Month: November 2020

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Advice for Landlords on Tenants with Pets

Advice for Landlords on Tenants with Pets

In this three-minute read, we look at the pros and cons of letting a property to a tenant with a pet.

Should tenants be allowed to keep pets in rental properties? It’s a thorny subject that is back in the spotlight after an MP called for landlords to be more flexible on the issue.

Conservative MP Andrew Rosindell argues that preventing tenants from being with their beloved pet companion is cruel and discriminatory.

“For most people, being separated from your dog is really no different than being separated from your brother or your sister,” he says.

Mr Rosindell has put forward a bill that would give tenants the right to live with their pet, providing that they can show they are responsible and caring.

Changing attitudes

While the bill is still some way off becoming law – it’s not clear yet whether enough MPs will back it – it does indicate a growing interest in the issue.

A study by YouGov and Mars Petcare found that two-thirds of private tenants would like to have a pet.

However, only around 7% of landlords advertise homes as suitable for pets, meaning there’s a yawning chasm between the number of renters who yearn to have a four-legged friend of their own, and properties where this is possible.

Decisions for landlords

Landlords have an ultimate say over whether pets are allowed in a property, although the Consumer Rights Act 2015 prohibits blanket pet bans.

Instead, landlords  can include a clause in the contract requiring tenants to request permission to keep a pet. Landlords can refuse a request but need to provide a good reason for doing so.

If you receive such a request, here are a few key issues to consider.

Cons

1 Introducing a pet into a property can increase the risk of costly damage. Some landlords have horror stories about dogs digging up gardens, and cats clawing furniture and leaving carpets flea-ridden.

2 If the property is leasehold, some leasehold agreements do not allow pets.

3 Barking dogs can upset the neighbours and be a source of ongoing dispute.

Pros

4 Allowing a reliable tenant to keep a pet could encourage them to stay long term, meaning you don’t have to bother finding new tenants and running more reference checks.

5 Allowing pets could make your property more marketable and therefore you can raise the rent.

6 Rodent reduction – Cats kill rats and mice, so provide an element of pest protection.

Other points of consideration

7 Not all pets are equal. The impact of having a 90kg Great Dane living in a property differs greatly from a caged hamster or a cat. Talk in detail to your tenant about the pet they would like to have, and how they intend to look after it.

8 If the tenant owns the pet already, ask to set vet records to ensure it is vaccinated and microchipped.

9 If the tenant kept a pet at their previous property, ask for a reference from the landlord in question.

10 Make specific provision in the contract for the pet in question so that your tenant can’t take advantage of your generosity and acquire a menagerie of animals.

If you’d like more advice about dealing with tenants with pets, get in touch. Here at Chamberlains, we can provide a detailed briefing about how to stay on the right side of the law and protect your property.

 

 

 

 

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Document and Paperwork Checklist for Landlords in Teignbridge

Document and Paperwork Checklist for Landlords in Teignbridge

In this three-minute read, we look at the documentation landlords need to meet their legal obligations – and avoid messy disputes.

First-time landlords often make the rookie mistake of underestimating the amount of paperwork involved in letting a property.

Many assume that once the ink dries on a tenancy agreement, they’ve got the paperwork sorted – but nothing could be further from the truth.

Record-keeping is an integral part of a landlord’s duties and falls into two categories:

  • Documents that you must keep. Landlords are required by law to keep records covering things such as safety inspections and deposits.
  • Documents that it is wise to keep. Although not obligatory, these records serve as an unofficial insurance policy should a dispute arise. If you wind up in court, you don’t want to rely on a vague recollection that “you paid a guy who was either called Terry or Trevor sometime in 2019 to sort out a few maintenance issues”. Firm dates, times and details of conversations and actions provide a vital paper trail.

Here’s a checklist of documents landlords need to keep:

 1 Gas safety certificate – Landlords are required by law to have gas appliances such as hobs checked every year by a Gas Safety registered engineer.

2 Electrical safety report – Electrical safety inspections must be carried out by a qualified sparky every five years.

3 Tenancy Deposit Scheme (TPS – A landlord must place a tenant’s deposit in an approved TPS within 30 days of payment.

4 Energy Performance Certificate (EPC) – Landlords need to get an EPC every ten years. A registered assessor must carry out the inspection, and the property must have at least an E rating.

