Spring 2020 Property Matters The Official Newsletter of the Wrekin Landlords Association The meeting on Tuesday AGM April 7th “IS CANCELLED” DUE TO CONCERNS OVER THE CORONAVIRUS. We have taken this unprecedented step in the interests of our members and the speakers who were booked. We apologise for any inconvenience but we are equally sure that you will all be understanding of our motives. Subject to future review, it is our intention at this time to re designate the July 14th meeting to serve as our AGM. We will keep you advised as the year progresses. We trust that all our members and their families stay healthy during this troubled time.

IN THIS ISSUE... MEMBERSHIP OVERDUE ANNUAL DINNER POSTPONED ELECTRICAL TESTING PROBLEM TENANTS. SUICIDAL LANDLORDS. RENTAL INCREASES. AND MUCH MORE......

20 My life in Property Needs your stories NOW! 20 1

2 19 Website www.wrekinlandlords.co.uk2 19 IMPORTANT TELEPHONE NUMBERS Chairman's Letter. Housing Benefits (Landlords) 01952 383858 CONTENTS Dear Members Benefits & Council Tax 01952 383838 FRONT COVER Wow, it’s Spring already, a time when a Environmental Health 01952 381818 (including noisy neighbours) Meeting Cancelled young landlords fancy used to turn to Domestic violence helpline 0808 2000 247 buying a few more houses but sadly those Highway Maintenance Team 01952 384384 Renewal (Final call) 4 days are behind us. Many Landlords are Abandoned Vehicles 0300 333 3000 taking a long hard look at their current Environmental Maintenance 01952 384000 (Roads, signs, lighting, footpaths etc) portfolios and struggling to make the right Problem Tenants 6/7 Recyclefortelford.gov.uk (missed collection) decision to stay, increase or decrease in Private Landlords/Tenants 01952 381877 Kathy Hawley 01952 381875 size, it is not easy in the light of the Did you know? 8 Landlords.liason@.gov.uk situation as a whole these days. [email protected] The brand new threat of the coronavirus Police 0300 333 3000 or (Emergency ) 999 Members say 10 can impact on us all, as it creates problems getting tradesman to visit Crimestoppers 0800 555111 properties and if our working tenants have Transco 0800111999 (if you smell Gas) Laugh it off 11 to take time off work then you can forget To establish Gas suppliers 0870 608 1524 the rent for a few weeks. We have also To establish Electricity suppliers 0345 601 5972 been obliged to postpone the 17th Annual Annual Dinner cancelled 12 (Power Cuts) 0800 31 63 105 Landlords Dinner (details on Page 13 ). Princess Royal Hospital 01952 641222 or (Shropdoc in Emergencies) 0333 222 66 55 We are always looking for members to Alternative Dinner date 13 share their stories, anecdotes and/or All information and advice in this newsletter is given in good faith. Wrekin expertise with us, either at a future Landlords Association accept no liability for actions or damages arising from meeting, or in the Newsletter, so get in its content. Always check with independent sources, like solicitors, Coronavirus 14 touch. We are encouraging all members to accountants etc. use the ‘Report a tenant tool’ on the Electrical Testing 15 website to try to eliminate these tenant Members open meeting are at “The Venue”, Queen Street, Madeley. based disasters that keep recurring time Amended date for the AGM 14th July, provisionally It’s good to talk 16 and time again (see page 6 ) If you have any advice in this current climate and solutions that other landlords Classified Ads 17 might benefit from then we would be Representatives of The Wrekin Landlords Association can be contacted on : delighted to hear from you and pass on For tenant references phone 01952 581238 or tenant,landlords@mail,com Contacts 18 your advice to our members. There is so The Chairman: Mr. Bernie Lewis (01952 727322) much we can do to help each other and it is very important, as you will see if you E-mail [email protected] Alan Boswell insurance 20 read page 16, “It’s good to talk”. Treasurer, Mr. Paul Spiers 07931311612 Stay safe keep well. or write to WREKIN LANDLORDS ASSOCIATION, Kind regards The Cornerhouse, 57, High Street, Madeley TF7 5AT Bernie.

