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Issue 16 - October 2009

Welcome to the October 2009 edition of the Greater Nottingham Landlords' Electronic Newsletter.

Contents

  1. Properties that are unoccupied and unfurnished in Rushcliffe - An unoccupied and unfurnished property is exempt from council tax for a period of up to 6 months...
  2. Broxtowe Borough Council's Landlords' Forum - The forum will be held in the Council Chamber, Town Hall, Foster Avenue, Beeston, Nottingham, NG9 1AB, on Thursday 15th October 2009...
  3. Community, Landlords and Students Join Forces - This article has been taken from the Nottingham Evening Post on Monday 24th August 2009 and highlights the importance of students and residents working together...
  4. Is your HMO licensed? - It has been a requirement under the Housing Act 2004 Part 2 since April 2006 for certain Houses in Multiple Occupation (HMOs) to be licensed...
  5. Grants for Gedling Landlords - Are you a landlord in Gedling Borough Council's area? Is your property in need of renovation...
  6. MINUTES - Nottingham City Council Landlord Liaison Panel Meeting September 15th 2009
  7. Millions Of Pounds Wasted On Housing Benefit Reforms according to the NLA - The National Landlords Association (NLA), the UK's largest representative body for private-residential landlords, has claimed that millions of pounds of taxpayers' money is being wasted by a new method of paying housing benefit, the Local Housing Allowance (LHA)...

Properties that are unoccupied and unfurnished in Rushcliffe

An unoccupied and unfurnished property is exempt from council tax for a period of up to 6 months. After that, council tax is due at the full rate, until the property is occupied.

For properties requiring or undergoing major repairs to make them habitable, or where structural alterations are taking place which are not complete, the exemption is time-limited to 12 months, or 6 months after work was completed whichever is the sooner.

An unoccupied and furnished dwelling which is not a main residence is subject to a 50% discount.

For a full list of exemptions, and the various categories of discounts, landlords should contact the Council's Customer Services Centre and ask for the Council's 2009/10 council tax and business rates (NNDR) leaflet.

Postal address:
Revenues Services,
Rushcliffe Borough Council,
Civic Centre,
Pavilion Road,
West Bridgford,
Nottingham
NG2 5FE.

Email address: revenues@rushcliffe.gov.uk

Telephone our customer services centre: 0115 981 9911.

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Broxtowe Borough Council's Landlords' Forum

The forum will be held in the Council Chamber, Town Hall, Foster Avenue, Beeston, Nottingham, NG9 1AB, on Thursday 15th October 2009, starting at 6:45pm for coffee, with a 7pm start. It is expected to run until 9pm.

This is an opportunity for landlords with properties in Broxtowe to meet key members of the teams dealing with private sector housing, council housing and housing benefits. Landlords will also have the opportunity to discuss subjects of relevance. There will be presentations from:-

Michelle Howell from the First Lets Scheme will attend the forum, along with various members of staff from Broxtowe Borough Council including the Private Sector Housing Team and the Homelessness Prevention Team.

Refreshments and a buffet will be provided, along with the opportunity to discuss the evening's events with speakers, Broxtowe Borough Council staff and other landlords. Car parking will be available in the car park to the rear of the Town Hall, off Devonshire Avenue.

Please contact Deborah Bloomfield on 0115 917 3554 if you will be attending.

As this is a free event, organisers would be grateful if you could get in touch if you become unavailable to attend after booking.

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Community, Landlords and Students Join Forces

This article has been taken from the Nottingham Evening Post on Monday 24th August 2009 and highlights the importance of students and residents working together.

Campaigning residents are hoping to improve the quality of life in their area.

The Dunkirk and Old Lenton Community Association is leading an initiative to improve housing in Dunkirk by working with students and landlords.

A group of landlords showed residents and students around homes they have renovated.

The aim was to spread the word about the standard students should expect in their rented homes – in the hope that it would marginalise scrooge landlords.

The community association is also making its facilities available to students, by running games and quiz nights, in an effort to promote a positive relationship with students.

Lesley Fyffe, chairman of the community association, says the number of students living in the area has expanded rapidly in the last ten years, which has caused problems.

But conditions are improving and the community is determined to encourage higher standards of housing and good neighbourly relations.

Some homes have landscaped gardens, outdoor seating, gazebos, and barbecue areas, as well as fire doors and alarm systems inside.

The full story can be found on the this is Nottingham website.

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Is your HMO licensed?

