No Letting Go is expanding. With over 65 branches spread across the UK, we are always striving to be the first stop for the nation’s property reporting needs.

Our professional property inventory services are now reaching further afield, with two new offices recently opening in Hertford and Basingstoke. Let us introduce you to the newest members of the No Letting Go team.

No Letting Go Hertford

The new branch of No Letting Go in Hertford, Hertfordshire is being headed up by Moira Hendrick. Moira is an experienced property reporting specialist with a great local knowledge of the property market in the surrounding area. Coming from a background of customer service, administration and management, Moira is well practiced in providing an excellent service for her clients.

When searching for a property franchise opportunity, Moira came across the No Letting Go scheme. According to Moira; “No Letting Go stood out because of reputation, low start up costs and support”. She is looking forward to building her business with the help of her experienced clerk, Danny.

The Hertford team pride themselves on going the extra mile for customers, accommodating last minute bookings whenever they can. They welcome any property agent or landlord to get in touch.

Contact: [email protected]
07950 007 004

No Letting Go Basingstoke

The new No Letting Go Basingstoke office in Hampshire is run by married couple Rob and Margaret Rymill. While the pair have followed very different career paths, their knowledge of the local area has put them in a fantastic position to lead this branch. Rob has a background in the electronics industry in sales and marketing, while Margaret has spent her career teaching 3-6 year olds in a range of settings.

Both Rob and Margaret hope to spend the next 12 months developing their knowledge of the industry to establish No Letting Go as a centre for property management in the Basingstoke area.

Contact: [email protected]
07957 187 268 / 07538 111 718

What is a Property Franchise?

Franchising is the process of buying a ready-made start-up, allowing franchisees to launch their own businesses with the added support and security of a well-known company behind them. A franchise with No Letting Go offers training, branding and the expert knowledge to get your business off on the right foot.

Our Property Management Services

No Letting Go provide a range of professional, unbiased services to help property professionals, lettings agents and landlords manage their investments.

From Legionella risk assessments and CO reports to right to rent checks and vacant property inspections – No Letting Go are here to guarantee no stone is left unturned.

We specialise in property inventory management for which we provide a comprehensive written and photographic report of all items within a property. Using the latest technology to ensure landlords and their representatives recover all costs against tenant deposits, No Letting Go provides a trusted service.

To find out how No Letting Go could help, browse our list of property management services today.

Thinking of converting commercial property to residential?

While renting out a property this way has its clear advantages, there’s a lot to consider. Ensure you’ve thought every detail through before you decide to go ahead.

Unsure where to start? Here’s a handy guide for landlords considering this path.

What to Consider When Changing Commercial Property to Residential

First things first, you need to decide whether this conversion is feasible for you at this time.

The Type of Property

There are many kinds of commercial building, from office to retail. Some of these may be easier to convert than others – so it’s vital you look into the specific details.

Class J allows developers a lot more freedom, however there are still some exemptions and restraints. Ensure you’re aware of these from the start.

Building Conversion Costs

While you’re not starting from scratch, it’s important to note that the cost of converting the existing building could be considerable.

Particularly if the building requires significant structural work, it might be more costly than expected.

Are you prepared for this?

Planning Permission Commercial to Residential

While it’s not always the case, you may require planning permission before going ahead with any work. Even if the building falls within Class J guidelines, you may still need permission.

Particularly if you plan on knocking down walls, for example, you may need to prepare for this extra expense.

Local Planning Laws

You may need to speak to the local planning authority, or local council, before going ahead with any work.

Location

Bear in mind that the location of commercial properties might not be ideal for residents.

Consider:

  • Transport links
  • Local amenities
  • Nearby schools
  • Parking
  • Noise pollution
  • Access for developers

Ask yourself, ‘Can you live in your commercial building?’ If the answer is no, it’s unlikely it will appeal to tenants either.

More and more people are choosing to rent over buy, but location can make or break this. Particularly if you’re trying to encourage a long-term tenancy, the area is everything. Tenants will only want to lay their roots in your property if they like their surroundings also.

