Leeds Private Rented Sector Housing Bulletin - 26th April 2021
Permitted Development - 6th April 2021
The Government has set in legislation so that all homes built through permitted development rights must meet space standards - these Regulations introduce a requirement for all new development of dwelling houses brought forward under permitted development rights to comply, as a minimum, with the nationally described space standards as published by the Department of Communities and Local Government on 27 March 2015.
HMO Re-licensing - make it easier....
We're coming up to the fourth phase of mandatory HMO licensing. You can apply and pay on-line on our reduced (five page) renewal application form if there haven't been any changes at your property, the licence holder is the same, AND your current HMO licence has not expired.
If you allow your licence to expire or there have been changes you will need to submit floor plans with a full application
Check on our HMO register to see when your licence expires. Don't delay - you could be operating without a licence!
Why Join a Landlords Association?
Joining a landlord association has many benefits. Take a look at this bulletin's featured association in Leeds - LPA where membership gives auto-membership to the National Residential Landlords Association.
The National Residential Landlords Association are holding their next Yorkshire and Humberside regional webinar on 10th May 2021 at 7pm. They will be reviewing the latest news in the Private Rented Sector and taking questions from attendees. They will also be joined by Janine Green who will be discussing the risks anti-social behaviour poses for landlords and how they can deal with it.
You can register for the webinar here: https://attendee.gotowebinar.com/register/7892522477235003661
Fire Doors - The Importance of Good Specification and Installation
Fire doors save lives. However, its not sufficient to just have a fire door, it has to have the right specifications and be correctly installed. Check out this video demonstrating the performance of a properly installed fire door compared with one that has not been.
More information of fire doors can be found here: https://www.firesafe.org.uk/fire-doors/
Crowding & Space - Six into one won't go.
Here's a scenario we often hear in Leeds. Imagine yourself at a property auction eagerly waiting to bid on an 'amazing' investment opportunity, a terraced house which some years ago was converted into six fully self-contained flats (or sometimes even more). Yield for the property is apparently more than 20% however you know the average yield for a residential rental property in the UK is between 6% and 8%. Do you hear any alarm bells ringing? Are you asking yourself whilst waiting to bid, if this property has such a fantastic yield, why is it being sold? You may already know, just like car auctioneers, property auctioneers will sell practically anything they're asked to - because due diligence is up to the buyer. You may also know that even if a property has a certificate of lawful use (or indeed approval under permitted development), it’s still not exempt from action under the Housing Health & Safety Rating System (HHSRS) - so buyers beware! Despite all the warning signs you raise your hand and win the bid and pay the potentially inflated price for this converted property. You’re the proud owner of a star performer in your expanding property portfolio.
Sometime later, our officers inspect the property and find all six of the 'flats' to be undersized when assessed using the HHSRS so we issue prohibition orders. Belatedly, you try to get retrospective planning permission for the flats however planners advise a one bedroom flat must be a minimum of 37m². You are left with a property which realistically, after expensive remedial works, can only be let to a single family. Your amazing yield evaporates as does a significant chunk of what you thought was the property value.
Over the past three years we have issued one hundred and eighty prohibition orders primarily on illegally over-developed properties. We have attended tribunals and seen landlord appeals against prohibition orders dismissed because our team has acted correctly. It's not complicated. We ask some very simple questions before taking action such as...how big is the room, what functions is the room expected to serve and can all basic facilities and furniture items associated with those functions be safely accommodated within the room ? Our new Crowding & Space guidance document, which contains more information including the latest Crowding and Space worked examples, will be published on our webpage by the time of our June 2021 newsletter.
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Census 2021
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It is the legal responsibility of the landlord/manager to complete the census if your property is empty. If it is occupied, the tenants must complete it. There is a fine of up to £1,000 for not doing so. |
Selective Licensing in Harehills & Beeston
On the 6th January 2020, Selective Licensing came into force. All landlords letting their properties should have made an application for a licence. We have started issuing civil penalties and securing evidence in relation to approaching 150 cases for failure to licence. If you are a landlord and you haven't applied, you risk potential prosecution with an unlimited fine or a civil penalty of up to £30,000.
You can check whether your property falls within the Selective Licensing boundaries website.
As well as the online application form you can find guidance notes, frequently asked questions and other supporting information to complete the application.
You can phone or email us: 0113 535 1369 email selective.licensing@leeds.gov.uk
Microwave Powered Home Boiler
..could help cut emissions
Details of the Government's Eviction Mediation Service Pilot Announced
In February 2021, a new mediation pilot was introduced as part of the current court process for housing possession cases. The mediation pilot is free to use for landlords and tenants involved in a housing possession court case and helps resolve cases without the need for a face to face court hearing.
Housing Possession Mediation Service
LGA Removes Guidance on Purpose Built Blocks of Flats
After withdrawal by the British Standards Institution (BSI) of its new guidance on fire risk assessments the LGA has withdrawn its document titled ‘Fire safety in purpose-built blocks of flats’. It was a key text for social landlords and other organisations involved in residential fire safety for a decade - but will have relevance across the sector.
It was strongly supportive of the “stay put” principle, which has come under scrutiny since the Grenfell Tower fire in June 2017.
And finally...
Contact the Private Rented Sector Housing Teams:
Area Renewal/Empty Homes and Loans: 0113 3784702.
HMO Licensing: 0113 3784698.
HMO Non-licensable properties: 0113 3782256
Landlord Letting Scheme: 0113 3784701.
Leeds Neighbourhood Approach (proactive work in Holbeck): 0113 3785951.
Reactive Complaints Service: 0113 3784699.
Selective Licensing: 0113 5351369.
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