18 Website www.wrekinlandlords.co.uk For Newsletter info 01952 727322 or bpm.lewis @ btinternet.com 3 18 3

MEMBERSHIP RENEWALS WERE DUE 1st January CLASSIFIED ADS

ACCOUNTANTS GAS SERVICE PLEASE SEND IN YOUR TWENTY POUNDS NOW! To: Kew Associates 01952 216872 Anpal (Andy) 07773413582 Neil Phillips 01952 522004 Tony Pryce 07866 472678 WREKIN LANDLORDS ASSOCIATION, CORNERHOUSE, BUILDING Gastec, 01952 246438 57, High Street, MADELEY , TELFORD, TF7 5AT Rob 07812 346559 M.C. Services. 01952 248250 CARPET SUPPLY & FITTING HOUSE CLEARANCE As usual keep the top part as a receipt. AST () 01952 630143 Mathew Owen 07938302402 Many thanks! Doug 07813 848583 Reviive 01952 217260 CARPET CLEANING INSURANCE OR Carpet cleaners 01952 884171 Alan Boswell Brokers 01603 216399 CLEANING INVENTORIES You may pay direct into: Wrekin Landlords Association, RBS Bank Vortex Cleaning 01952 506519 Integris Property Solutions 01952 883561 Account, using your membership number as a reference:- CONDENSATION JOINERY MANUFACTURERS Enviro Vent 0845 2727807 Christian Roussel 01743 159934 sort code 16-33-17 account No 10021496 DECKING KITCHENS Chetton Timber 01746 789340 or 07971 Kitchen facelift Co.(Martin) 01694 722500 256792 LAWN AND HEDGE CARE Remember it is only £20 again this year. DECORATING Danny 07706235099 We thank you for your prompt payment! Williams Friendly Services 01952 244197 MAINTENANCE Chris Shepherd 07821128124 David Smith 07968 486845 Please be advised that anyone not renewed by DOUBLE GLAZING Jag of all trades (mobile) 07970 062970 Safeway 01743 620329 or 07713152932 PEST CONTROL April 12th will not receive any further information DRAINS David Watkins 01952 540920 07947750299 AA Drains 01952 455443 PLASTERING or Newsletters. ELECTRICIANS GS Plastering.07967496222 01952 503907 Tony Sparks 01952 912219 PLASTIC APS Electrical (Simon) 07882 345098 Plastic Centre 01952 299500 ENERGY PERFORMANCE CERTS. PLUMBERS We thank all of you who paid so promptly and appreciate that Tim Gough 07778 758568 David Battye 07882 478894 01952 279459 this reminder does not apply to you. John Addison 07855 239752 PLUMBING SUPPLIES Ed Young 07875 129763 PH Boiler Spares 01952 200446 For anyone who finds it difficult to remember to renew your FENCING M.R Bathrooms & Fires 01952 582007 membership, please take a tip out of some other members Any recommendations? ROOFING GARAGE DOORS Dave Mathews 01952504596 or 07415036230 books who have just set up an annual direct debit payment to Steve Barratt 01952 872552 TREE SURGERY & FELLING come out on January the 1st until further notice and you will GUTTERING Craig 07470171376 Scott Ecclestone 07946003480 01952 503636 WILL MAKING continue to benefit from your ongoing membership. Honestly, Ian Halstead 07515 358189 our members are very important to us and we would like to

continue to support you the way we have been doing for the We ask for your recommended trades people to appear on this page. past three decades, yes really it is that long. Keep it up. please contact Bernie 01952 727322 or [email protected]