5 Landlord registration – Some local authorities in England require landlords to sign up to a register. Check the rules in your local area.

6 Fire safety – Keep all paperwork relating to smoke alarms (you need one on every floor) and carbon monoxide alarms (you need one in any room with a solid fuel-burning appliance).

7 Property inventory – An in-depth report of the property and its furniture, fixtures and appliances will help you resolve any quibbles over belongings or damage at the end of a tenancy.

8 Landlord insurance – A condition of most buy-to-let mortgages, landlord insurance covers you in the event of flood or fire and for legal claims if someone injures themselves in your property.

9 Repair works – Keep all paperwork relating to repairs carried out on the property.

10 Tenant inspections – Keep a record of when you visit the property during the tenancy, and any issues raised. Follow up conversations with an email outlining your discussions.

11 Right to Rent – A landlord must check that tenants have the correct immigration status to reside in the UK. Landlords must keep copies of all relevant documents.

When it comes to record-keeping, many landlords have good intentions but struggle to keep up over time. If you don’t have the energy or inclination to handle the paperwork that is part and parcel of being a landlord, a letting agent can do it for you.

Here at Chamberlains, we’re pedants when it comes to paperwork and pros at keeping tabs on tenancies. If you’d like us to help you manage your property, get in touch.

 

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Lockdown Update for Sellers and Buyers in Teignbridge

Lockdown Update for Sellers and Buyers in Teignbridge

Lockdown Update for Sellers and Buyers in Teignbridge

In this two-minute read, we look at what the announcement on Saturday by Prime Minister Boris Johnson means to home sellers and buyers in Teignbridge.

Just over a week ago we received confirmation England was going into lockdown from Thursday, November 5 until at least December 2.

So, how will this affect people in the process of moving or thinking about selling in Teignbridge?

Well, firstly it’s good news from a property moving perspective because the Housing Minister Robert Jenrick confirmed in a tweet on Saturday evening that the market was still very much open for business.

QUESTION:

‘Can I still move home?’

ANSWER:

‘Yes – the housing market will remain open throughout this period. Everyone should continue to play their part in reducing the spread of the virus by following the current guidance.’

The Minister’s tweet linked to an information guide about the new lockdown which you can find at the bottom of this article.

At Chamberlains, we continue to work hard for our sellers and buyers in a Covid-19 secure way, while strictly following the regulations laid out by the Government.

Yes we Can

We will still offer virtual tours and carry out video valuations.

We can still conduct safety first viewings using PPE, hand sanitisers and social distancing.

We will continue to push hard to progress any sales that are currently going through.

And we will keep everyone we work with updated about any changes that may happen.

Here for YOU

We appreciate this is an anxious time for many of our clients and that’s why we want you to contact us if you have any questions, concerns or need to get a better understanding of what’s happening.

As we were in the first lockdown, we are 100 per cent committed and focussed on doing the right things for our clients, our colleagues, and our community.

Thanks for reading.

PS: Here’s the Government article:

https://www.gov.uk/guidance/new-national-restrictions-from-5-november

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Things Teignbridge Sellers and Buyers Should Do Now If They Plan to Move Next Year

Things Teignbridge Sellers and Buyers Should Do Now If They Plan to Move Next Year

Things Teignbridge Sellers and Buyers Should Do Now If They Plan to Move Next Year

In this three-minute read, we share our five-point plan for a smooth move in six months’ time.

Moving can be stressful ­– some people rate it right up there with divorce in the aggravation stakes – but there are ways you can take the drama and disruption out of the process.

The first step is to acknowledge that buying a new home is likely to be one of the biggest purchases you make in your lifetime.

And if you plan to sell a property to fund your next move, you’re effectively carrying out two incredibly important transactions in one hit. (No pressure then.)

Given the magnitude of the task, if you want to move in 2021, we advise you to start working towards that goal now.

The process always takes longer than you expect, so use your time wisely now so that you can move when the time is right next year.

Here are five tips to pave the way for a successful move.

Research prospective areas

You probably have an inkling already of where you would like to live, but until you get into the nitty-gritty, you won’t know if your dreams are realistic. Review local property prices, pinpoint favourite streets, revise school catchment boundaries and check if there are any major residential or transport projects in the pipeline that will impact the area.

