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Luke Aaron
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Not if you received the money in good faith (i.e. you weren’t aware the tenant was no longer eligible).
From:
Luke Aaron
21 October 2020 10:47 AM
I think they’ll allow the Courts to open, thus avoiding any backlash…but just bog it down so much, they may as well be closed until next year. There’s also a bit of a ‘hole’ one can fall into with arrears. You need six months to be able to serve 4-weeks notice, then you apply to the Courts. But you need 12mo arrears to be considered a priority. So the ‘giving’ by the Govt. (of a reduced notice periods on six months arrears) makes little practical difference, for the Courts are no longer dealing with things in date order and therefore there's seemingly nothing to be gained by serving notice at the six month arrears mark over simply waiting for them to accumulate to twelve months and (hopefully) being prioritised in the system...something that'll be far 'cleaner' than somehow, at a later stage, trying to then get prioritised after applying to the Court initially with >6mo/
From:
Luke Aaron
18 September 2020 09:10 AM
No they bloody haven’t. The quiet-as-mice stooge organisation.
From:
Luke Aaron
18 September 2020 09:06 AM
“ Generally privately rented accommodation lags behind other types of housing in terms of property conditions.” Hmm…
From:
Luke Aaron
16 September 2020 15:25 PM
Yet the Grenfell directors…
From:
Luke Aaron
10 September 2020 09:48 AM
Best have homeowners paying CGT at point of sale then too if we’re ‘levelling the playing field’…or stop literally any other business offsetting costs of that business.
From:
Luke Aaron
09 September 2020 18:18 PM
If the tenants approach ACORN, they will help *anyone* (including those causing ASB for other neighbours). I know, because I asked them during a webinar and it got them in a muddle because their immediate assumption was ‘tenants good; landlords bad’. They decided that if they’re an ACORN member, they would help regardless as it’s not their place to pass judgment. I then extended my question if the circumstance was a bad/ASB tenant was a member asking to help block their eviction, but their neighbour was also a member begging for them to go. They near-imploded.
From:
Luke Aaron
09 September 2020 10:32 AM
.
From:
Luke Aaron
07 September 2020 12:39 PM
.
From:
Luke Aaron
07 September 2020 11:46 AM
I believe there *is* now a record (or at least the serious beginnings of a database) that was compiled in secret by Govt. I think the longer term intention is to allocate every property a reference number and log All GSCs, EPCs, EICRs etc.
From:
Luke Aaron
07 September 2020 10:38 AM
CAB independent? Ha!
From:
Luke Aaron
04 September 2020 12:51 PM
.
From:
Luke Aaron
02 September 2020 21:20 PM
If they dig heels in and don’t allow viewings, you’d be doing yourself a disservice putting a board up at a property that cannot be viewed nor, therefore, sold. You’ll be lucky to get Possession before summer 2021. Alternative option is to pay tenant (£500?) to vacate and sign Deed of Surrender…galling, but cheapest/easiest way.
From:
Luke Aaron
01 September 2020 21:20 PM
Councils are staffed by people completely inept at business. They have no skin in the game and are playing with multimillion pound budgets of money that’s not their own, usually through the eyes of jealousy of those that have done for themselves. They couldn’t manage not afford council housing, which is why it was sold off/passed to business partners.
From:
Luke Aaron
27 August 2020 17:03 PM
Unfortunately, it’s going to take the few of us that will fight to contribute more. I’d estimate, realistically that we’d get 5% of LLs backing any action financially. It’s worth far far in excess of £100 to each of us, and despite being unfair that not all chip in, that’s what it’s gonna take.
From:
Luke Aaron
27 August 2020 09:01 AM
Hi Paul, 30+ years, 350+ properties, one of the poorest areas of the country and every single tenant has a homeowner guarantor. Never not been paid and agreement lasts for life of tenancy - periodic or otherwise (until properly ended). If you’ve decided on going to Court anyway, may as well go the additional step. Unlike RGI, it has the added benefit of usually being a family member who will have more sway with the tenant and sort problems out at an earlier stage, once they realise they’re at risk. RGI can’t have a quiet word to settle down any ASB, for example, or arrange to clear the garden of a steady build up of rubbish the neighbour is complaining about. Prevention is better than a cure and all that…
From:
Luke Aaron
27 August 2020 00:34 AM
And if you insist on a homeowner guarantor too, you’ll very likely get paid.