Mortgage

Unless you have enough cash upfront, it’s likely you’ll need a mortgage to purchase the property.

This may mean the conversion is subject to your broker’s terms and conditions.

Insurance

While all landlords should consider insurance, when it comes to conversion, there’s an extra need to safeguard the building.

During the work planned to go ahead, are you covered? Consider the terms of your mortgage agreement – you may be required to get insurance.

Making a Commercial Conversion Liveable

There are a number of requirements that need to be met before tenants could live in the property. A commercial to residential conversion should consider the following:

  • Plumbing
  • Heating
  • Electrical safety
  • Removal of hazardous material
  • Fire safety

Ensure all these needs are met before you consider letting tenants move in.

Commercial Property Change of Use to Residential – Other Considerations

Of course, there’s more to a conversion than simply making the property safe.

Residential units have things that commercial spaces may not, such as storage areas. Also, how secure is the rental?

It’s a good idea to imagine yourself living in the commercial property. Does it feel like a home?

The Pros of Changing Commercial Property to Residential

There are some undeniable perks with converting commercial buildings, including:

  • You could potentially get a bigger property for a lower price
  • You may not need planning permission
  • There’s no property chain
  • Investing in property can be hugely profitable

The Cons of Using Commercial Property As Residential

While there are some positives, there are also some inevitable downsides:

  • Sometimes the conversion can be more costly than expected, particularly if planning permission is required
  • You’ll need a specialist buildings survey, which can be expensive
  • It’s easy for conversion costs to spiral out of control
  • Conversions can run on for longer than anticipated

Meeting Your Requirements as a Landlord

Decided this is direction you want to take as a landlord? This journey is both an exciting and difficult one.

As with any property, there are a number of requirements you’ll need to meet as a landlord. But, you’ll also want to ensure your investment is protected every step of the way.

From check-in to check-out, No Letting Go will ensure you’re meeting all the necessary safety standards. As well as this, we’ll ensure your tenants are looking after the property as requested. Our comprehensive property inventory services offer you peace of mind, while making you the best landlord you can be!

Landlords and inventories… Should they mix?

Anyone who has anything to do with the world of renting, be that landlords, letting agents or tenants, will understand the importance of inventories.

But, the question is, should people carry out inventories themselves? If so, what’s some advice they shouldn’t forget? What can still go wrong?

Let’s take a closer look at professional vs DIY inventories.

The Ins & Outs of Inventories

It’s easy to see why so many letting agents offer property inventory service, and why so many landlords carry these services out themselves.

Inventories are beneficial for all parties. They help solve, or even prevent, disputes at the end of a tenancy, and provide peace of mind for everyone concerned.

Furthermore, they help protect the property from damage, determine fair wear and tear, and ensure tenants get their deposits back by ensuring no unjust deductions are made.

A good inventory will also reduce the risk of harassment during the tenancy, from either side, as everything will have been recorded previously.

Therefore, it’s essential these inventories are carried out correctly.

Is Going Professional an Unnecessary Expense?

But, is hiring a professional to do the inventory a waste of money?

Some believe that simply having an inventory in place is sufficient. Taking a few photos of the rooms, and any furnishings, should be enough to prevent disputes arising.

Why spend money on something you could do yourself? Also if landlords or letting agents sit down with their tenants to go through the inventory together, surely this eradicates the risk of disputes?

Plus, all tenancy agreements will state the condition the property is expected to be maintained in. Therefore, paying for professional inventory services can seem like an unnecessary expense.

What Issues Can Arise with DIY Inventories?

But, despite the initial upfront costs, a professional, independent inventory can end up saving landlords and letting agents more money in the long run.

So, what issues can arise when people do inventories themselves?

The Devil’s in the Detail

If an inventory lacks sufficient detail, what’s the point?

Many letting agents and landlords appear to think that photos are all that’s needed. However, ‘a picture is worth a thousand words’ doesn’t necessarily apply to the property industry, as you can only tell so much from one photo.

