Eviction and possession proceedings
Due to the coronavirus outbreak, the government introduced temporary legislation to protect tenants from being evicted because of hardship brought on by the outbreak. Part of the package of temporary legislation they introduced was to suspend all possession hearings and orders until 23rd August 2020. This means that whilst landlords can still submit an application to Court for possession and enforcement of a notice served on a tenant, the application will not be dealt with until after the suspension is lifted.
We suspect that this is going to cause a huge backlog for the Courts to deal with once the government removes the suspension and will inevitably cause a delay in landlords securing possession of their property and repayment of any rent arrears.
Should you find yourself in this position, we would strongly recommend seeking the advice of a specialist landlord and tenant solicitor to ensure the correct procedure is followed to secure possession.
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Electrical Installation Condition Report
After some last minute confusion over dates, the government has confirmed that it is a legal requirement for a satisfactory Electrical Installation Condition Report to be carried out where a new tenancy starts on or after 1st July 2020. A copy of the report must be provided to any prospective tenant before the start of the tenancy. Should the local authority request a copy, this must be provided within 28 days of the request. In the event the condition of the EICR is deemed unsatisfactory, works must be carried out and either a new EICR provided to the tenants or evidence that the works have been carried out. The EICR must be renewed every 5 years or sooner if this is the recommendation provided.
For existing tenancies which are to be renewed after 1st July 2020, it is a requirement for the EICR to be carried out before 1st April 2021.
This is yet another legal loophole for landlords to jump through and something else to remember to carry out. If you would like more information about our management services, please feel free to get in touch.
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Happy 2nd Birthday Green Door!
To say that Green Door’s second year has been a bit different to the first would be an understatement!
The first 6 months of year 2 saw us off to a flying start! The diary was full of appointments with letting agents and private portfolio landlords and plans were in the pipeline to come to fruition later in the year. Then the covid-19 outbreak struck. The whole country went into lockdown apart from essential shops and key workers. Anyone not a key worker was advised to work from home if possible. So we closed the office and all started working from home which was different to say the least! We also had to take the difficult decision to furlough staff. We are very proud to say that this has not impacted the service provided to our landlords, tenants and agents and we have still maintained our high standards of customer service.
The lines of communication were kept open and we reassured our landlords and tenants that it was business as usual. Inevitably some tenants found themselves in financial difficulties and some awkward conversations were had. We dealt with each of these on a case by case basis and didn’t adopt a blanket “one size fits all” stance because every situation is different. We offered a sympathetic ear, explained each party’s position and found an amicable solution.
We now find ourselves slowly coming out of the dark and making tentative plans for the future! We continue to strive to be the best that we can be, adapt to the “new normal” and offer the best property management service to all of our customers.
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Property maintenance
During these difficult times where we are preoccupied with news about the outbreak, it is easy to overlook the importance of continuing property maintenance, including date sensitive tasks such as annual gas safety certificates.
Government guidance states that maintenance issues must still be addressed wherever possible when reported by tenants. If a tenant is self-isolating or shielding, then care must be taken when arranging for works to be carried out. Should the tenant feel that this may put them at risk, then this must be respected, and works should be postponed.
Care must be taken to keep accurate records of communications with tenants, most importantly for date sensitive tasks which have legal implications on the landlord. These records should show the attempts that have been made to arrange the works, the reason the tenant has refused access and the agreed date that you will follow this up with the tenant.
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Domestic Minimum Energy Efficiency Standards (MEES)
As you may recall the government introduced this legislation back in 2018. It introduced minimum energy efficiency levels for rented properties in England and Wales. Any property rented to new tenants from April 2018 to April 2020 must have had a minimum energy efficiency rating of at least an “E”.
If a property had an energy efficiency rating of “F” or “G” which had an existing tenancy, the landlord had until today (1st April 2020) to bring it up to the minimum energy efficiency rating of E.
A copy of each property’s EPC can be found on the central EPC register.
Exemptions are available which need to be regularly assessed as their expiry date varies depending on the exemption applied for. In certain circumstances, it is more cost effective to improve a property’s energy efficiency rating by carrying out the recommended works than it is to apply for an exemption.
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Coronavirus – Covid-19
We have
been monitoring carefully the development and media surrounding the spread of
the Covid-19 virus. To protect our landlords, tenants, contractors and
team members we would like to make the following statement.
1. For now all property visits
have been cancelled.
2. Upon reporting a maintenance issue, before we appoint a contractor, all tenants will be asked the following:
- whether they have travelled overseas since the start of 2020
- whether they have any symptoms of Covid-19
- whether they have been in contact with anyone with the symptoms of Covid-19
- whether they have been advised to self-isolate
If any of these scenarios apply, the contractor appointment will be postponed.
3. We are circulating
information relating to Covid-19 to all parties to distribute information and
help prevent the spread of the virus.
4. We have taken the decision to close our office and are working remotely. We are however still available as usual to contact on the telephone and via email. If you need to reach us, you can still do so but please bear with us if there are some technical issues in the transition.
5. Should members of our team
need to self-isolate, they will be able to do so with our full support and
financial backing.