It has been a requirement under the Housing Act 2004 Part 2 since April 2006 for certain Houses in Multiple Occupation (HMOs) to be licensed. Licensable HMOs are those comprising of 3 or more storeys with 5 or more people in two or more households. The maximum fine for failing to obtain a licence is £20,000.

It is now over three years since this legislation came into force and there are still a number of landlords operating HMOs that must be licensed who have not yet applied for or been granted a licence.

Nottingham City Council takes this extremely seriously with enforcement officers taking further action to get landlords to apply for licences for these properties. In some cases this may result in landlords being taken to court for failure to apply for a licence.

Three landlords have been prosecuted recently for failing to apply for a HMO licence.

Miss Weise was operating an HMO without a licence and she also failed to comply with a notice under the Local Government (Miscellaneous Provisions) Act 1976. In total Miss Weise was fined £4,500 with £500 costs.

Mrs Brooking was operating two houses without a HMO licence and she also failed to comply with a notice under the Local Government (Miscellaneous Provisions) Act 1976. Miss Brooking pleaded guilty and was fined over £5,000.

A property owned and managed by Dr Mehat which housed 'significant fire risks' to the seven students residing at the property was operating without a HMO licence. Dr Mehat pleaded guilty to failing to manage the property correctly and for failing to apply for a HMO licence. He was fined £10,000 for not having a licence, £4,000 for breaches of management regulations and £6,534.06 legal and investigation costs - a total of £20,534.06.

Mr Swali was found to be operating a HMO without a licence although he had already licensed his other HMO properties. He was fined £4,000 for not having a licence and £1693.40 costs.

Once a landlord has been convicted, the associated tenants can apply to the Residential Property Tribunal (RPT) for a Rent Repayment Order (RPO).

To obtain an application form, please contact the HMO team at Lawrence House, Talbot Street, Nottingham, NG1 5NT, telephone 0115 9156798.

Further details on prosecution results can be found on the Nottingham Evening Post website and RPT decisions can be found on the Residential Property Tribunal website.

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Grants for Gedling Landlords

Are you a landlord in Gedling Borough Council's area?

Is your property in need of renovation, repair, or improvement to meet the Government's Decent Homes Standard?

Gedling Borough Council is providing grants of up to a maximum of £10,000 to encourage private landlords to bring their property up to the Decent Homes Standard. The grants are repayable when the property is sold and will cover 50% of the cost of the eligible works to renovate the property.

To qualify, the property must be occupied by a "vulnerable" tenant, i.e someone who is aged 60 or over, or disabled, or by a family with children aged 16 years or under. The tenant must also be in receipt of income-related benefits.

If the property has been empty for six months or more, a renovation grant can be provided to bring it back into use and let to a "vulnerable" tenant.

For more information, contact Gedling Borough Council's Customer Contact Centre on 0115 9013972.

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MINUTES - Nottingham City Council Landlord Liaison Panel Meeting September 15th 2009

EMPO Office, 78 Lenton Boulevard

Present: Landlords: Matthew Buxton, John Buxton, Shad Ali, T Hussain, Andrew Tristram EMPO Ops Manager, Ivan Bleakley, Peter Gill, Paul Rowland, Atma Dhilon, Jeff Somers, Tom Glanz, Angela Lyons, Christine Darvill
Nottingham City Council: Keith Rose, Lorraine Raynor, Hazel Smith, Shaaron Johnson, John Cockcroft, Steven Perry
Letting Agents: Owen Coslett, Joanne Leverton

Minutes prepared by Christine Darvill

1. Apologies - Frank Hardy, Bob Broughton, Councilor Clark, Mike Cole, Jason Martin

2-3. Minutes of the meeting held on 16 June and matters arising.

Concern raised that "Sustainable communities legislation" was mentioned very briefly by Lorraine at the end of the last meeting and a link was then sent a few days later. Lorraine explained that the timescale was very tight and little was known about the consultation at the time of the last meeting, so it was not flagged up about the issues that would affect landlords. Agenda then amended to cover this point first and in more detail.

4. Sustainable Communities Act.

Nottingham City Council has put a bid to the Government to change pieces of legislation. This consists of eight elements (eg bin clearance) but landlords are most concerned about the changes that affect them. The changes may never come about, particularly as there may be a change of government at the next election.

The meeting wished to note in the minutes their disappointment that they did not get a chance to participate in the consultation process that ended on the 31st July. Tom Glanz also wished to add that he was concerned that consultation had not been carried out with the Landlords Liaison Group, particularly as it had asked in the past for written confirmation of the consultation process and nothing concrete had ever been given. It was also a concern that students were not involved in the process as they would have left for the summer. They make up 20 to 25% of the population of Nottingham City, so it does not make sense not to consult them.

