Changes to Eviction Notice Periods
Landlords have been hit hard by the emergency legislation known as the Coronavirus (Scotland) Act 2020, which came into force on 6th April 2020.
The 2020 Act, amongst other things, increased the notice period to 6 months for a number of grounds for eviction, regardless of how long the tenant had been resident in the property or how high the arrears were for example. The changes were initially to remain in force until 30th September 2020, it was then extended to 31st March 2021 and frustratingly, again until the end of March 2022. I’m sure I am not alone and have been waiting with bated breath to see what would happen next.
I’m pleased to report that on 29th March 2022, the Coronavirus (Scotland) Acts (Early Expiry of Provisions) Regulations 2022 comes into force, bringing an end to what many landlords and Letting Agents feel have been excessive notice periods before tenants require to vacate their rented properties.
What this all means going forward;
The Regulations stipulate that some of the changes made by the Coronavirus (Scotland) Act 2020 will expire on 30th March 2022.
The extended notice periods, including the 6 month notice period which has been used in most cases, will no longer apply. The original 28 day and 84 day notice periods will be reinstated, meaning that landlords can seek an order for eviction far quicker than they have been able to since April 2020.
Warning - Take Note
Although this is great news for many Landlords, the 2022 Regulations stipulate that if a Notice was served on a tenant prior to 30th March 2022 the extended notice periods will still apply. In addition, you cannot simply send out a new Notice using the same terms. If you try, the notice period cannot expire earlier than the notice period applicable to the existing notice.
Furthermore, regarding Rent Arrears, the Regulations don’t go as far as to reinstate the mandatory grounds for eviction, nor do they get rid of the obligations placed upon landlords to issue pre-action information and take reasonable efforts to agree suitable payment plans.
The Coronavirus (Recovery and Reform) (Scotland) Bill is currently before the Scottish Parliament and seeks (amongst other things) to make the temporary changes noted above permanent. If the Bill comes into force, the Tribunal will have to consider, whether it is reasonable to grant the eviction order, regardless of the ground used and landlords will have to continue to comply with the pre-action obligations introduced by the Rent Arrears Pre-Action Requirements (Coronavirus) Scotland Regulations 2020, or a version of them.
Here at Parkview Property, we have been keeping a close eye on the changes to eviction notice periods. Whilst we are pleased to report this most recent change, when it comes to Lettings Legislation, we urge all self-managing landlords to seek advice from a good letting agent, or a solicitor.
For more clear and understandable advice, please feel free to contact us. We are always here to help, and our advice is always free.
How Ayrshire Landlords Are Finding and Keeping Dream Tenants
‘Finders keepers, losers weepers.’ It’s a timeless rhyme used every day in school playgrounds in Ayrshire and all over the UK.
It often applies to someone finding something that’s unowned or abandoned. But it also resonates with local landlords when it comes to having the second most important piece of the rental puzzle – great tenants.
Finding these excellent tenants is one thing. Keeping them is another. And some landlords lose these precious people because of basic, unnecessary errors. It’s enough to make a good landlord weep.
But put the tissues away because here are seven ways you can win at Rental Finders Keepers.
- Use a good letting agent. Earlier in this article, we mentioned that tenants were the second most crucial piece of completing a rental puzzle. The first? Well, in our opinion, it’s an excellent letting agent. That’s not because we are one, by the way. It’s because, over the years, we’ve seen countless landlords go down the DIY route to managing their properties and getting themselves in a stressful and expensive muddle. Look for agents with experience, testimonials, industry qualifications, and a clear plan on how they’ll market, manage, and maintain your tenancies.
- Know your target tenants. An experienced letting agent will be able to advise you on who your property will most appeal to. Is it a growing family, young professionals, or a retired couple? Knowing this will help with the next ultra-important step.
