Selective Licensing of Landlords

[cashman]

Originally Posted by cashman

Oh i do in a general sense was obviously not refering to ordinary voters, who know no better, but to the real torys on high.

I will attempt to give ya n example- Think "Asbestos" think "Tobacco" those ******* were aware fer decades of the damage these products caused, but continued to let thousands suffer/die fer the sake of profit,

[steeljack]

Originally Posted by garinda

Middlesbrough Case Study – A positive response from a landlord
The tenant, her family and visitors to her home, had been responsible for criminal offences and serious anti-social behaviour over a long period of time. A range of legal measures had been used in an effort to curb their criminal and anti-social behaviour, including two separate custodial sentences for the tenant for dealing class A drugs, and the granting of Anti Social Behaviour Orders for the two eldest sons.
The nature of the complaints received included, drug dealing, gang nuisance, threatening and intimidating behaviour towards neighbours, verbal abuse, criminal damage and graffiti. Due to the refusal of the landlord to work with the Housing Respect Team, the tenant her family and visitors to the property were able to continue to behave with impunity. Residents, afraid of reprisals, were reluctant to report any breaches. However, with the implementation of selective licensing the landlord began to work with the council.
He accompanied the Enforcement Officer on joint home visits and completed a tenancy breach interview. He reinforced the message that the tenant would be evicted if their anti-social behaviour continued and referrals were completed to the appropriate support agencies. Unfortunately, the family refused to co-operate so the landlord was obliged to serve a Section 8 Notice and apply to the Court for possession of the property. Because the tenant lost her tenancy due to her behaviour, she was deemed intentionally homeless and the local authority, therefore, had no statutory obligation to rehouse her. Consequently she lost her priority rehousing established through the regeneration clearance programme. She also lost the right to the displacement compensation payment of £4,400.
LACORS - Subject Content Details


Well I've trawled through tons of information regarding various resident's groups in the areas where landlord licences are already up and running, and there seems to be nothing but praise from the honest, hardworking residents who live in these area, and who apparently have only seen improvements in the quality of life that has resulted from landlord's licences.

Most honest, hardworking, private landlords seem similarly pleased, in having more control about what goes on in their properties.

If this means decent people, who are trying to bring up their families, have less drug dealers as neighbours, which most certainly is the case where it's up and running, that can only be a good thing.

Shame the same rules haven't been applied to "Council estates", from what I hear from family Shadsworth is a bit like the wild west these days

[garinda]

Originally Posted by steeljack

Shame the same rules haven't been applied to "Council estates", from what I hear from family Shadsworth is a bit like the wild west these days

I didn't know drugs were a big problem in the Wild West, besides the generous line of coke, that came ready dissolved in each bottles of Coca-Cola.

[mani]

^^*lmao*

[Eafield]

Selective licencesing! Where did it come from, mandatory licenceing has been around for some time and was well publisiced. It seems looking at this Mr Jones has single handedly pushed this matter through with the obvious objection of HBC.

Interestingly, according to CLAYTONENDER “Over the last 10 days, Labour councillors their relatives and friends have delivered a leaflet explaining about the scheme (and showing a map of the area) - which will be the largest in England. Unless landlords have a license they will not be allowed to rent out properties.” A comment posted on the 5/4/2010, I would like to know how the leaflet was produced and then distributed over the last ten days, considering aproval wasn’t given until the 31/4/2010? Seems to me there is a little crossover here. Politics eh?

As a landlord myself, I concur, licensing is a good thing and should be introduced, however this scheme has been thrown through on a knod and a wink with blaitant ommisions and flaws, with little and no public consultation.

Reasearch consisted of 10,000 enquiries of which only 2,000 were returned, of the 2,000, 80% were in favour. Im not being funny but who interprets these facts and figures, is it a requirment that they have no uunderstandin of their goals?

It doesn’t take a genius to realise that the returned questionaires were returned by homeowners who would have inevetably been in favour. Does it not thereofre make sense that areas with a low response rate are likely high rental areas, as such are these not the very areas that need looking at further. Springhill, who knows the homeowner percentage figures, I have no doubt this area is in excess of 80% rented, not only that has anyone consulted the Police for information relating to anti-social instances in this area. I know what they would say and what about the state of the yards in this area. Just two of the things supposedly targeted.

Licencesing – good idea in principal – perhaps a little more selective though.
A few intresting requirements-

5. The licence holder is required to obtain references for people wishing to occupy the house

No more renting to friends or family without written reference.

7. That an Energy performance Certificate has been prepared for the property within the last five years

Welcome to a new stealth TAX – watch this space, EPCs where the backbone of the magical HIP. HIP what a waste of time, just a sly way of introducing EPCs to the home market, EPC have been mandatory for the last few years on all rented properties and comercial properties. Not too long from know your council tax is going to change probably banded within the current bands based on energy efficiency, just as they have with car tax and co2 emissions. Shouldn’t make promises to Brussells that we can’t keep!