4 For tenant references phone 01952 581238 or tenant,landlords@mail,com 17 4 17

Landlords “ It ’ s good to talk ” . There has been much talk in the trade press recently about the number of landlords suffering from depression and even taking their own lives. A number of possible reasons have been suggested for this including the increased legislation overwhelming some landlords, impossible debt, some caused by non-payment of rent and tenants trashing properties, some related to landlords becoming stuck with properties and finding no way out of an impossible situation due to changes in policy. However, the overriding thing that emerged was the isolation and loneli- ness of the profession, which I can understand as being a landlord can carry a stigma which, if taken seriously, can be very depressing. I have noticed in social situations if you mention that you are a landlord you may often get a variety of responses from “Rigsby” (Rising Damp), “Rachman” ( 1950’s and 60’s Slum landlord) or to the other extreme of “Moneybags” which assumes that all Landlords are making a fortune, which would be quite alright but it tends to intimate that if we do make money it is at the expense of some poor vulnerable tenant by exploitation or similar. The only people who do appreciate us for the sterling work that we do tend to be other Landlords, who can understand our situation, empathize with our concerns and offer constructive advice and answers to many of our problems and reassurance that what we are doing is right and that there is always a solution to any situation, it is never hopeless. This is why our meetings are so important, we need to meet and mix with other likeminded people, people who understand the business that we find our- selves in and people who give us moral support or just talk to you. The slogan “It’s good to talk” applies to people from all walks of life but is especially important to people who, due to their chosen profession or life- style, find themselves isolated and have no work colleagues etc. So please don’t worry and fret in silence, become part of the landlord community, pop along to our meetings, talk to other landlords, come to our Annual Rewires, Faults, Electrical Inspections, PAT tests, additional sockets, Dinner, which is included in your membership. This year it has had to be outside lights, burglar alarms, network cabling (IT) etc. Tony is a local delayed but will be a very special evening if and when it does go ahead Landlord, fellow member of the Wrekin Landlords Association and a (see details on page 13). In the meantime, don’t suffer in silence, share British Gas “Local Hero”. Found on the Internet – Search “Tony Sparks your thoughts with us and please do visit our facebook page or website Electrics” or go to http://tony-sparks.co.uk www. wrekinlandlords.co.uk

16 STAY SAFE! STAY LEGAL! STAY SAFE! STAY LEGAL 5 16 5 Concerns grow over problem Tenants. A recurring complaint that we hear form our members is the mess they are Electrical testing to become compulsory left in with problem tenants, Repossession: With some, it is the problem of trying to get them to leave There is a currently a bill before Parliament that is expected to be “fast even though you have followed the correct procedure through the Court and tracked” to require ALL “privately rented” homes in to have it can prove an extremely expensive business especially as during this time Electrical Safety Certificates in place (EICR). The RLA advises The elec- there is often no rent paid and frequently a mortgage to contend with as our trical safety obligation under the new rules will not apply until a tenancy is recent meeting with the County Court Bailiff confirmed. renewed or April 2021, whichever comes first. Mess and damage: With others, it is the fact that the tenant has left without What is involved in an EICR? Whoever carries out your EICR must be notice, leaving a disgusting mess in the house and the garden which again is “Registered Electrician”, Registered with a “Government approved expensive to clear up and dispose of, then there’s damage to these properties Scheme”, to ensure that they can carry out such work. You may check which should be the tenants responsibility to pay for but if you have little or this at http://www.electricalcompetentperson.co.uk/ no deposit it doesn’t even touch the surface of the work that needs to be An EICR requires EVERY circuit in the Consumer Unit (Fuse box) to be done. We are having reports of properties taking increasingly longer to do disconnected and individually tested, putting test conditions on the ca- up than was the case a few years back, usually four to six weeks, and then bles and going around to every socket and light fitting to check the cir- you have to wait for the new tenant to give notice to their existing landlord cuits are operating correctly and safely. The tester has to complete an which could see your property empty for anything up to three months which extensive checklist of the system and record all electrical results on a 6 again means there is no income coming in. page form. Which takes around 4 hours on a 3 Bed Semi, plus the time to Council Tax: I find that the Council Tax Office are very reluctant to chase raise the paperwork afterwards, obviously if the test throws up any prob- the tenant for Council Tax on the property which has been vacated even if lems then they must be rectified and that just depends upon how complex the Tenant had a valid current tenancy agreement, they will make you jump the problems and the solution are, as to how long and how expensive through hoops to prove that this was the case. They will also dispute in the they are. It is advisable to get a quote from your Electrician before he Tenants favour with regard to the date that they moved, if the tenant says it starts any remedial work. Having produced a “Signed, Dated and was on the 2nd then it was on the 2nd even if you personally visited them in “Traceable” certificate” which carries a unique serial number including your property on the 12th they virtually call you a liar and ask if you can the registration code of the “Tester” – the “Tester” is now “Legally Li- prove it. On the other hand, if you are not aware of the tenant moving then able” for that inspection. If someone is injured by a fault that they the Council tax never bother to warn you that they have moved, they will should have identified by “proper” testing… the tester could be taken to just send you a bill in a few weeks time for hundreds of pounds much to court. However, if a tenant were to subsequently make alterations or ad- your amazement. These are the occasions when we are forced to break into ditions to any of the Electrical circuits after the EICR had been carried a property and find dead pets there, or cannabis farms and so on. It just out then if someone were to be injured, it would not be the fault of the doesn’t seem right to me, we are the responsible ones doing everything by Tester, it would actually be the Landlord who would shoulder the blame the book and yet the tenants can thwart legal agreements and by-laws and as he has a responsibility to ensure that the property is a fit and safe get away with virtual murder. place to live. Recurring tenants:. What is becoming more obvious is that many of these Fuller details are available on our website under Landlords Chat where offending tenants are the same ones, time after time, just turning up to yet You can view the findings and discussion regarding the proposal from another unsuspecting Landlord with some plausible story that they have our members. Currently it is a very ’hot potato” . used before, a prime one that they are having to leave because their current

