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Renting Law Changes (April 2012)

Apart from the passing of the 1988 & 2004 Housing Acts by Parliament I have never experienced such a collection of changes to renting a flat all in one go. The following Legislation has just become effective (April 2012).

  • Tenancy Deposit Protection information must now be provided within 30 days or you may be fined and invalidate your right to evict a Tenant by issuing a S21 notice.
  • An EPC must be commissioned before a property can be marketed and the EPC must actually be issued within 7 days of marketing.
  • In 2018, rental properties with the two lowest EPC scores are due to be banned from the market, meaning that landlords must have improved them by then.
  • DHSS allowances for Housing Benefit (LHA) change dramatically.
    • The age limit of the Single Room Rate (SRR) rose from 25 to 35 years old. Anyone under 35 yrs will only get Bedsit LHA
    • The five bedroom Local Housing Allowance rate has gone so that the maximum level is for a four bedroom flat.
    • Local Housing Allowance rates are reduced so that about 3 in 10 properties for rent in the area should be affordable to people on Housing Benefit, rather than every 5 in 10 properties as before.
    • Local Housing Allowance weekly rates in any area cannot exceed:
      • £250 for a one bedroom property
      • £290 for a two bedroom property
      • £340 for a three bedroom property
      • £400 for a four bedroom property
    • Local Housing Allowance (Housing Benefits) will be set in line with the Consumer Prices Index (CPI) instead of the Retail Prices Index (RPI)
  • Small-shared houses or flats occupied by between 3 and 6 unrelated individuals who share basic amenities were reclassified under planning laws from “C3 Dwelling Houses” to “C4 Houses in Multiple Occupation“. Depending in which part of the country you are you may need Planning Permission to rent these.

So from today the tenancy agreements that you use should be different to the ones that you used to use. The way that I keep up to date with legislation is through my membership of the Guild of Landlords which costs me £80 p.a. and provides me with current documents and a legal advice line to advise me on their use.  I chose the Guild because it was strongly recommended to me, and I appreciate the personal nature of the organisation. However the other landlord organisations have their own supporters, and I don’t think that it is important which one you join, just that you do join one of them.

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London Rents Are Rising and It’s All My Fault.

Excited for my medical terminology class today...

Photo credit: LibraryatNight

I was ill – I caught a debilitating disease for which the medical term is Domii Pauci – my G.P. identified the problem and got me an appointment with a specialist who had devoted his life to curing people with this complaint. I prepared a wet fish, and finally the day came for my appointment and I marched into his surgery and announced:

“You bloodsucking leech! How can you live off the misery of your patients! How dare you sit in your comfortable surgery, taking taxpayers money? I am going to make sure that you never practise medicine again! Then I hit him round the face with a wet fish. I don’t think we will see HIM in surgery again!

At least that was the message that I got from today’s Independent in their story:

A new era of house building could create jobs, stimulate growth, and help the poor. So why won’t Cameron do it?

It’s a great story with a lousy message.

Yes there is a problem, especially in London: a modest two-bedroom place in London’s Zone 2 – a standard monthly rent is indeed £800, even £900. The Independent reports hundreds of furious Londoners bombarding with their renting horror stories. One had a 35 per cent rent hike imposed on them at Christmas; another was forced to desert their Stockwell flat after a 40 per cent increase. “My tiny flat in the East End went up by £200 a month for the next occupants when I left”. Clearly the patient is sick, sick with Domii Pauci – a housing shortage.

The Independent’s solution is the wet fish: “Private landlords can do as they please, of course. Having a roof over your head is a basic human requirement and, when there is a lack of houses to go around, it is a need that can be exploited. A landlord knows that, if their tenants don’t like an outrageous rent hike, their only option is to put themselves back at the mercy of the ever more pricey private renting market. According to Shelter, annual rents in inner London went up by 7 per cent last year – or just under £1,000 for a two-bedroom house. When people’s wages are flat-lining, that’s a big hit.”

As a Landlord of some 20 years I have seen this coming, indeed it’s why I am a Landlord. The strange thing is that the Government hasn’t seen it coming, and still doesn’t understand why it is happening, and getting worse. The fixed costs of being a Landlord are increasing exponentially – Pimlico Flats has had to take on an employee solely for the purpose of administering deposits, council tax, utilities. Computerisation has enabled big corporations like Westminster City Council to remove thinking from their activities and leave automated mailshots. New regulations require building work to prevent such things as “death by only having one lock” ……. again, many of the new initiatives are good, and contribute to tenants well being, but some don’t. And all carry a cost, and at the end of the day the tenant bears that cost,  not government, or the landlord.

It’s time for Government and Shelter to examine what leads to higher rents, and what leads to lower rents, and to act accordingly.