10. That the licence holder reminds occupiers of their responsibilities as regards the storage of refuse on the property

Perhaps on this point we could get started on social standards and individual responsibility for own actions – or alternatively we could remove all the common sense in this world and legislate to cover our arses.

12. That at change of tenancy the dwelling be in a clean and tidy condition with reasonable levels of decoration

Don’t want to harp on, perhaps we could improve education, inject some sense of personal responsibility upon individuals and ask minority of “scumbag” tenants to leave the properties as the find them, better still maybe we could introduce a system that doesn’t require a landlord spends hundreds of pounds pursuing bad tenants and furthermore allows for a legal system that actually provideds for some justice when tenants leave properties in a mess. A tenant in receipt of benefit and not working can currently be taken to court if they cause damage and or owe you money, however the court “will not take any money from them whatsoever” as they are on benefits. That’s if you even know where they are, because the data protection act definitely wont let you find them if they don’t want you too.

13. That licensed properties which are vacant be kept secure and free of accumulations of refuse

Flytippers, how many landlords are flytippers? Empty house, rented next door suddenly your yard is full of rubbish, YOUR FAULT! Sort it within 7 days or ther will be hell to pay.

14. That all applicants for a licence be either members of the Hyndburn Accredited Landlord Scheme, or categorised as ‘seeking accreditation’

This is the BEST ONE OF ALL, sorry to go on. Hyndburn BC had one member of staff handling accreditation within the borough. Mrs Webb she went on long term sick a year ago and she hasn’t been replaced, official line from the council is that there is no one dealing with accreditation at this time. Council officials have stipulated you be members of a scheme that currently doent really exist, when asked by myself the official response is “we will get round it”. Bad news for any landlord that wasn’t accredited before 2008, you might struggle to get a licence.

16. That the licence holder takes all possible actions to remove occupiers were there is evidenced criminal activity or anti-social behaviour

Comes back to the courts on this one. Tenant must be two months in arrears to serve section 8 notice, or alternative section 21 can be serrved but must be minimum of two months, court applications have been taking up to 8 further weeks in Accriington (via Blackburn) non paying tenant doesn’t bother to turn up to court hearing and the judge will still give them a further 28 days to get out. Hows being a landlord sound so far?

Licensing could and would work, but drawing a line around most of Accrington isnt the way it should be done. Give more power to the enviromental health office, two strike rule for all landlords, publicise it to all tenants, that way the landlords that need regulating will be the landlords affected.

Typical government punishes the bulk of law abiding individuals for the shortcoming of the few!

[g jones]

First of all this is a step in the right direction. One of several important measures. If landlords are upset then it is likely we may not see as many 'houses bought for cash' in our areas. Landlords seem to like buying in the cheap areas and turning it in to 'rent land' or rented ghettos whilst in my experience giving the appearance of driving 2010 plated Audis and Mercs, living in 'big houses on the hill' and taking holidays in the Carribean.

As an industry landlords have failed to have a collective social conscience, and whilst capital profits have risen steeply and they have ramped up rents too, all to frequently they have still forgone essential repairs and caused decent tenants no end of problems.

I did one yesterday from one of these landlords who describes themselves as a 'decent landlord' and protesting why they were being picked on. Well here's why. The tenant thinks they are a bad landlord due to lack of repairs/care. They were asked for a year to fix a broken gas fire but the tenants was told there was no money to do so, even though the rent is over a £100 a week. When the gas man came over a year later he condemned it. The tenant had young children in there.

I have done property after property which you wouldn't put a dog in. I have had complaints from residents renting from letting agents. Letting agents who like you to think they are a good firm and why them? I know they also have problems.

The industry as a whole is rotten.

Some are so disgusting it defies belief and I think if landlords want an argument, it's an argument they are going to lose and lose badly.

Some landlords have started to up rents beyond the fee. This tells you everything you need to know about them and the industry and why it needs more regulation - like forced lower rents. Hyndburn Homes charges £63pw and makes a better do.

Don't resume the liberal capitalist Thatcherite economic model is de facto. I am a socialist and will not accept those arguments.

The industry needs to sort itself out and then the Council (the people) won't have to.

Like I said. I am conviction politician and times up for bad landlords. I live in a landlord area. If they try to wriggle out of their responsibilities or try to pass on costs, then there will be more medicine required in order that industry takes on board it's social responsibilities.

[Ken Moss]

Originally Posted by Eafield

Selective licencesing! Where did it come from, mandatory licenceing has been around for some time and was well publisiced. It seems looking at this Mr Jones has single handedly pushed this matter through with the obvious objection of HBC.

Interestingly, according to CLAYTONENDER “Over the last 10 days, Labour councillors their relatives and friends have delivered a leaflet explaining about the scheme (and showing a map of the area) - which will be the largest in England. Unless landlords have a license they will not be allowed to rent out properties.” A comment posted on the 5/4/2010, I would like to know how the leaflet was produced and then distributed over the last ten days, considering aproval wasn’t given until the 31/4/2010? Seems to me there is a little crossover here. Politics eh?