In certain lights, and from certain angles, a room or space can look completely different in a picture.

Also, with DIY inventories, important aspects can be accidentally omitted, as those carrying them out simply don’t consider them. For example, floor tiles. These can be cracked or damaged in some way, but without an inventory, this will be difficult to prove.

So, while an inventory is in place to prevent a dispute, it may end up causing one if not done correctly.

Finding the Time

With all the many different jobs and priorities letting agents and landlords have, inventories often fall to the bottom of the to-do list.

As a result, it’s easy for certain things to slip through the net, and some details are accidentally omitted, causing problems for everyone concerned.

Lack of ‘Know-How’

How many people can confidently claim they understand all the ins and outs of inventories?

For most letting agents, inventories aren’t their speciality. They’re something the business offers, without having fully developed skills or expertise in the area.

Meanwhile, many landlords aren’t necessarily experts in the property industry, particularly where inventories are concerned.

This can lead to inventories taking longer than they should, and lacking in certain parts. If the information isn’t there, it means specific points can’t be discussed at the end of the tenancy.

With an inventory company, these risks are eradicated.

Room for Disagreement

Not everyone’s definition of ‘clean’ or ‘damaged’ are the same. This not only allows room for disagreement, but also for one party to be exploited.

A landlord or letting agent may record something in the inventory from their own point of view. This may seem unfair to the tenant, and without pictures as evidence, a deposit deduction may be unjust.

On the other hand, simply going through the inventory with your tenant at the start of the tenancy might be putting too much faith in their honesty. Tenancy references are undeniably useful, but can’t show you someone’s true character! Some tenants may try to use a lacking inventory as an exploitative measure.

Tips for DIY Inventories

Despite the risk of certain problems arising, many letting agents and landlords continue to carry out their own inventories.

So, what are some handy hints no landlord or agent should forget?

The More Words the Better

Photos should be used as evidence to back-up points made in the inventory, not form the core of it.

Many fall down the trap of having too many photographs and not enough words. This leaves a question mark around the true condition of the property.

Writing everything down, in as much detail as possible, makes for the best inventories. Words will provide the details needed, and a photo can be used to support any claims made.

Clarity

Inventories should provide clarity.

Therefore, everything needs to be written down and recorded as clearly as possible. This ensures landlords, letting agents and tenants alike are better covered.

An inventory shouldn’t create disputes, but prevent them! When it comes to your property, you can never be too thorough.

Details As Well As Facts

Don’t simply list the key features!

If a floor is carpeted, also take down notes on the condition of the carpet. With inventory reports, facts aren’t sufficient without details to back them up!

The Benefits of Hiring an Inventory Expert

But, inevitably, hiring a third party has indisputable benefits, such as:

Help Getting Signatures

Getting signatures is a vital part of any inventory.

An independent third party has a duty of care to both landlords and tenants, stamping out any risk of a conflict of interests.

If one party, for example the tenant, doesn’t want to be present during the signing, an inventory expert can sign for them.

The key here is that a third party will be unbiased. This only has benefits for everyone involved.

Expertise in the Area

Why not hire the best in the field to do the job?

Getting help from a third party allows letting agents to do their job, excelling in their areas of expertise, while ensuring the inventory is being carried out to the highest possible standard.

Landlords can rest easier at night in the knowledge that the risk of disagreements or deposit disputes at the end of the tenancy has been dramatically reduced.

Solve Disputes Before They Occur

Inventories should be in place so that landlords and letting agents can take a proactive, rather than reactive, approach if any issues arise.

A professionally compiled inventory will determine any disputes at the beginning of the tenancy. At the end, it’s too late!

Preventing disputes is much more desirable than solving them after they’ve occured.

When it comes to your property, why take the risk?

Provide a Safety Net

For landlords, tenants and letting agents, a professional inventory is like a comfort blanket. They carry a lot more weight than DIY versions, simply because of the third party expert. Think of them as an independent adjudicator!

