Landlords Development Forum
Tuesday 26th June 2012 – 6pm
Committee Room 1, Wallace Green, Berwick
Present: Philip Hanmer, Christine Cowans, Bruce Haagenson, Sharon Hubb, Bob
Cadman, Martin Harrington, Brian Bearhope
Apologies: Julie Riley, Angus Collingwood-Cameron.
Action
1.
2.
3.
Introductions, Philip Hanmer (Chair) opened the forum introducing the Existing Stock
Team to the landlords
Sharon Hubb - Counter Terrorism Strategy
Sharon introduced herself to the landlords and gave a description of her work. Sharon
advised that the threat level of terrorism is at this time reported as “substantial”.
Sharon also advised that terrorists have been located living in the North East, also
pointing out that we should not assume that all terrorists are as stereotypical. Sharon
advised landlords to report any concerns they have over change in behaviour of
tenants. Sharon gave two examples of terrorists living and working in the North East,
band also pointed out links to the area from other terrorists.
Questions and Answers
Caroline Saul (Red Roof Community Engagement) asked if information sharing could
benefit both, pointing out the cost of CRB checks, Bruce Haagensen pointed out in
working with the LA Housing Allowance recipients will be checked automatically, but
also suggested that Sharons team could work with the NLA/LA more closely
Bruce Haagensen said that tenants often ask landlords to supply a landlords name;
confirming they have a tenancy as requested by the Home Office, this allows them to
bring spouse/partners into this country, if the tenant then “disappears” should they
alert Sharon’s team, Sharon suggested they should, Caroline Saul states her
organisation does this as a matter of course.
Bob Cadman – Electrical Safety
Bob introduced himself to the landlords and gave a brief presentation on electrical
safety and why it is important for landlords to have their properties checked regularly.
Bob advised the landlords that someone dies every week in an electrical accident in
the home as well as 4000 injuries and 8000 fires. Electricity causes some major
injuries in the UK but is taken far more casually than Gas - at least with Gas you have
the chance of smelling it, with electricity you find the fault by touch!
A landlord must ensure that the fixed electrical installation is 'safe' i.e. no unacceptable
risk of injury or death, or damage to property. The fixed installation includes the
consumer unit, fixed wires, wall sockets, light fittings & switches etc. There is no
statutory requirement to have safety checks on electrical installations, however The
Landlord and Tenant Act 1985 requires the landlord to ensure the electrical installation
is safe when the tenancy begins and that it is maintained in a safe condition
throughout that tenancy.
A landlord must ensure that any electrical appliance supplied is 'safe'. Whilst there is
generally no statutory requirement to have safety checks completed on electrical
appliances, the Landlord and Tenant Act 1985 requires the landlord to do so.
Licence conditions for some HMOs (Housing In Multiple Occupancy) may require
testing of portable appliances. ‘PAT’ (Portable Appliance Tester) is the equipment
used to test appliances. Other electrical appliances may be permanently wired into a
socket (‘fixed appliances’), such as washing machine, cooker, fridge. These also
require inspecting and testing. It is advisable for landlords to at least make a visual
check on all these appliances between tenancies for any obvious signs of damage.
A landlord can detect or prevent possible defects by simple actions:
• Check that Main Earth is present.
• Check that Protective bonding is connected.
• Check for signs of distress at Fuse Box
• Check for signs of distress at accessories
• Make a visual inspection of electrical appliances for defects at the
commencement of each tenancy and annually thereafter.
• Check for frayed wiring, badly fitted plugs, cracks and chips in casings,
charring, burn marks or any other obvious fault.
• Ensure that fuses of the correct type and rating are fitted.
• Maintain records of the checks carried out and fuses fitted for all the
appliances supplied.
All landlords are advised to have an Electrical Installation Condition Report (formerly
called a Periodic Inspection Report) carried out on their properties. This is not a legal
requirement but is good practice. This report is given for an inspection on the condition
of existing electrical installations, to identify any deficiencies against the wiring
regulations. Any limitations to the inspection must now be agreed beforehand, stating
the reasons. The codes were changed in January and are now as follows:
C1 = Immediate Danger
C2 = Potential Danger
C3 = Require Improvement
Bob also encouraged landlords to pick up one of the leaflets we supply issued by the
ESC,” Landlords Guide to Electrical Safety.”
As part of NCC’s Accreditation Scheme one of the benefits to landlords is to have an
Electrical inspection carried out to their property free of charge. If you would like any of
your properties accredited please contact a member of staff.
4.
Martin Harrington – Energy Performance Certificates
Martin Harrington – Domestic and Commercial Property Energy Assessor gave
a brief presentation to the landlords and explained why all privately rented
properties need an Energy Performance Certificate.