A remarkably detailed epistle for your first post, welcome to the boards.

You've given a lengthy account of why you're not really in favour of the scheme but from speaking to landlords around Rishton they are all very much in favour of it, despite costing more money.

I live in an area which is rapidly turning into a rental zone and it is dragging it down because for every three or four decent tenants you get a family with no respect for anyone or the street where they live. The landlords who own the 'bad' properties are primarily based in Manchester and so really couldn't care less about the community they're ruining, so long as they get their money.

Over the past month, I have been working with a family in Rishton who are saddled with an appaling landlord and, due to changes in the way Hyndburn Homes dish out their houses, are trapped in a hovel. Through getting environmental health, local councillors and even the MP's office involved there is now some movement but the case is certainly not unique and it seems totally unreasonable that any family should have to get all those people involved in simple maintenance of a house.

Having now witnessed the squalid conditions that people are forced to live in under a bad landlord, I cannot understand how anyone would be against the scheme, particularly when it is supported by the reputable landlords.

Get these regulations instated everywhere, the sooner the better, and let's stop the rot from spreading any further.

[garinda]

Originally Posted by Eafield

I would like to know how the leaflet was produced and then distributed over the last ten days, considering aproval wasn’t given until the 31/4/2010.

As a landlord myself, I concur, licensing is a good thing and should be introduced

Approval wasn't given, past tense, until 31st April, 2010?

Well either you're a time traveller, since you posted that on the 13th April, 2010, or you're from another dimension. In which April doesn't end on the 30th, and the 2010 refers to some non-Gregorian calendar, which would explain why you can refer back to time the rest of us haven't experienced yet.

However, since you say you think the licence is a good thing, and should be introduced, it does seem a little odd to pad out that statement with all the other, lengthy waffle.

Since you're hopefully one of the good landlords, and you think the introduction of the landlord licence is a good thing, that's all, er...good.

[garinda]

Must be a little difficult when you collect the rents.

'I've come for September, 2010's rent.'

'But it's only July!'

'Not in my parallel universe, pay up.'

[mattylad]

I think perhaps that was just a typo & he meant the 13th.

The bit about "Unless landlords have a license they will not be allowed to rent out properties." puzzles me.

Under what law will they be able to prevent that?

As for: "I have done property after property which you wouldn't put a dog in" well your renting - you have an option - find somewhere else to live.

[Ken Moss]

Originally Posted by mattylad

As for: "I have done property after property which you wouldn't put a dog in" well your renting - you have an option - find somewhere else to live.

It's not quite as simple as that. Most landlords require a bond of a month's rent in advance plus a refundable deposit - this usually adds up to around £1000, plus there is usually a surcharge if you want to have a pet at the property.

If you end up in a property which develops problems that the landlord repeatedly stalls to put right, you're pretty much stuck.

[garinda]

Originally Posted by mattylad

I think perhaps that was just a typo & he meant the 13th.

The bit about "Unless landlords have a license they will not be allowed to rent out properties." puzzles me.

Under what law will they be able to prevent that?

As for: "I have done property after property which you wouldn't put a dog in" well your renting - you have an option - find somewhere else to live.

Typo?

Posted 31st April, but really meant 13th, the day it was posted?

One would have hoped such a detailed first post would have strived to be accurate, otherwise people would start doubting all the other quoted 'inside' information.

[garinda]

Originally Posted by mattylad

The bit about "Unless landlords have a license they will not be allowed to rent out properties." puzzles me.

Under what law will they be able to prevent that?

Landlord licence under section 95(1) of the Housing Act 2004

[turkishdelight]

This only means the rents will increase to cover this cost, wont solve the problem of these bad landlords. Wonder how much the council will gain from all this extra income in the end being paid by the poor person renting the house.

[garinda]

Originally Posted by turkishdelight

This only means the rents will increase to cover this cost, wont solve the problem of these bad landlords. Wonder how much the council will gain from all this extra income in the end being paid by the poor person renting the house.

Originally Posted by garinda

'I hear people putting down the councils all the time regarding these licenses and inspections and I’ve even had a moan too but without this inspection the property was unsafe and no one would have know better. Is this the kind of property you want one of your relatives to live in? Perhaps your daughter who is renting while in University? I think not! So you can say what you want about Salford Council requiring licenses in order to let out your property but in this case it has saved a potential disaster.'
Salford Landlord Licence Scheme Works | Advantis Home Maintenance Ltd.

The opinion of an independent firm of property repairers in Salford, on their website.

Maximum fine for buy to let landlord after tenant dies in bathroom tragedy - RL news


Well according to an independent builder in Salford, where the scheme has been up and running for a number of years, it is solving 'the problem of bad landlords, and is preventing people from being maimed, or killed by defective appliances that are in the rented properties.

I suppose it all depends what price you put on an innocent life, when it comes down to costs.

Personally I think life is worth more than a few extra quid.