From:
Luke Aaron
26 August 2020 23:06 PM
Almost right, CAB…except it should be a Govt. loan to the tenant. Grants would cost us all.
From:
Luke Aaron
26 August 2020 09:34 AM
Worse still, Notices have been extended to SIX MONTHS until 31st March 2021!
From:
Luke Aaron
21 August 2020 16:00 PM
Is this a ‘precautionary’ measure by the bank as opposed to direct action to mortgage arrears? Who is the lender?
From:
Luke Aaron
21 August 2020 14:01 PM
Who’s ‘Crippins’??
From:
Luke Aaron
21 August 2020 13:44 PM
Mark, it is you who is not in touch with the real world. Unlike say stockmarket investments that have infinite nuanced forces acting upon them that alter the return on that investment, quite aside from the investors ability to pull out the moment they feel uncomfortable, a tenancy has a conscious entity that is is the tenant as part of the mix. Just because the law is set to make instant removal of the problem difficult (and that’s because the very people that set the laws are also the people that would have to pick up the pieces if they made it easier to remove problem tenants swiftly) does not make it anywhere like the correct thing to do, even if there is a particular problem or pressure on the tenant. In your logic, Mark, why is it not okay to walk out of Tesco with a trolley full of essential groceries, without paying, if someone is struggling financially, but also Tesco is not able to either do anything about it and cannot prevent them returning for another trolley full next week?
From:
Luke Aaron
21 August 2020 11:23 AM
I wouldn’t increase my rates on a whim or a regular basis, but each year that ticks by, there’s more legal requirements for me to look out for on the LLs behalf. I never said I would do whatever (how ever much work that might be) was necessary to keep legal forever for a fixed fee. My fee was set when I basically collected the rent and handed it on. Over the years I’ve taken the hit on the extra workload, but recently it was time to let the LLs know it will cost you significantly more and if you don’t like it, find some other mug to do it for you or have a bash at doing it for yourself.
From:
Luke Aaron
18 August 2020 22:37 PM
I too am a long time agent and many LLs have absolutely no appreciation for how much work has to be done and the legislative hoops that must be jumped through now compared with the early days of getting the tenant to sign a single-sided, off-the-shelf, WH Smith tenancy agreement and to pass the rent on to the LL minus our commission every month. We’d not changed our rates for over 20 years and we’ve held them at 10%, only it costs the first month’s rent at first sign up now. We looked at itemising for all the things we allowed our LLs to take for granted (never charged for advertising or inspections, for example), but that was too complicated.
From:
Luke Aaron
18 August 2020 13:49 PM
So a quick look at the website (which wasn't easy to to find) and it seems they are planning on making the experience/system contactless. I think it's a case of finding a place you like online and then clicking the 'sign tenancy' button, with seemingly no interaction with the landlord. Unlike paying for groceries at a self-service checkout or buying an item from Amazon, the transaction that is a tenancy agreement is not just limited to a one-time payment and a one-time, single delivery. Landlords want to know who is renting their property. Perhaps I'm wrong, but I don't see anything particularly good or new, except tenants who want particular properties, but simply don't want to interact with the LL (i.e. be known, personally sized up or potentially accountable in anyway beyond a limited and difficult to claim against deposit)...more like a hotel or Airbnb type set-up...only I don't think LLs will go with that.
From:
Luke Aaron
18 August 2020 11:33 AM
Legally it is. Hardly the point, though…
From:
Luke Aaron
11 August 2020 15:25 PM
Is that the deadline for band C…2028?
From:
Luke Aaron
01 August 2020 10:09 AM
The only real difference between accelerated possession w/S.21 and mandatory arrears grounds S.8 is the latter requires a hearing…but the Notice period is shorter. I don’t want S.21 gone at all, but there’s barely anything gained by your suggestion.
From:
Luke Aaron
31 July 2020 09:10 AM
Check out Speye Joe’s latest article: ‘ Can we solve homelessness in England? The facts say absolutely not!’ for great insight into the stupidity of council thinking.
