Ask Lorraine – My Tamworth HMO and damage.

Ask Lorraine – We have been landlords of 2 apartments for 6 years now and have always had fantastic tenants. My husband talked me into adding to our portfolio and we are now running  a HMO. Wow, what a whole new ball game!

The HMO is our former much loved family home, we always had top of the range fixtures and fittings and it was  possibly much nicer than other HMO’s.

Shared House
Shared house

 

 

 

 

Our problem is that my husband seems to be at the property every week sorting issues out. Last night a tenant texted to say that the corner of the marble worksurface in the kitchen is badly chipped. Infact he states that he found a rather large piece of marble on the kitchen floor which he’s left on the hall table, should we need the piece to repair the worksurface.

We cannot understand how this could possibly have happened, surely this is not down to wear and tear?The problem is that it will be very difficult to prove who actually damaged the worksurface and to charge them.

Best Wishes Lily

Lorraine’s Answer – Hello Lily

You have my every sympathy, renting out your own former home is always a recipe for disaster.  No matter how careful the tenants are, they will they be harder on it than you ever were.

One piece of advice – make it nice for them but don’t go to the same expense as you would your own home. Tenants may not deliberately damage your things but as they haven’t had to pay for them the they won’t normally have the same feelings towards them.

The problem with HMO’s is that you cannot prove which resident damaged anything in the communal areas, so basically the landlord has to carry out the repairs and swallow any costs.

You’ve probably already found that running costs of a HMO are much higher than that of a normal AST type tenancy. If you are carrying out weekly repairs it may be in your best interests if you do your sums and decide if running a HMO is still good for you. After all you are running a business!

With the added costs, come the legislation on HMO’s, these  are a minefiled for even seasoned Landlords, maybe a headache too far?

Whatever you decide, I hope you enjoy your property journey.

Until next week

Thinking of Selling your property now or in the near future? Maybe you’re a landlord with property to Rent?

Contact us NOW for a FREE Valuation and find out what Hall and Thompson Estate Agents can do for you….01827 425195

https://www.tamworthpropertyblog.co.uk

https://www.youtube.com/channel/UCyF9OUR3g6E8HywCx7tU4DA

https://www.linkedin.com/in/lorrainethompson2/

https://www.facebook.com/Hallandthompsonestateagents/

 

Houses in Multiple Occupation -Legislation Day 8

We thought it would be useful to provide a quick summary of upcoming Government legislation  for HMO’s in 2018 which will affect landlords.

Houses in Multiple Occupation and Residential Property Licensing Reforms – date to be announced

It is proposed that any property with 5 or more occupiers and all those occupiers who are not related to one another will require a HMO licence.

 

 

 

 

 

Current legislation states – there would need to be 3 storeys in addition to the 5 or more occupiers to require a licence.

I think that a minimum room size will also be introduced, watch this space…..

If you are a landlord or thinking of becoming one for the first time and you want to read more articles like this about the Tamworth Property Market, together with regular postings on what I consider the best buy to let deals in Tamworth (out of the many of properties on the market, irrespective of which agent is selling it) then feel free to get in touch!

http://www.Tamworthpropertyblog.co.uk

https://www.facebook.com/hallandthompsonestateagents

 

 

Ask Lorraine – Should I be given a copy of an EPC for the room I rent

Ask Lorraine – Myself and 4 other males rent a room from our Landlord on a room by room basis. He pays all the bills (they  arrive in his name) and we rent our rooms individually from him. I’m hearing that we should have been given a copy of the EPC when we moved in, is this correct?

Thanks Simon

Energy performance certificate
EPC

Lorraine’s Answer –  Hello Simon,

Legislation refers to an EPC being required  just for “buildings” and mentions giving an EPC to the prospective tenant of a “self-contained letting”  Your dwelling is not self-contained i.e. facilities are shared, as in a HMO (House of Multiple Occupancy)  So according to government guidance your type of dwelling does not require an EPC.

Some landlords do however have EPC’s carried out on HMO’s should they ever need to issue a section 21 notice – regulations state Energy Performance of Buildings is now required in order to serve a valid section 21 notice.

Only a Judge can create a legal precedent on the interpretation of legislation and a Judge is only going to be bound by the wording of the statute. I think this is a grey area and guidelines may well be amended in the future to include “bedsits”. Let’s wait for the first test case to come to court!

My advice for any Landlord  where the house is individual room lets, get an EPC for the whole house, it’s valid for 10 years and at a cost of approx £80.00, it hardly breaks the bank – Belt and Braces approach.

Give a copy to prospective tenants and also to whoever becomes the actual tenant.

Until next week

Interested in reading more of my blogs https://www.tamworthpropertyblog.co.uk

https://www.youtube.com/channel/UCyF9OUR3g6E8HywCx7tU4DA

http://www.hallandthompson.co.uk