All parties concerned can rest assured in the knowledge an unbiased professional has carried out the inventory.

In many aspects of our lives, we choose a professional service. Why not apply the same principle to inventories?

No Letting Go specialise in providing comprehensive, unbiased, detailed inventories. We’ll take out the hassle of carrying them out for you, by ensuring every inventory is done by an expert, to the highest standard. This will not only help mediate disputes, but prevent them altogether, ensuring every tenancy is a happy one! Find out more about our inventory services here.

Landlords have many health and safety obligations. One of these includes carrying out Legionella risk assessments.

But, many landlords are still in the dark about how to go about this.

What is Legionella? What harm can it cause? Should you carry it out yourself, or hire a professional?

Here’s a closer look at the importance of a Legionella risk assessment.

What is Legionella?

Firstly, it’s important to identify the cause of the issue. Many of us, including landlords, are unaware of what Legionella is, let alone what harm it can cause.

Legionella is a type of bacteria found in water systems, such as pipes, as well as central heating systems and air conditioning units.

What Harm Can Legionella Cause?

The bacterium causes Legionnaires’ disease, which is a potentially fatal form of pneumonia.

The bacterium presents a threat to anyone, however those who smoke or suffer from existing health conditions, such as heart disease or a weakened immune system, are particularly at risk.

Legionella can also cause Pontiac fever and Lochgoilhead fever, which also pose health risks.

Therefore, it’s easy to see why, when it comes to Legionnaires’ disease, landlords need to take it seriously.

Where Can It Be Found?

Legionella can be found naturally in freshwater, such as rivers. However, when found here, it rarely causes humans any harm.

But, when found in man-made water systems, conditions such as maintained temperature allow the bacteria to grow rapidly.

It can then become airborne, for example in water vapour or mist.

How Can You Get Infected?

People get infected with Legionnaires’ disease by inhaling the droplets of water containing Legionella.

Recirculated or stored water is particularly at risk from developing the bacteria.

What is the Law Surrounding Legionella Testing?

In 2014, the Health and Safety Work Act 1974 was revised to include testing of Legionella in all domestic properties.

While the risk in domestic properties is less compared to public buildings, such as businesses, an assessment still needs to be carried out by all duty holders.

But, landlords can do this themselves unless they feel uncomfortable or are unsure how it’s done. As it’s one of the most important landlord’s responsibilities, it’s recommended to seek professional help when undertaking the Legionella assessment.

If a landlord does choose to carry out the Legionella test themselves, they need to provide evidence of this and show proof of their findings.

Failure to comply can result in a serious fine.

How Can You Control Legionella?

There are many ways you can control and prevent the spread of Legionella. These include:

• Replacing or removing any faulty or needless pipework
• Preventing any dirt from entering the water system, for example by fitting a tight lid
• Flushing the water system between each tenancy
• Ensuring the temperature of any water tanks are set high enough (60°C is the optimum temperature, while 20°C- 45°C are often the right conditions to develop the bacteria)
• Make sure water cannot stagnate anywhere in the system
• Treat the water to control growth of any bacteria

As the landlord, the responsibility of Legionella testing lies with you, whether you use a professional or do it yourself, to identify any risks and deal with them accordingly.

What is the Responsibility of the Tenants?

Your tenants do not have to keep your property free from Legionella. However, it’s important to inform them of the risks so that they can help reduce them.

You tenants should be:

• Cleaning shower heads regularly
• Not changing the temperature of the water systems once you have set them
• Informing you if they find debris in the water
• Telling you if the water system isn’t working
• Telling you if the hot water temperature is too low
• Turning on any less frequently used water systems at least once a week

However, while tenants can play their part, the responsibility falls with the duty holder. This is where property visits come in.

While landlord inspections are essential for many reasons, such as checking on the wear and tear of the property, they’re also beneficial for health and safety purposes.

The Dangers with Vacant Properties

Void periods between tenancies are a nightmare for landlords for a variety of reasons. But, losing rent isn’t the only concern.