From:
Luke Aaron
31 July 2020 00:06 AM
Begging for scraps, much? The NRLA are largely useless.
From:
Luke Aaron
28 July 2020 10:06 AM
I had heard they are planning on doing this too, David.
From:
Luke Aaron
24 July 2020 14:45 PM
Govt & Judges would love jurisdiction over current (and only) S.8 mandatory ground. A tweak to the law whilst they’re removing S.21 and having to amend ability to evict because of sale won’t be too much drama. Read the first comment on this article for a little more of my thoughts.
From:
Luke Aaron
22 July 2020 10:35 AM
As S.21 already looks set to go, S.8 under arrears grounds is the only mandatory granting of possession left. That’s okay as I only get rid of tenants causing a problem anyway and invariably that problem is arrears (even if coupled with ASB/damage). But now StepChange want even that to be at the Judge’s discretion, which opens the whole process up to public pressure and potentially politicisation. Housing the people is the Govt’s task/problem -not landlords- and this would allow a quiet word in Judges’ ears to keep tenants in (often substantial) arrears in private property indefinitely in order to take pressure off local authorities and other social housing providers, both of whom are woefully inadequate at the best of times, so removing this pain will make them all but useless. However, what will then happen is LLs will choose to get out altogether and sell using the new ability to evict in order to market the property (like in Scotland) and the entire rental market will suffer terribly in the medium & longer term. When will Govt. realise it is not possible to legislate out of their obligations, such as to house people? People aren’t suddenly going to disappear and the Govt. will always be the Govt. - everyone else is at liberty to pack up and quit…unlike them. DEAL WITH THE REAL PROBLEM YOU CONTINUOUS DISASTER!
From:
Luke Aaron
22 July 2020 09:27 AM
Nothing other than trapdoors for the landlord. That and it’s doing the Court’s donkey-work by spoon-feeding the Judge a get-out if we confirm they’re vulnerable. If it’s a S.21, unless they change the law, the Judge has no jurisdiction, so Covid is immaterial to mandatory rulings (hence the trapdoors to throw cases out).
From:
Luke Aaron
20 July 2020 11:01 AM
With skin in the game (100+ properties) and having had this very conversation yesterday, I would not sell if required to give more away. Surely you understand that this would, at absolute minimum, discourage even some that would perhaps have otherwise considered selling. It’s not emotive, rather logical.
From:
Luke Aaron
16 July 2020 09:15 AM
Precisely! Even those LLs that do (currently) take dogs/pets, it’s only a matter of time before they have a bad experience and then it’s no pets forever more (and across all of their portfolio if they have one).
From:
Luke Aaron
08 July 2020 10:58 AM
“…Housing Secretary Robert Jenrick called on landlords to make it easier for tenants renting a property with pets, so homeowners are being actively encouraged to consider responsible tenants with furry friends.” I call upon Housing Secretary Robert Jenrick to make it easier for landlords to insulate against problems caused by tenants with pets, such as larger/unlimited deposits in order that we be encouraged to take responsible tenants with furry friends.
From:
Luke Aaron
08 July 2020 09:08 AM
The problem here though, Mark is that unlike almost every other credit line, rent is not connected to a tenant’s credit score. Sure, you can’t get blood out of a stone, but (empathy & emotion aside) the system is such that your creditworthiness must take a hit. It simply reflects what is. A more extreme and crude example might be a lovely vicar’s wife knocking down and killing a pedestrian in her car - someone who ran out quickly and unexpectedly. An accident in every sense of the normal understanding of the word, and despite the whole world sympathising with her, it is almost certain she would be prosecuted for dangerous driving, if not driving with due care & attention…for that is the system and the thinking would go that if she were then the accident wouldn’t have occurred. It’s not tenant’s fault, but we cannot break the system, or if we do, we have to have parity…temporary legalised shoplifting with an agreement with the shopkeeper to maybe pay one day…or even complete suspension of the amount owing?? I think not!
From:
Luke Aaron
03 July 2020 12:16 PM
Delighted about the eviction ban end; not at all delighted about pre-action protocol, which will only result in a tenant fully catching up their arrears in a tiny number of cases (but why should we be ransomed creditors anyway)?