6 STAY SAFE! STAY LEGAL! For tenant references phone 01952 581238 or tenant,landlords@mail,com 15 6 15 Coronavirus (Covid-9) advice. Landlord wont do the maintenance work despite repeated requests, they omit The RLA are calling for measures from both Government and mortgage to tell you that they have been issued with a Court notice and probably owe lenders to support tenants and landlords affected by the coronavirus. their current landlord around three thousand pounds and that the so-called The package of measures includes: maintenance work is doors that that they have pulled off their hinges, two  A temporary scrapping of the five week wait before Universal Credit smashed windows and a shed full of 97 bags of rubbish etc. claimants get their first payment Solution: Check before you take on a new tenant. Also if you know that you  Pausing the final phase of restricting mortgage interest relief to the have a problem tenant you must notify other landlords that they are to be basic rate of income tax avoided at all costs. We can assist you in both of the above, so there should  Ensuring lenders look sympathetically on requests by landlords for be no excuse for you to have any of the above problems. We are restricted to mortgage payment holidays where their income is being affected how we advise you of these persons details BUT if you use the form on our through reduced or non-payment of rent. website under “Tenants” then we should be able to avoid many instances of They said and we endorse:: these dreadful situations and hopefully these tenants will move to another Borough who don’t have the advantages of the Wrekin landlords Association “We are encouraging all landlords to work positively with tenants to pro- to intervene in their nefarious wrong doings. So to recap. Before you take a vide support where needed throughout this difficult period. Landlords new tenant you can check, by emailing the office [email protected] should be as flexible as they can to help tenants facing payment difficul- ties resulting from the impact of the coronavirus. or you can ring the office on 01952 581238 and if you are aware of a ‘wrong un’ you could ring the office or enter their details on the website, Where there is low risk, ensuring you and your tenants, understand and www.wrekinlandlords.co.uk go to ‘Members’ then ‘Tenant enquiry’ and follow advice on hygiene – basically wash hands thoroughly with soap ‘Tenant Reference’ and report your experience and details of the tenant and and water, cough into tissues and dispose, wipe down surfaces and trying save us all a great deal of trouble. to avoid touching your face. The government has also published specific guidance on how to self-isolate in a share house, which some landlords may find useful especially those living in Houses of Multiple Occupation M R Bathrooms and Fires (HMOs). The local Authority are offering help & support for those in Cuckoo Oak Green, Madeley, need, to find out what is available visit www.telford.gov.uk/coronavirus TELFORD, TF7 4HT FULL Range of plumbing & heating products, Boilers, radiators etc.

Amended date for the AGM, now, Tuesday July 14th Copper tube, fittings (inc TDC plastic adaptors) tools, Directions: If approaching from the town centre follow the A442 bathroom suites, showers, surrounds, taps, wastes (Brockton Way) towards , exit quickly left toward Halesfield, at the etc. bottom of that slip road go right around the island taking the 4th (last) exit onto a short stretch of the A4169 going back under Brockton Way. At the next We also have a range of fires and fire surrounds island take the first left toward Sutton Hill as far as the lights and turn right into available in our showroom. Queen Street. THE VENUE is situated half way down on the left after the shops. From Bridgnorth follow the A442 to the Brockton Roundabout, take 1st exit A member of Wrekin landlords Association toward Sutton Hill in front of the JET petrol station, take the third exit on the island at the top, down Bridgnorth Road as far as the traffic lights and turn left into Queen Tel: 01952 582007 Street THE VENUE is situated half way down on the left after the shops.