The proposals have now been agreed and put forward to the Local Government Association. The LGA will look at whether the document is robust (ie proper local consultation included). They will then produce their report in November and will put it to the Government in December.

Lorraine agreed to provide information about who has fed back to her and will pass it on to the LL Panel.

New item not on Agenda - Executive Board Report - 'Transforming neighbourhoods - The Licensing of Houses in Multiple Occupation and improving the Private Rented Sector'

Lorraine explained that a report has been prepared that is going to the Board on the 22nd September for approval. An additional Landlords Liaison Panel meeting has been arranged for one month's time to discuss the report in detail. However, briefly, it concerns amongst other things, additional and selective licensing, changes to the HMO Zones within the city, continuing support for the Unipol and EMLAS accreditation schemes, and the licensing fees. Nottingham City Council is looking to consult with landlords before it goes to the CLG in December.

Meeting to be held at EMPO office, Tuesday 13th October at 5.15pm. Could as many landlords as possible attend please.

5. Changes to landlords' dispensation permits

Angela explained that the permits (costing £50 per year) are no longer allowed to state 'any vehicle' and three registration numbers at one address must be used instead. This is causing a great deal of extra work as it cannot now be given to tradesmen who need to carry out work at the rental properties. The panel asked: Is it possible to change the system back?

Three landlords, Shad Ali, Tom Glanz and Atma Dhillon agreed to work together to meet with the Head of Parking Services to discuss landlord concerns.

Any comments from landlords to be sent to Adeela.

6. Report of rubbish by neighbours

Angela explained that she had been telephoned by Nottingham City Council to complain about rubbish that had been left in the front garden of a rental property. Angela said it was extremely small and she removed it immediately and also photographed it. Tom thought that Nottingham Action Group (NAG) have a policy of reporting everything they can and then noting it to add to their case for bringing in additional and selective licensing.

9. Northampton Council's LHA scheme

Frank Hardy was unable to attend and this item should be carried forward to the next panel meeting.

10. Nottingham City Council Landlord's Conference - Wednesday 5 May 2010

Two possible speakers were suggested for the conference, Richard Bonser from Property Investor magazine and also a specialist to talk about mould growth. Landlords to email any suggestions they may have.

AOB

There is a consultation regarding repossession of tenanted properties. Anyone wishing to contribute should contact John Cockcroft.

The Audit Commission has produced a document called "Building Better Lives" - Keith to forward the link to Adeela.

Unipol are having a meeting on Monday 21st September at 7.15pm at St Marys Church Hall, Wollaton. The panel were concerned that they had not had more advance notice of this event.

Tom asked if someone could be invited to talk to the group about the City Council plans for the regeneration of student areas and how this should look going forward. Lorraine stated that the person dealing with this was about to go on maternity leave but she would look into getting someone for the panel.

Additional meeting 17.15 Tuesday 13th October and regular panel meeting 5.15pm (4.30 for landlords) Tuesday 17th November, both at EMPO office.

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Millions Of Pounds Wasted On Housing Benefit Reforms according to the NLA

The National Landlords Association (NLA), the UK's largest representative body for private-residential landlords, has claimed that millions of pounds of taxpayers' money is being wasted by a new method of paying housing benefit, the Local Housing Allowance (LHA).

LHA was introduced last year for new tenancies when it replaced the old housing benefit system. Under the new rules, instead of rent being paid directly to private landlords to cover housing costs, it now goes straight to tenants who are expected to pass on the rent money to their landlord. In practice, many tenants choose not to do so and this is causing major problems.

In the most serious cases, landlords are facing repossession because rent money which they rely on for mortgage payments does not arrive. LHA is now contributing to a shrinking of housing supply for benefit claimants, and more pressure is being placed on social housing. As always, this will affect the most vulnerable tenants and increase homelessness. With a forecast £2.6 billion being spent on LHA during 2009-10, the NLA is calling for immediate action.

Richard Price, NLA Director of Operations, commenting on the LHA campaign, said:
"Landlords up and down the country need to join forces and demonstrate to Government just how much this new system is not working. If something isn't done then landlords who currently operate in this market will be leaving in their droves and it will be the most vulnerable tenants who will be left out in the cold."

To support the NLA campaign on LHA, landlords involved in the LHA rental market should go to the NLA website

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