From:
Luke Aaron
02 July 2020 11:23 AM
I’d say he’s more than that too…he’s not just a charismatic ‘man-of-the-people’ like others that frequent the pub, he’s garnered the support of those that consider themselves slightly more intellectually, politically & academically mature too, which is his real success. Brexit aside, many benefit-class and a significant number of the working class don’t bother voting.
From:
Luke Aaron
22 June 2020 12:17 PM
Whilst I don’t entirely disagree PossessionFriend, don’t be so flippant…Farage is an outstanding orator and master of logic, quick-thinking, history & detail. There may be some that don’t like his politics, but he only speaks from and formulates arguments based on evidence, regardless of how palatable or otherwise it is. He’s utterly wasted not in Parliament. There won’t be another Farage for a century.
From:
Luke Aaron
22 June 2020 11:17 AM
For a start they need to stop actively supporting anti-LL measures. Then speak up and speak up loudly or simply fold. What is the point in being a practically mute LL voice?
From:
Luke Aaron
15 June 2020 10:56 AM
As always with the NRLA…too little, too late, too quietly.
From:
Luke Aaron
15 June 2020 10:02 AM
Defective paperwork should be overlooked if the Judge deems the tenant to be worthy (through their actions/behaviour) of eviction. Alas, they will be (albeit temporarily) saved by nothing more than mere technicalities. We’re not talking a LL failing to provide a water-supply, people-trafficking or having roughed up the tenant, what we’re actually talking about is an Energy Performance Certificate, that literally no-one cares about, being out-of-date/one point too low that it falls into an abitrarily-decided prohibited band or, perhaps, the LL having taken the equivalent of 5.008 weeks deposit instead of these arbitrarily-decided 5.0000 weeks maximum. Blatant greed by The Law Society and desperation by LA Housing Depts is what it is.
From:
Luke Aaron
11 June 2020 14:34 PM
Or does it only financial responsibility only count for those that agree to the rules/have the ability (if not the means) to be responsible. Although far from being alone, you’re acting as though tenants are a different type of citizen…ones that require special protection and care by those of us who are ‘capable’. Only children and severely vulnerable get such treatment: everyone else is a grown adult!
From:
Luke Aaron
10 June 2020 00:32 AM
So why drink the kool-aid? Just as you will have to take financial responsibility for your downfall though no fault of your own, so too should tenants through the form of loans for rent arrears, with consequences for not repaying.
From:
Luke Aaron
09 June 2020 18:51 PM
I have hundreds of properties. I have virtually no Covid-related arrears/arrears accrued during lockdown to speak of, but I do have long-standing problem defaulter from waaaay before all this now sitting pretty. No infighting, just wrong of the tenant and wrong of the system to put me in this position.
From:
Luke Aaron
09 June 2020 14:39 PM
James is the kinda guy that thinks all tenants are honest and when they say they can’t pay their rent they *must* be telling the truth (for what other possible reason could they have for saying such a thing?) and therefore are genuinely struggling. As you’re a rich landlord, you should invite them over for tea and biscuits, maybe even have a fruit basket delivered to their house and have a nice chat about how you could drop the rent to a level that’s more befitting their pleasing. Start at around 50% and keep dropping from there until your darling tenant (who you are responsible for to the same degree as a parent is a child) begins to smile. Easy this landlording malarkey. He’s all bleeding-heart and would let unlimited number of people clamber into his life-raft, even to his own detriment, because one extra person, won’t make a difference, neither would two, probably not even three, possibly not four, maybe not five…but hasn’t thought his arguments all the way through to realistic possibility. Same as the rest of the Left…all theory with no skin in the game.
From:
Luke Aaron
09 June 2020 01:22 AM
James O’Brien perchance??
From:
Luke Aaron
08 June 2020 11:13 AM
It extends beyond that, Lyndon. I’m the second largest provider of PRS property to benefit recipients (not through choice, but that’s the local demographic). They’re largely unaffected by the current crisis and once you have everything down to a tee, it’s no drama to a professional LL. I share the sentiment that we, collectively, need to ensure the dross of whatever persuasion, stays the LA’s problem.