Sort out your budget 

Scrutinise your finances to get a clear picture of your income and spending. Be honest about what you can afford. Consider how your responsibilities might change in future if, for example, you plan to have children or change careers. Identify the size of the deposit you will need, along with costs such as Stamp Duty, legal bills, surveying fees, mortgage insurance, and removals. A free financial review will help. 

Research mortgages

The good news is that interest rates are currently low. However, uncertainty in the market means those looking for a high loan-to-value mortgage may struggle to secure one as many lenders have pulled them altogether. Analyse a wide range of deals to get the best product for your situation. Find out about the best deals for you.

Basic maintenance and refurbishment

Once you know what you’re aiming for, it’s time to get your house, quite literally, in order. Give tired rooms a lick of paint, and mend broken windows, doors, and cupboards. Plant spring bulbs in the garden so that your yard is brimming with colour by March. If you’re considering complex renovations, such as installing a new kitchen or bathroom, get a second opinion. Will you recoup the costs of a major refurb when you sell? Ask an estate agent for their expert opinion.

Declutter

Working on a room-by-room basis, get rid of unwanted items. If an item has some value, sell it online. If not, take it to the tip. Sorting out all your belongings now will mean you won’t have to do it closer to moving when you have other things on your plate. It will also make marketing your property much easier and help you achieve maximum selling price.

If the events of 2020 have made you consider moving, come and talk to us here at Chamberlains. We can give you friendly, expert advice about where the market is heading and the outlook for 2021.

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What Teignbridge Landlords Need to Know About Evictions During Lockdown 2

What Teignbridge Landlords Need to Know About Evictions During Lockdown 2

What Teignbridge Landlords Need to Know About Evictions During Lockdown 2

In this two-minute read, we look at the new rules on eviction enforcement during the latest lockdown.

 

Housing Secretary Robert Jenrick has announced a ban on bailiffs carrying out eviction enforcement during the lockdown in all but the most serious of cases.

 

While the courts are continuing to hear eviction cases, under the new rules announced last week as England returned to lockdown, bailiff enforcement action cannot be implemented until January 11, 2021, “at the earliest”. 

 

Mr Jenrick says the move protects those who have found themselves in financial difficulty through no fault of their own “while ensuring landlords have access to justice in the most serious cases”.

 

He adds: “We are now going further by protecting renters from eviction during the new national restrictions and throughout the Christmas period – with a pause on bailiff activity other than in the most serious circumstances, such as anti-social behaviour or fraud.”

 

There are a few exceptions to the enforcement ban. The bailiffs can act on cases of illegal occupation, fraud, anti-social behaviour, eviction of domestic abuse perpetrators in social housing and where a property is unoccupied following the death of a tenant. 

 

The government says it also intends to introduce an exemption for extreme pre-Covid rent arrears.

 

Uncertainty and case backlog

The latest announcement from the government adds another layer of complexity to the legal landscape when it comes to evictions.

 

This year landlords have had to contend with an eviction ban and an extension to the eviction notice period.

 

To further complicate matters, courts in England are currently working through an unprecedented backlog of cases caused by the first lockdown and eviction ban.

 

As a result, any landlord considering eviction proceedings should prepare for nightmarish delays (and bear in mind that even in the pre-COVID-19 era, the process took months).

 

That’s why here at Chamberlains we advise landlords to view eviction as the absolute last resort. 

There are several ways to avoid the tenant-landlord relationship breaking down to the extent that eviction is the only answer. 

 

By investing time and effort into managing your tenant relationship, and by being thorough with reference checks, record-keeping and inspections, many issues can be resolved without legal action.

 

And if a dispute does occur, expert negotiation and communication can mean a finding a solution without the lawyers getting involved.

 

Investing in a professional letting agent can save you as a landlord time, money, and stress. As the nation continues to navigate its way through the uncertainties of the pandemic, having an expert on your side who can look out for your best interests will help you sleep well at night.

 

If you’d like to know more about how to avoid getting tangled up in the messy eviction process, then get in touch with us here at Chamberlains. We’re happy to provide expert advice on how to manage property investments while staying on the right side of the law.