14 www.telford.gov.uk/coronavirus For tenant references phone 01952 581238 or tenant,landlords@mail,com 7 14 7 Did You Know DINNER CANCELLED only delayed The Rental freeze is over. As advised on page 12 we have unfortunately been obliged to The Department for Work and Pensions has issued a statement which indi- cancel the Annual Dinner on May 15th due to the Governments cates that the freeze on Local Housing Allowance (LHA) rates has ended latest instruction for obvious reasons. However, we have been and that they will be increased in line with the Consumer Price Index. This able to re-arranged with both the Hotel and the Band to hold an is to take place in April this year, delivering on the manifesto commitment alternative function, depending on the advice at that time, on to end the benefit freeze. This increase will mean the majority of people in Friday December 11th 2020. receipt of housing support in the Private Rented Sector will see their hous- ing support increase, on average benefiting by around £10 per month. We hope that by then everyone will be feeling much better and I am not impressed, after being frozen for five years, to offer landlords an will all be in favour of having a really good night out, so we will extra £10 per month is an insult. This does NOT represent a reasonable in- keep you advised with regard to the new menus and so on. crease after all this time. I can see more Landlords exiting the market if this Those of you who have already paid, we will transfer your place is the case, we will have to wait and see how it translates into actual rental figures in our area. (See updated figures on page 11) to the December date or refund you if that is not convenient. If you have booked for the May Dinner you will need to re-confirm, Universal credit closer to, that you do wish to attend the amended date, we will, Those of you who attended the Accreditation meeting on the 25th of Febru- of course, contact you. For some of us it will be just like an early ary will have seen Nick Woolley batting off questions left right and centre on Universal credit and as usual we realise that many of the queries were Christmas Dinner for others it will be a good excuse to go out out of his hands and extremely difficult to answer in one session however I and have a good evening in pleasant company with our fellow have discovered that there is a video which is very useful to not only Land- landlords, after what I am sure will have been a very trying year lords but tenants as well if you would like to pass it on. It can be found on: for all of us. Either way it gives us all something to look forward https://news.rla.org.uk/universal-credit-update-for-landlords/ to, when there’s not much else on the horizon to keep our spirits We also have a link available on our website, so do take a look. up. In the meantime keep in touch, keep healthy and don’t worry.

A.M.Pryce Plumbing & Heating C.S painting and decorating Based in Telford Reliable service undertaking most internal and external All your plumbing needs, Boiler replacements, Landlord decorating needs across Shropshire. safety records and Services, water softeners, gas fire services Painting and decorating including Paperhanging etc. For a Quick, Clean, Professional job at a competitive price Discount for WLA members please advise:

Telephone Tony on: 07866 472678 Telephone Chris Shepherd on: 07821128124 Or email on [email protected]

8 Join our LinkedIn group: www.linkedin.com/groups/8300813 13 8 13 17th WLA ANNUAL DINNER KEW ACCOUNTANTS AND TAX SPECIALISTS Suite 1 & 6, Business Development Centre, Stafford Park 4, DON’T MISS IT. FRIDAY MAY 15th Telford, Shropshire, TF3 3BA 7.15 p.m. for 8.00 p.m. Telephone: 01952 216872 MERCURE TELFORD CENTRE HOTEL , FORGEGATE, We offer a friendly and approachable accountancy service TELFORD, TF3 4NA (FOR ROOMS RING 01952 217680) to personal and business customers. Explaining things in www.accorhotels.com/gb/hotel-B537-mercure-telford-centre- plain English, without jargon, so that you fully understand hotel/index.shtml what we do for you. One person goes FREE Tax advice (Are you sure you are claiming for everything?) in Keep more of your income perfectly legally with tax planning. Tax compliance By special re- Nobody likes a nasty surprise, especially tax liabilities surprise. We can quest we have secured the help make sure you have plenty of notice of tax to pay. same award winning function band as Business Planning last year Putting you in control of forecasts and making your business work for you. We can help with Cash flow Forecasts and ‘what if’ scenarios. HIPSTER. Annual Accounts Preparation For most businesses, failing to submit your annual accounts to a strict deadline can lead to fines and upset your credit rating. We can help. Raising Finance If you need money to grow, having a well thought out plan and forecast is going to help enormously. We can work with you to jump through the hoops of a lending proposal. Buying and Selling a Business Planning your exit from your business or buying someone else's is a critical time in your life. Let us give you the help you need to make the right decisions based on fact. Much more besides, contact us today, protect your investment. Karen Whitehead FCCA, CTA on: 01952 216872 or email [email protected] Website http://www.kewaccountants.co.uk