Meantime don’t be surprised if Landlords leave the Planet saying thanks for all the fish.


 

Blogging on Pimlico, London, Renting, Property, and Flats – Pimlico

English: The Clock Tower of the Palace of West...

I try to keep this blog tightly on the subjects of Pimlico, Renting, and Flats. It’s not too difficult because I can use the Forum to ramble about other subjects, and this keeps the blog focussed.

I thought that I would stray a little to talk about this blog, and blogging, as a way of thanking my many sources of information, and I have broken the story into three parts.

Pimlico

Renting

Property

 

 

Pimlico

Blogging about Pimlico is probably the easiest of my 3 core subjects, particularly since I define “Pimlico” as being anywhere within walking distance of Pimlico Flats – so that covers Central London, and makes:

  • Victoria & Belgravia “North Pimlico”,
  • Kensington and Chelsea “West Pimlico”,
  • Battersea, Vauxhall, Stockwell, Clapham “South Pimlico”
  • Westminster, Soho “East Pimlico”

I try to focus on free and little published events and attractions, as the bigger professional things are generally commercially advertised and known about. My biggest source of information is the weekly publication The Pimlico News and Journal which is something that I publish myself and is automatically curated from various feeds. It has been sufficiently successful that I now carry it as a page on this website which can be accessed from the menu on the left.

It’s a great Newspaper but I must give thanks to some of the contributors. There are of course the usual traditional sources of information, BBC, Newspapers, but the purpose of niche blogging is to uncover the real story, and here are the local blogs and websites which I follow in order to reach the news other blogs can’t reach:

London Blogs

  • Foremost has to be the Westminster Chronicle  just because we need professional journalists and local newspapers in our lives, and if you don’t use them and pay for them we will lose them, and be all the poorer. I don’t know how the power of the internet will pan out, but printed news is under pressure from free blogs like this, and the free “Pimlico News and Journal” that I just promoted. In spite of my competition with the Chronicle all I can say is that we need our local shops, and newspapers, so please buy a copy from your local newsagent.
  • Londonist  a website about London and everything that happens in it – it’s a professional publication set up in 2004 as The Big Smoker. I like it because, although it is a comprehensive London-wide reference resource, it carries this off with humour and is in touch with it’s community roots (e.g. the Hand Drawn Maps initiative). They provide everything you need to know about the capital, as well as celebrating the quirks, eccentricities, hidden and surprising bits that make up the alternative side of the city.
  • Discovering London - which I juxtapose alongside Londonist because Peter’s blog is small, if not tiny, yet it is brimming over with personality, quality, and originality. Peter has yet to reach his 1st anniversary of blogging, but already his website is one of my favourites.
  • Tired of London, Tired of Life began in October 2008 as a place to document those moments of inspiration for making living in London exciting & different. Doing the same thing day after day can get anyone down, but our city has an almost infinite number of things to see and do. If you’re not getting the most out of London, it is a sad truth that you have no one to blame but yourself. This site was part of a personal plan for the author to get the most out of the greatest city on earth, and it has worked.
  • Going Underground Look at what the mainstream press has to say! The magic, mystery & sometimes maddening shortcomings of London’s Tube are documented with love, enthusiasm & sometimes despair by its unofficial social historian ……. The best blogs have a tinge of obsession about them … On some mornings it can feel like the only reason to be grateful that the Tube exists … one of London’s obsessives
  • Young and Poor  Cheap/free events, gigs, food & drink, or sales —  never paid to mention things so it’s only things worth recommending.
  • Ian Visits does NOT list the mainstream music/theatre/film events which are already so well supplied by the major newspapers and magazines – but DOES list the heritage open days, walking tours and mostly, the astonishing array of free (or cheap) lectures that the societies and universities of London provide. It’s a personal resource of remarkable usefulness.
  • Boris Watch An act of frustration, at the loss to apparent personality politics, and the accusation that somehow young people are to blame …… but also a great tap into the stories that THEY don’t want you to read about.
  • Laura Porter London-based travel writer & VisitBritain Super Blogger, mum, copywriter, tea drinker, afternoon tea addict & all-round London obsessive. She is a professional travel writer for About but I have recommended her twitter feed as she is a model in how to use Social Media. She does so much more than just promote her own writing, and is very generous with the links and information that she publishes. Consequently I would say – if you want to keep your finger on the pulse of mainstream London – follow Laura.

 

English: Pimlico tube station backlit platform...
Now publishing any list of recommendations is always fraught – you forget someone important, offend others, and no doubt there are excellent resources that I am yet to stumble across. I have tried to give an honest account of how I produce the Pimlico Blog, but by no means would I say that it is perfect. I would be delighted if readers add their own suggestions in the comments of websites and blogs that we should all be reading and following.

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May 2012

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2 Bedroom Garden Flat

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