Extra attention needs to be paid to the water systems of vacant properties, as the water will stagnate more easily.

For example, if your property is rented out to students and is empty during the summer, you’ll need to schedule regular visits to run the water. If the property is vacant for prolonged periods of time, it may be necessary to drain the water system completely.

Always flush the water system before new tenants move in.

Evidently, Legionella tests are vital. To take the stress and hassle out of carrying out one yourself, as well as ensuring it’s done correctly, we recommend using our professional Legionella risk assessment service. We’ll ensure your property is safe and that you’re compliant with regulations. These form part of the many services we offer for landlords and letting agents. Find out more about our property services here.

Have you ever wondered how the life of a professional inventory clerk is? We decided to ask directly to our franchisees and share with you their professional experiences but also any light hearted or intriguing anecdotes. The first ones to answer our questions are Alison & Mark from the No Letting Go Swindon & Cotswolds local branch.

1) Some of our readers may be unsure as to what is involved in your line of work. Shed some light by telling us about a typical day in the life of a professional inventory clerk.

Independently and impartially carrying out a detailed inventory of and reporting on condition and cleanliness of properties primarily in the residential lettings sector before, during and after a tenancy has taken place. A typical day will involve liaising with letting agents / landlords and tenants in order to make this happen!

2) As a professional inventory clerk it is essential that you have an eye for detail; what other skills would you consider essential to do the job well?

Empathy, enthusiasm, resolve, impartiality, flexibility, initiative and resilience!!

3) How might a landlord prepare for an inventory?

Ensure in good decorative order with carpets professionally cleaned and vacuumed, all rubbish/ unwanted items removed, kitchen and bathrooms , flooring and woodwork all professionally cleaned throughout.

4) When moving house, stuff is constantly being shifted about from place to place and it is all too easy to overlook the odd item when packing. You must have come across some oddities during your time as an inventory clerk. What are the five strangest items you have found in a property during check out?

Wardrobe novelty door knob decorations such as soft toys/ hearts etc, a leather whip, , a straw boater hat and recipe cards to name a few!

5) Property is hot business at the minute, often seen as a great investment if managed properly. If you could offer three tips for new landlords wanting to let their properties what would they be?

Maintain it. Have it professionally cleaned and arrange a detailed, impartial and professional inventory make.

6) Landlords and tenants are two of a kind; they can be great, a perfect match but they can also be high maintenance, occasionally apathetic and sometimes complacent. What are the three most typical complaints landlords have in relation to the inventory market?

  • Poor quality reports from previous inventory providers
  • Tenants leaving the place in a worse condition than taken on, most of the time not technically correct as they often have a ‘rose tinted view’ of their own properties
  • Missing / damaged items or appliances

7) And what about the tenants, do you ever receive any complaints from them if so what are typical complaints and are they always justified?

  • Non- completed tasks / actions by landlord or through letting agent such as phone points that were supposed to have been installed
  • Grass cutting before tenancy
  • Cleanliness or lack of it! in relation to the property

8) Animal lovers can often be dismayed when moving into rented accommodation as many landlords do not allow pets to be kept within their property. In your experience, what implications and issues does owning a pet have on a property?

  • Wear & tear on carpets
  • Build up of pet hair
  • Smell
  • Cleanliness

9) You must have held the keys to a fair few houses in your time: from the elegant to the beautifully designed to the stunningly decorated. Can you tell us about any interesting houses you’ve come across?

48 room 138 page inventory on an 11 bedroom, 7 bathroom country house with swimming pool, tennis courts, changing rooms, walled garden and stable blocks & outbuildings. A number of large farmhouses all with seemingly single people moving in!!

10) On the No Letting Go website it states: “No Letting Go will provide peace of mind and ensure no horrible surprises”, give us an example of any “horrible surprises” you’ve encountered.