- Marketing matters. Perhaps the biggest error DIY landlords make is not taking the marketing of the property seriously enough. You are ‘selling’ an expensive product after all. This is why photography, property descriptions, and online advertising should be handled by professionals who do it day in, day out. The better your property’s marketing, the better calibre of tenants it will attract – giving you more choice when it comes to the next step.
- Setting the rent. By knowing your target tenant, marketing correctly, and listening to expert advice, you’ll be able to set your rent at the right amount. A correctly priced rental (not too cheap or expensive) will attract more interest and ultimately, more offers from quality tenants.
- Be prepared for questions. Good tenants tend not to just turn up at a property and say: ‘It’s great, where do I sign?’. It’s a big decision for them, and they’ll have questions such as ‘What council tax band is the home in?’, ‘What are the parking arrangements?’, ‘Are utilities included in the monthly rent?’. Remember, when it comes to the best tenants, this is a two-way selection process as they are savvy enough to research the rental market, so you’ll also need to make a good impression on them.
- Check them out. A tenant worth having will have no issue going through a referencing process. Here’s another area where a good letting agency reduces your risk of problems further down the line. Please don’t be shy about asking your letting agent for proof of the referencing process they’ve carried out, which should involve financial, employment, and past landlord checks. Skip this part at your peril.
- Keeping them. So, once you’ve found a great tenant, how do you go about keeping them? Well, this is an entire article in itself, but it would be along these lines: Be a good landlord by maintaining the property properly, dealing with issues quickly, charging rent fairly, and acting professionally.
At Parkview Property, our job is to help landlords find and keep great tenants. To ask us anything about the Ayrshire rental market, contact us today.
How To Switch Letting Agent
If your letting agent is delivering sloppy service or hitting you up for extra fees, then it’s time to think about switching.
Many Ayrshire landlords mistakenly think changing agents is a messy and complicated process, but it’s relatively simple.
Why change?
Most landlords switch because they’re unhappy with the level of service they’re getting from their agent.
It’s time to consider switching if:
- You find yourself doing more and more of the legwork when it comes to maintenance, repairs, and safety checks because the agent is disorganised or lazy – or both.
- The tenant is calling you because the agent’s not returning their messages.
- The agent adds a commission to contractors’ fees.
- Regular inspections are not taking place.
Finding the right agent
Before you switch, do your research and look for an agent who is:
- Local. Many corporate chains outsource their property management services to out-of-town contractors (although they don’t tell you this when pitching for your custom). Choose a local, independent letting agent instead – they’re best placed to keep a close eye on your property and, if there’s an issue, can be on-site in a jiffy.
- Accessible. Go with an agent who is hands-on and easy to get in touch with – they’ll be far more accountable than a third-party contractor who you’ve never met face to face.
- Committed to using local tradespeople. Local plumbers, electricians, and gas engineers will be more likely to work to a high standard as they have a reputation in the area to protect. Avoid agents who use contractors from further afield and charge commission on contractors’ fees.
What does switching involve?
- Read through the contract you have with your agent and understand your notice period and any other restrictions you need to be aware of. Many landlords find it easiest to switch when a tenancy is ending or up for renewal.
- Serve notice in writing to your letting agent. Instruct your agent to release all tenancy documents – such as electrical and gas safety certificates – to your new agent.
- Instruct your existing letting agent to release the deposit to the new agent.
- Notify your tenant about the change and give them the details of the new agent.
And that’s it! A few simple emails and you can be on the road to a less stressful, more successful landlord/letting agent relationship. Your new letting agent will keep a check to ensure all the right documentation arrives, and you can rest easy.
For more information about our property management services, get in touch with me Janice Molloy, at Parkview Property.
Pet Owners in AYRSHIRE – Keep Them Calm and Carry on This Fireworks Season
We share seven tips from national pet charities to keep pets from suffering stress this fireworks season in this two-minute read.
At PARKVIEW PROPERTY, we love pets.
And we get to meet plenty of our clients’ furry friends during our daily work across Ayrshire
According to a 2018 survey by builders, McCarthy Stone, pets made people a lot happier about their everyday lives.