From:
Luke Aaron
05 June 2020 20:29 PM
A literal £15,000 cash in a briefcase would have me still unsure. If I get the lowest of the low tenant trash the place, I’ll need that money to put right…but then I have the hassle-factor. Genuinely, I was trying to figure out how much it would take for me to want to do this and I think £15k hard cash still isn’t enough.
From:
Luke Aaron
27 May 2020 08:39 AM
Anybody at all surprised?
From:
Luke Aaron
27 May 2020 08:34 AM
We’ve just stayed closed. Very little that can’t be done from home. It’s a once-in-a-lifetime thing, so enjoy it. And with furlough staying until October in one form or another, why bother?
From:
Luke Aaron
22 May 2020 14:59 PM
Compassion is one thing, but completely altering a financial relationship (on the assumption the LL is actually able to take the hit) is something entirely different and should not be expected of LLs, nor indeed any other sector/industry…especially when the likes of councils are not reducing council tax on empty properties that have not been able to be let. I doubt they’ve given council house tenants a reduction either…!
From:
Luke Aaron
13 May 2020 09:08 AM
Mark, you’re a fool. I watched many a comment from you, convincing yourself you’re reasonable and moderate, when in fact your proposing nonsense! The banks, who can borrow from the BoE at 0.1% are lending out BBLs for profit with the Govt. underwriting them. Also, the person needing the money is the one that borrows and takes the responsibility (in this case, it should be the tenant) and the banks can destroy your credit rating and any possibility of lending in the medium term if the borrower defaults. Furthermore, the bank can still refuse if you don’t meet the criteria, whereas in this example a LL would have no choice. If we’re talking commercial tenants, then the Small Business Grants can service the rental payments…!
From:
Luke Aaron
11 May 2020 15:33 PM
Care to expand? Extrapolating 2.6m from a sample size of 25 should be called out. CAB is unfit for purpose.
From:
Luke Aaron
01 May 2020 09:57 AM
Mark, I’d be curious how you think my tenants (I specialise in HB/UC in one of the country’s poorest towns) could be encouraged to homeownership. Whilst their benefit amount might indeed cover the raw mortgage repayments, they would not have either enough to cover the myriad of other expenses such as insurance, nor the wherewithal to tackle ongoing maintenance, let alone be able to save for a deposit or maintain a credit score in order to qualify for lending. These people absolutely need hand-holding and really should be in social housing, but slowly they are using the ‘Affordable Rent’ calculator (some 47% above benefit rates) to swap places with us in the PRS.
From:
Luke Aaron
01 May 2020 09:51 AM
From what I understood the premium long-term empty charge was LA discretionary and should not be applied if LL is working either with or towards a ‘positive’ outcome (as opposed to just abandoning and ignoring.
From:
Luke Aaron
27 April 2020 12:45 PM
Finally. Been saying this virtually from day 1 as it was clear we wouldn’t be able to let empties at this time.
From:
Luke Aaron
27 April 2020 09:26 AM
“…the committee is interesting in finding out how effective the support provided by MHCLG in addressing the impact of Coronavirus on those in the PRS…” What support? Seriously…what support are they referring to?
From:
Luke Aaron
24 April 2020 13:07 PM
Just suspend them, along with Gas Safety Checks, just as MOTs have been. Stop with this ‘obligations haven’t changed’ nonsense, yet everything HAS bloody well changed. Seriously, who the hell cares about energy efficiency in times like these??
From:
Luke Aaron
03 April 2020 11:15 AM
I read it as we don’t have enough police to forcible lock us down and they are trying their hardest to not cause either a panic or realisation that mass civil disobedience would be difficult to contain. Everything Govt. is saying is to appeal to the public’s better nature.
From:
Luke Aaron
25 March 2020 15:39 PM
Literally, nobody cares. Now try doing it without any articles about what good you’re doing and without the company name at the top of the announcement. Only then will I believe you did it for altruistic reason, you opportunist.