  • On a job in a rural location everything was prepared meticulously by the both agent and landlord with carpets professionally cleaned and even re-stretched,  yet when we arrived to carry out the inventory make , overnight a Jackdaw had fallen down the chimney and marked the carpets again with loose carbon from the chimney and had several accidents shall we say, scared in a corner we managed to get him outside and contacted the agent  bringing the tenants attention to it at check in but adding that additional cleaning was being arranged as we carried it out!
  • Upon carrying out a inventory on a newly renovated property the landlord said would be clear but they had still been living in the property , were pulling cables through the ceiling still for inset spotlights and even though there were ‘glass walls’ upstairs  the landlords partner was running around half naked !!

11) There are many routes towards owning your own business, what compelled you to become an inventory franchisee, has it been a wise decision and how much did you know about the world of inventories previously?

General interest in / passion for property. Not sure yet as still early days yet love the work but need it to provide a better income level & no not really!!

12) Would you recommend inventory management as a career for others?

Yes, if you are hard working, adaptable, flexible, self- reliant and personable you’ll do very well.

Lots of people dream about running their own business – for reasons which range from escaping the commute, spending more time with family or to simply fulfill an ambition and earn more money.

And one of the best ways to begin is to become a franchisee which will help you become quickly established with a business that is tried and tested.

Having a franchise means you will get the help and support you need for your business to do well and this is where becoming a franchisee for No Letting Go becomes a win-win situation.

You don’t need expensive overheads such as an office, you don’t need prior experience of the property market – you just need a computer, access to the internet and a ‘can do’ attitude.

Nick Lyons is the managing director of No Letting Go and he says: “Running a business from home is tough but the upside outweighs the downside – there’s no commuting, there is lots of flexibility, it’s cheap to do and you do get to spend more time with your family.

“However, there’s no getting away from the fact that you will have to work extra hard in networking, getting out and mixing with client prospects and then you have the possible loneliness because you don’t mix with other people as you may have done previously.”

As a home-based No Letting Go franchise you may still have clients visiting so you can’t afford to be sat around in your pyjamas all day long and you still have to report to a regional office.

Nick adds: “Franchising is a great opportunity for the right people. The reward potential is enormous but it still requires energy, discipline and dedication to be successful.”

There are franchising opportunities for a wide range of industries and No Letting Go have become the leaders in what is termed inventory management. That is when an inventory is made at a property for the landlord which is independent as well as being fair and accurate.

Like many opportunities, franchising is about what you put into it. It is not a short cut to success and you will need to be professional in your outlook and establish a routine that works for you which means no slacking to watch TV or entertaining people to coffee on a regular basis.

It also means that you need an office space which, ideally, has a door so you can keep distractions and family on the other side of it. Everyone needs to understand that when the door is closed, then you are at ‘work’ and should not be disturbed.

It’s only natural that some people won’t understand the difference and think that being at home means you are available for chores or favours. You will have to be firm – relent once and it will become a common feature and will lead to working for longer trying to get the work done.

Some people will also struggle to get their ‘business head on’ which is to say they don’t commute and don’t have that time between home and work to focus from one place to the next. It helps to dress as if you are going out to work.

The next big issue is spending long periods by yourself. Let’s be honest: after years of working in hectic office environments, this is going to take some getting used to.

You will need to structure your day and allocate time to achieving a set list of tasks. You will also need regular breaks from the computer and to get some fresh air and exercise. Do not start playing computer games or over-indulging in social media such as Facebook or Twitter – turn them off and you will reap the rewards.

It may also be a great idea to start networking and joining business clubs (especially if you become a franchisee of No Letting Go because the potential contacts you make could bring money in).

Finally, working from home is a great way to earn a living but if you don’t take time to make friends and create new networks then who will you boast to about your successes?

For more information about becoming a franchisee with the fast-expanding business No Letting Go, then visit: https://nolettinggo.co.uk/join-our-inventory-management-team.html or call 0800 8815 366.

No Letting Go are the UK’s leading provider of inventory management services, providing check in and check out services, property inventory and condition reports and specialist on site services to landlords, lettings agents and property professionals.