Martin explained that one of the directives our government made to the
European committee on Reducing Carbon Emissions, was the Government’s
acceptance of the ‘Kyoto Agreement’ and the EU’s ‘Energy Performance of
Buildings Directive’ to reduce Greenhouses gases. The Government had no
way of collecting data on how Energy Efficient the housing stock was in UK,
Scotland and Northern Ireland so agreed that collecting the data using EPC
would satisfy the ‘Kyoto Agreement’. If the set target figure is not met by a
certain date the UK Government will receive a massive fine for not meeting
what they said they would achieve. The introduction of EPC’s and The New
Green Deal will help achieve their target reductions in Carbon Emissions.
According to the law, every property that is marketed “For Sale” or “To Let”
must have a valid EPC in place before marketing takes place or be available
within a reasonable time of 7 days or show proof of ordering an EPC. This
requirement covers all residential and Commercial property so ALL Property
including “Holiday lets” that are Let out more than 4 months a year need an
EPC.
The Marketing Agent is responsible for making sure that an EPC is in place
and available to potential Buyers or Tenants with all property literature. The
Marketing Agent is any of the following; Estate Agent, Letting Agent, Holiday
Letting Company, A person Letting or Selling a property Personally including
Holiday Lets.
Trading Standards police the EPC requirement and check Estate Agents
websites and local newspapers as well as Holiday Let Company websites and
brochures. There is a central Register which holds all EPC reports which is
“Landmark” on the Government website. Every time an EPC is completed it is
sent to this website to enable data to be collected for the Government. Certain
registered users can access this data to confirm that a valid EPC is already
held for the property to avoid duplication. If an EPC exists it will be held here
for trading standards and authorised users to check. The penalty for not
holding a Valid EPC is a fine of approx £200 for none compliance on a
domestic property and up to £5,000 per breach, depending on the rateable
value of a commercial property.
Energy Performance Certificates provide property owners, buyers and/or
tenants with a professional assessment of energy use within a property against
set standards.
It shows the Energy use of that property and what it will cost to heat and light
the property, which can vary for different types of heating systems. This
information may be vital to a person with restricted monthly income. It can also
be used to enhance a property’s current Heating system and make people
aware of the alternative forms of heating and use of Electricity in a property. It
is now used to create a report to identify Energy Efficient features that can be
installed for FREE . The Green Deal is being rolled out in Autumn 2012 and
will provide every home with Free energy saving enhancements to help
everyone reduce Energy Consumption.
The Green Deal has been created to allow every person to enhance the
property they live in for Free by using a new Green Deal Fund. This fund will
be used to pay for the property enhancements and the amount of money saved
by completing the enhancements will pay for the enhancements by your
Energy Supplier. For example- You currently pay £80 per month for Electricity
for your property. But after an EPC has been completed, it shows that by
installing Loft insulation and Energy Efficient Light bulbs throughout the
property, you will save £200 over 1 year. The Green Deal fund will pay for a
Green Deal Installer to complete this work for free and they claim this money
from the Energy supplier. The supplier may charge slightly more on the bill.
Martin advised the group that from April 2016 a residential or Commercial
property that has an Energy Rating of “E” or below, cannot be offered for rent
to tenants.
At the moment if you wish to have Solar photovoltaic’s panels fitted to your
property, you will need an EPC report to establish the current Energy Rating of
your property. If it does not have a “D” rating or above, you will not be able to
get the higher Feed in Tariff (FIT) of 21p per unit generated and will only
receive the lower rate of 9p per unit. So if your property is not Energy Efficient,
you will not get the higher payment for generating Electricity.
As home owners we have a lot of catching up to do in relation to making our
homes more Energy Efficient compared to our European neighbours who have
been installing triple glazing for 80 years, their buildings have Energy Efficient
light bulbs as standard.
5
Brian Bearhope – Housing Benefits Team Leader, Berwick
Brian introduced himself to the group and was on hand to answer questions
from Landlords. He discussed Universal Credit which will be piloted across 7
Jobcentre Plus areas.
Brian went on to explain that Council Tax benefit as such no longer exists, but
is replaced by Council Tax Reduction scheme, Working age recipients of
Income based Benefits will find that they will have a portion of CT to pay next
year under this scheme.
Bruce Haagensen said that from April of next year there would be cuts in
benefit due to the changes regarding Empty Rooms.
Caroline Saul said that some landlords were exploring the possibility of letting
properties on a shared basis, but also said there could be an increase in the
number of younger people (aged 18-24) losing their tenancies due to changes
in Housing Benefit.
6
Bruce Haagensen, Landlord Accreditation
Bruce explained that the NLA accredits the landlord, whereas NCC accredits
the property. He explained how to become NLA accredited and that NLA and
NCC had formed a joint working relationship; NCC would inspect 10% of NLA
accredited landlords properties.
Bruce also mentioned that the NLA have Property Woman of the Year awards
coming up and welcomed nominations.
Bruce also encouraged landlords to talk to tenants re potential benefit reduction
or loss
Caroline Saul said she knew of one landlord who had 49 properties going into
receivership purely due to non-payment of rent.
CC/PHH 12/7/12