12 Take a look at the band https://www.hipsteronline.co.uk/! Kew Accountants are sponsors of our Autumn Conference 9 12 9

Members say: LAUGH IT OFF Dear Bernie, Jumbo sized problem. Upon your recommendation I attended the Councils Accreditation meeting IsToday the obese agoraphobic really the Elephant in the room? on the 25th of February and I was struck by how many of the experts were actually people who we have had as speakers at the Wrekin Landlords Asso- Both clearly obvious ciation meetings apart from the County Court Bailiff who was excellent and A day without sunshine is like, well, night. made the trip well worth while. Thank you and the Council, David. He, who laughs last, thinks slowest. Dear David Not against “Anti” I agree The Bailiff was brilliant and most entertaining, we must try and get her for Teacher trying to explain the use of the word ‘anti’ asked the class “ what one of our meetings. Regarding the other experts I find this reassuring that we, as an would you use to take down inflammation” Rebecca replied “A Secretary”. organisation, are in sync with the aims and objectives of the Council, if all landlords And again were members of our Association there would be no need for an Accreditation scheme, they could get all this for £20 instead of £100. However, I do recommend Why don’t ants get sick? Because they have little ‘Anty bodies’ that our members all support the Council in this endeavour as we know that the “Oh Ar , you taking the P me hearties” alternative is not in anyone’s interest.. Thanks for the feed back. Bernie. How do you make a pirate furious? Take away the P and he’ll be irate. Dear Bernie Overheard recently. Will the Annual Dinner go ahead this year, It’s probably a silly question in “The Government has asked that, during this coronavirus, we all work from view of the current advice from the P.M.? I wasn’t sure if you might be have home. How am I going to tile a roof from my lounge?” to delay it because of the Coronavirus. Regards Diane Dear Di Unfortunately, you are absolutely right. We have been forced to cancel the Dinner, LHA Rates April 1st 2020–21 (Telford & Wrekin) or should I say postpone, as we have rebooked both the Band and the Hotel. We Category Max. Weekly Max. Monthly consider this to be the single most important event of the year, so we will certainly hold it if we are allowed to, so let’s keep our fingers crossed that things might be relatively back to normal by the Autumn. Keeping optimistic we look forward to Shared Accommodation £69.04 £299.17 seeing you all there, Regards Bernie. (See alternative details on page 13) 1 Bedroom £88.90 £385.23 Dear Bernie 2 Bedroom £111.18 £483.10 I was very saddened to hear of the passing of Keith Salter the gas heating 3 Bedroom £131.67 £570.57 engineer. He was always such a hard worker and yet good for a laugh, how 4 Bedroom £173.57 £752.14 are we ever going to replace him? Kath. The above are the maximum L.H.A. rates for calculating Local Housing Hi Kath Allowance. The number of bedrooms is based on the tenants family I agree, he is a great loss to the landlord community, we will all miss him, we are make –up and age, not the number of actual bedrooms in a property. open to suggestions for new heating engineers if anyone has any to recommend. We have had recommendations see advert on (page 8) and the classifieds.. Oneis offer- For more information please visit the LHA pages at: ing a discount to all our members, so please give him a try. Also please keep your www.telford.gov.uk/benefits suggestions coming and keep us updated , Many thanks Bernie. Or ring The Councils Customer Services on 01952 383838

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