This article up from Property Drum by Operations Manager for ARLA, Ian Potter, further highlights how critical inventories with schedule of condition report have become.

With such large sums of money at stake, ARLA has called on tenants and landlords to consider the benefits of establishing a comprehensive property inventory check upon the commencement of a new let.

Ian Potter, Operations Manager of ARLA, said, “Deposit disputes can be one of the biggest problems for both parties involved in any rental property, and many potential issues can be avoided if a professional inventory is prepared.

“A licensed letting agent will offer you the best advice on checking to see if an existing inventory is available or whether any extra charges are invoked in drawing up a new document. A true inventory is not simply a list of items in a property – it also includes a description of the condition and cleanliness at the start and finish of the tenancy, enabling one to be compared against the other with clarity and accuracy.

“Photographs are a good support for comments made in a written inventory but should not be considered a replacement for the written word. Photographs which are unsigned and undated generally are not worth the effort, so make sure they are accepted at the outset and again at the check-out stage.”

Ian Potter said, “A well put-together inventory can give both landlords and tenants peace of mind throughout the occupation period. The inventory is not designed to catch tenants out, but rather to ensure both parties are in agreement over the quality of the property being rented.

“If conducted correctly, and agreed by both tenant and landlord, an inventory should form a key point of reference for any deposit-return queries or issues over reported damage. In recognition of the importance of inventories ARLA has its own sub division, the Association of Professional Inventory Providers, whose members have passed an accreditation exam as well as having a Code of Practice to follow.”

For Professional Inventory Management Services throughout the UK talk to No Letting Go, APIP members, who can provide all inventory management services including Inventory, Check In, Propert Visits and Check Outs with full dilapidations reports. Contact us on 0800 8815 366 or contact one of our local offices at www.nolettinggo.co.uk/contact

With student market nearly upon us, New Student Publications carried out an interesting straw survey on Student Landlord Problems

Different categories were addressed covering areas from unpaid rent to cleanliness issues.

Unpaid rent, filthy tenants and panicking about filling your properties for next year?

The results were astounding, with over 14% of landlords saying that their current biggest problem is just finding tenants to take their properties and fill in any gaps should someone drop out during a contract, with more than 2% feeling like they are struggling just to get viewings. One agent simply said “we have unlet properties remaining for July 2011, the situation is worse than in previous years” In a similar 2009 survey finding tenants was also the biggest problem raised by landlords.

Dirty Tenants

Landlords cited dirty tenants as their second biggest problem, with 16% left to pick up massive cleaning bills, or called out at 4am to change a lightbulb. The general consensus was “students don’t take care of the property or make any effort to keep the house clean.” 3.5% of agents thought that students demanded a much higher standard of accommodation than ever before, although it seems that tenants are unwilling to take out contracts for a full twelve months, with one landlord struggling to get even shorter terms “the majority of people contact me to rent for one or two months.”

Pressure From Pupose Built Halls

Many of the landlords surveyed said that they felt increased pressure from new purpose built student villages found in many city centres; more than 8% of those surveyed would eradicate those villages if we gave them one wish! 2% of landlords are afraid that their properties were not close enough to ‘hotspots’ and so would soon be abandoned in favour of more central locations.

Unpaid Rent

11% of businesses struggle with unpaid rent, while 2% note that this messes with their cash flow and although some are sympathetic to the issues caused by the Student Loans Company, most are fixed on the bigger picture; “a lot of time is spent chasing payment. Students seem to think that it is not always necessary for them to pay their rent.” This coupled with tenants excessively using all inclusive utilities means that businesses are less profitable. One landlord’s wish was simply that we could ‘undo the recession’ as 8 different landlords complained of increases to the cost of maintaining their properties to a decent standard.

