip or a stiff brush. Here’s a link.

http://www.screwfix.com/prods/31780/Ironmongery/Draught-Rain-Excluders/Rain-Draught-Excluders/Heavy-Duty-Around-Door-Strips-White-1025mm-Pack-of-5?cm_mmc=Shopzilla-_-Ironmongery-_-Draught%20and%20Rain%20Excluders-_-Heavy%20Duty%20Around%20Door%20Strips%20White%201025mm%20Pack%20of%205&source=aw

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Tenants – £50 for your Thoughts

Rigsby

Rigsby

We’ve heard a lot in recent months from various politicians proposing schemes to weed out dodgy landlords. Most commonly they’re suggesting landlord registration schemes or licencing, but another idea that’s being talked about is to let tenants leave eBay-style feedback for their landlord on a special website, that would tell other prospective tenants what kind of treatment they’re in for.

Upad.co.uk, the UK’s largest online lettings agent, wants to hear from tenants whether you like this idea or not. Would it help you decide whether you’re going to get decent treatment from your landlord, or is it too open to abuse from problem tenants who’ve been – quite unreasonably! – asked to do something like pay the rent? 

It’s a short survey and shouldn’t take longer than a couple of minutes. You can find it at

http://www.surveymonkey.com/s/LD7M9LV

and you can also be entered into a draw to win £50 of M&S vouchers. The survey closes on Friday so get your answers in ASAP.

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Deal Drivers on Twitter

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  • Now look.. I've got accounts to do and Kate Humble is lambing, can't cope with twitter too! 20 hours ago
  • @pimlico_flats lol! Oh it's all glamour in these parts. Mud is my middle name..apart from my MI5 secret code..oh drat, shouldn't have sai... 20 hours ago
  • My accountant is in tomorrow and she's a handful.. i need to prepare. You know what they're like, 200 questions and demands for receipts 20 hours ago
  • @pimlico_flats Did you know Thrupp was the home of the lawnmower invention. It all happened in Thrupp you know. 20 hours ago
  • @pimlico_flats Oh I know...can spot them a mile off in tie-die shirts and love beads (concealing cameras in their flipflops apparently) 20 hours ago
  • @pimlico_flats Mine's not that long, was chewed up in tangle with a Vauxhall Corsa bumper while on MI5 undercover operation in Thrupp 20 hours ago
  • I always think 'pick your own' is code for 'lazy farmer' 20 hours ago
  • @pimlico_flats Oh that's more like, thinking outside the box. 20 hours ago
  • @hwallop Ah well, sounds like he'll be back in again soon so we can all sleep easy! If that was in Glos'shire he'd be on a ducking stool 20 hours ago