6. The safety and health of
both our team and those we meet is paramount therefore we will do all we can as
a business to ensure our actions minimise the impact of Covid-19 on all our
clients. For guidance on the symptoms of COVID-19, how to protect
yourself and what to do if you think you have COVID-19 please visit the NHS
website using the following link https://111.nhs.uk/covid-19
The contractors we work alongside are attending to maintenance issues as normal as far as possible although priority is being given to emergencies. If day to day issues can be dealt with, we will arrange these but please bear with us in the event of any delays. Even in the case of an emergency, the situation is being vetted on a case by case basis by contractors upon arrival on site. If they feel there is a risk of infection and cannot carry out works, they have our full support and backing in making their decision. Should any of the contractors need to self-isolate, will use our best endeavours to delay non emergency works but will seek alternative contractors as and when possible.
Should the situation deteriorate, the above will be re-evaluated.
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Right to Rent changes
The Government have recently announced that from 1st January 2021, a points-based system will be introduced for individuals moving go the UK. The points-based system will require all applicants to prove that they have a job offer from an approved sponsor, that the job offer is at the required skill level and that they can speak English. This is for all applicants irrespective of whether they are EU or non-EU citizens. Applicants also need to reach a minimum salary threshold. If they do not, they may still be eligible if they can demonstrate that they have a job offer in a specific shortage occupation or that they have a PhD relevant to the job.
EU citizens living in the UK by 31st December 2020 are eligible to apply to the EU Settlement Scheme and will have until 30th June 2021 to make an application.
At the current time there has been no change in Right to Rent legislation and checks on all occupiers of a property aged 18 or over remain.
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Happy New Year!
Moving into 2020 not only marks a new year and a new decade but also Green Door’s second birthday! It seems like a lot longer than 2 years since we opened our doors! We have come a long way since we started and have some amazing plans in the pipeline which we can’t wait to come to fruition!
This is in addition to us maintaining our usual high level of customer service for our landlords, tenants and partner agents and keeping up to date with the changes and updates in legislation which unfortunately doesn’t seem to be abating at all. The end of the transition period under the Tenant Fees Act 2019 is approaching, the Renters Reform Bill is proposed and mandatory 5 year electrical safety check regulations to name but a few.
As an ARLA Propertymark regulated agent, we adhere to regulations which are higher than the industry standard. We receive regular updates on changes to regulations and attend regular training courses so you know you are in safe hands when you are a client of Green Door.
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Renters’ Reform Bill
The Government have proposed to introduce the Renters’ Reform Bill. The aim is to improve the experience of those living in the private rented sector and the main points highlighted so far are:
- Introduction of a lifetime deposit – it is proposed that tenants be able to pay one deposit which is then transferred from property to property if the tenants move.
- Passporting system – this is to tie in with the lifetime deposit to ensure protection is given to landlords who need to claim against a tenants’ deposit and the new landlord whose property the tenants are due to move into.
- Abolition of section 21 notice – this is something that was proposed last year and has reared its ugly head again! The proposal is to abolish so called “no fault” evictions and reform the grounds for possession.
As more information is released about the Renters’ Reform Bill, Green Door will publish this on our news page and social media.
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Autumn and Winter Property Checklist – Tenant’s Guide
Making sure your property is ready for winter means you’ll be able to keep the warmth in, save money and protect your home too. When the autumn months roll by, make sure you prepare for the colder months with this helpful checklist.
Heating
You can do some simple checks to make sure your heating is ready for winter. This includes radiators and fireplaces.
- Check the pilot light for your boiler is on.
- Your gas safety certificate should be valid and updated annually. Make sure to check with your Property Manager if the certificate has expired.
- Fireplaces and chimneys should have been cleaned before you moved in. But if you are resident for an extended period of time, please check if they are clean and clear.
- Check radiators are working correctly. If you need to bleed radiators you can either do this yourself or request a professional to do it for you.
Plumbing
Keeping the water flowing is even more important in the winter months. These quick checks will make sure you’re ready.
- Make sure pipes are insulated, especially pipes in the loft or outside the premises
- Check the stopcock is working
- Make sure pipes are clear
Insulation
Your insulation needs to be efficient to enable you to keep the heat in. Inefficient insulation means lost heat and lost money.
- Check draught proof covers around letterboxes and keyholes
- Check door and window frames for damage and arrange repair if necessary
Gardens and outside areas
In the winter months, your garden or outside area tends to become neglected. To minimise damage to the property, the garden and the equipment, you should:
- Trim bushes and prune trees
- Rake up any fallen leaves
- If you want to plant shrubs and trees, autumn is the ideal time to do so
- Put away any equipment or outside furniture
Property Exterior
The autumn months are a good opportunity to check the property before the wet or cold weather sets in.
- Check for peeling paint, which can be a sign of moisture penetrating the building
- Check pipes, drains and guttering to make sure they’re clear and properly affixed
- Autumn is a good time to clean windows, once again you might need to hire someone to do this
- Make sure vents are not obstructed
- Check exterior lights are working correctly