Relax Regulations

Bogged down with HMO paperwork and expense? Over 18% of those surveyed would love to change or relax the regulations and the council powers to control them. One landlord stated; “there should be a national guide for HMO legislation.” Some landlords feel so strongly about HMO licensing that they named specific city councils or even actual councillors as their biggest fear for the future. 3 landlords said they had qualms about council schemes to shift populations from one area of a city to another, and how it would affect their business.

Worries Over Tuition Fee Increase

Landlords are worried about the tuition fee increase, with more than 14% saying that if they had one wish, they would fight the fees and leave the system as it stands, a worry which probably contributes to 13% of them saying that they feel the future of the market is uncertain, as some students may choose to stay at home to study. Competition from the university owned housing is a headache too, with 4% saying an increase in that sort of accommodation would be detrimental to their ability to let.

Problems With Advertising

Landlords raised the issue of advertising, when to do it and how the culture of marketing lets so early can damage the business, with nearly 5% of landlords thinking there should be a guideline that means property is marketed in January and not before. 4% thought university accommodation offices charged them too much for advertising, and 5% would like to see cheaper, and more effective advertising available to them.

Deposit Protection Unfair

Some landlords were concerned that the existing Deposit Protection Scheme did not offer them enough scope to reclaim money for damage to their properties. Eight separate landlords would like to see the entire system revised, with 1% of those surveyed listing it as their biggest problem. A case from the survey highlights the DPS’s flaws; “£1500 worth of damage but ex tenants refuse to give consent to DPS to pay the landlord.” And some feel that from a legal standpoint the law does not protect them, 3% of landlords would like to see more legislation to protect the financial interests of the landlord.

Worries Over The Potential Drop In Student Numbers

And what of the future of the student property market? More than half of those surveyed were very worried about the potential drop in student numbers next year, with one landlord summing up the problems this will create; “if student numbers drop because of the £9,000 a year course fees then we might see empty houses, lower rents or both.” A worry shared by 3% of those surveyed, who fear the contraction in the market will mean a forced reduction of rents, while other suggested offering shorter term contracts or starting to appeal to the housing benefit market was the only way to keep the business afloat.

No Problems At All

But this isn’t the full picture. Almost 9% of those surveyed have no major problems with the lettings market, their tenants or filling their properties. One landlord is more than happy with his tenants; “we enjoy our students. We pride ourselves in helping them learn how to care for and run the house. We regard them as ‘professionals-in-training’ and teach them what they should reasonably expect from a landlord and what they should reasonably do as a tenant.” One respondent would use a magic wand to change the public’s attitude towards students; “they tend to live in larger houses that are too big for modern families and therefore almost act as guardians for some of our most impressive architecture. They should be seen as a positive part of any community.”

Top 5 biggest fears for the future Number of responses Percentage
Fewer students in the future 101 54%
Student villages 15 8%
Legislation increasing workload 15 8%
Unpaid rent due to fees 10 5%
Universities moving into market 8 4%
Top 5 current biggest problems Number of responses Percentage
Bad tenants 51 13.6%
Uncertainty for the future 49 13.1%
Finding tenants 48 12%
Unpaid rent 41 11%
HMOs 17 4.5%

No Letting Go are working with a number of student letting agents and bodies around the UK to help protect both landlords and tenants from many of the issues arising from cleanliness and deposit protection. Better use of Inventory services, checking tenants in, property visits and managing the check out is critical to ensuring that potential problems are dealt with in advance and issues arising from check outs are dealt with quickly and efficiently. Contact No Letting Go on 0800 881 5366 or find your nearest office at www.nolettinggo.co.uk

Compiled by Emma Parker New Student – Student Housing Magazines – www.newstudent.co.uk

TDS state that the following percentage awards (in terms of deposits held) were made during 2010

Percentage of awards made to tenant – 56%

Percentage of awards made to landlord – 42%

Percentage of awards made to agents – 2%

The lack of landlord generated accurate paperwork seems to still be a problem.

TDS state that in 2009/10 the top three causes of disputes were as follows:

Cleaning – found in 46% of complaints

Damage – found in 29% of complaints

Redecoration – found in 24% of complaints