From:
Luke Aaron
25 March 2020 09:49 AM
Begin a MoneyClaim
From:
Luke Aaron
24 March 2020 11:03 AM
Obviously they’ve not read the legislation…
From:
Luke Aaron
24 March 2020 10:42 AM
A landlord has come to me with a problem tenant £13.5k in arrears. World don’t stop turning, Sue. I presume you’re in the south.
From:
Luke Aaron
24 March 2020 10:11 AM
Does this mean I can serve S.21 today but just with a 3 month length on it?
From:
Luke Aaron
24 March 2020 10:01 AM
What a load of utter ‘London Bridge’ middle-class, dinner party landlord BS.
From:
Luke Aaron
22 March 2020 00:22 AM
Fingers crossed.
From:
Luke Aaron
22 March 2020 00:20 AM
It does…the Bailiffs have stopped. Entirely. For at least 3 months.
From:
Luke Aaron
22 March 2020 00:19 AM
Luminus, anyone??
From:
Luke Aaron
22 March 2020 00:15 AM
LLs are not supposed to rent property that is not affordable to a tenant. This is the Govt. doing excactly that!!
From:
Luke Aaron
05 March 2020 17:01 PM
Obviously a regional thing, as I currently have 350 homeowning guarantors (none with RGi) and have never lost out on the scores of them I’ve claimed from over the years. RGI might save me the, almost weekly, Court headache though.
From:
Luke Aaron
05 March 2020 09:25 AM
Who do you use for RGI, Paul? They’ll do it on guarantor will they? Locally it’s not been possible as tenants are credit useless, but if it can be obtained on the guarantors’ credit status, I may give it another look.
From:
Luke Aaron
05 March 2020 09:04 AM
I’m not interested in a deposit…it’s a homeowner guarantor I want! Govt. could make the deposit and first month’s payment on a Ferrari or a super yacht for someone…doesn’t mean they’ll have the ability to continue paying. And worse than those examples, where the unpaid for item would be quickly taken back, a landlord is effectively forced to continue to allow them use of the property all with no further payments! It is the responsibility of Govt. and Local Authorities to look after its peoples, not landlords…cover the entirety of the potential arrears/damages or clear off barking at the private sector’s door! Stop passing your problems off or change the law to make individuals wholly responsible (an attachment to benefits might be an absolute minimum start-point). I’ve been saying it for the last fifteen years, but I think there’s more chance that as the use/insistence on guarantors because nationwide, Govt. are more likely to try and legislate *against* their use as a ‘solution’ for landlords. Aside from having wider legal consequences, that really will see the collapse of the PRS.
From:
Luke Aaron
05 March 2020 07:58 AM
Doesn’t sound like they’re offering much of an incentive. At all.
From:
Luke Aaron
11 February 2020 08:54 AM
But they can’t even police those agents not a member of a redress scheme. I have dutifully complied and watched others blatantly ignore the rules, despite me reporting them. These are far fewer in number than every single LL.
From:
Luke Aaron
30 January 2020 09:44 AM
Who. Gives. A. Toss??
From:
Luke Aaron
21 January 2020 18:21 PM
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01 May 2020 09:51 AM
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27 April 2020 12:45 PM
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27 April 2020 09:26 AM
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24 April 2020 13:07 PM
From: Luke Aaron
03 April 2020 11:15 AM
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25 March 2020 15:39 PM
From: Luke Aaron
25 March 2020 09:49 AM
From: Luke Aaron
24 March 2020 11:03 AM
From: Luke Aaron
24 March 2020 10:42 AM
From: Luke Aaron
24 March 2020 10:11 AM
From: Luke Aaron
24 March 2020 10:01 AM
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22 March 2020 00:22 AM
From: Luke Aaron
22 March 2020 00:20 AM
From: Luke Aaron
22 March 2020 00:19 AM
From: Luke Aaron
22 March 2020 00:15 AM
From: Luke Aaron
05 March 2020 17:01 PM
From: Luke Aaron
05 March 2020 09:25 AM
From: Luke Aaron
05 March 2020 09:04 AM
From: Luke Aaron
05 March 2020 07:58 AM
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11 February 2020 08:54 AM
From: Luke Aaron
30 January 2020 09:44 AM
From: Luke Aaron
21 January 2020 18:21 PM