45% of the people they polled said their pet is the main reason they exercise, and a whopping 31% said having a pet gives them a purpose in life.
So, now that fireworks season is back with a bang and a whoosh and frequent flashes, we thought we’d share seven simple steps you can take to help your beloved pets avoid anxiety this weekend.
Below are four tips from the world-renowned Battersea Dogs Home, followed by three more ideas from the CATS Protection charity.
- Stay indoors. Don’t walk your dog in the evening during fireworks weekend.
- Draw the curtains. Unexpected flashes can cause dogs anxiety as much as random bangs, so close the curtains.
- Give your dog space. Confining your dog in one room during the evening can cause extra anxiety for them. Instead, let them wander indoors as much as they want.
- Distract them with treats. Long-lasting chews and bones are a great way to keep their minds off what’s happening outside.
- Stay calm. Instead of overly comforting an anxious cat, keep cool – your cat is more likely to feel relaxed if you are.
- Create a safe space for your cat. A cardboard box lined with blankets is ideal. However, cats feel safer higher up – so place the box on a sturdy shelf if possible.
- Play music. Cats and loud noises don’t necessarily mix. Try keeping a radio or TV on. This distraction can lessen outside noise and help if your cat gets scared from the sudden sounds of fireworks. Nina Simone’s Feline Good is a cat classic (sorry, we couldn’t resist).
More helpful information about keeping pets safe and sound can be accessed via www.cats.org.uk and www.battersea.org.uk.
Although this article features advice for dogs and cats, the basic care principles are the same for many of our beloved pets.
We hope you enjoy the fireworks this weekend and that your pets don’t even notice them.
Thanks for reading.
Carbon Monoxide Poisoning: A Shocking Statistic That Ayrshire Landlords Should Know
In this three-minute read, we examine the dangers posed by carbon monoxide.
I recently read a statistic about private landlords that left me speechless
A massive 56% of private renters say they live in a property that doesn’t have a carbon monoxide alarm*.
Can such a high percentage of landlords really be ignoring safety advice and flouting regulations on carbon monoxide alarms?
By law, any room in a rental property with a solid fuel-burning device or a gas appliance (such as a boiler) should have a working carbon monoxide alarm.
These rules are there for a good reason – carbon monoxide poisoning can cause severe illness and even death. There’s no excuse for complacency.
How is it made?
Carbon monoxide is a by-product of burning fossil fuels. When fuels like gas, oil, charcoal, wood, or coal fail to burn properly (a process called incomplete combustion, caused by a lack of oxygen), carbon monoxide is produced.
Exposure to it is hazardous to humans and animals.
Detecting it
You can’t see, smell or taste it; hence its nickname, the Silent Killer. To keep safe, you need to ensure carbon monoxide alarms and fuel-burning appliances are in good working order.
Good ventilation is crucial, too. Blocked flues and chimneys are problematic, as are poorly fitted flues.
Other warning signs include:
- Black or brown stain marks around heaters and fireplaces.
- Pilot lights on gas appliances that extinguish regularly or burn yellow (they should burn blue).
- Flames that burn yellow or orange.
- Excessive condensation in a room where there is a device that burns fossil fuels.
- Excessive soot.
Symptoms
Signs of carbon monoxide exposure include vertigo, tiredness, nausea, headaches, chest pains, and blurred vision. The affected person may slip into a coma and then die. The NHS says 60 people die from carbon monoxide exposure every year.
Keeping your tenants and property safe
Landlords should:
- Brush up on the regulations and install carbon monoxide alarms where required.
- Ensure working fireplaces are serviced and swept by a competent person.
- Have gas appliances regularly serviced by a qualified engineer.
- Check any carbon monoxide alarms in the property are working when the tenant moves in (note this in the check-in inventory).
- Ask tenants to test carbon monoxide alarms regularly.
- Test carbon monoxide alarms during mid-tenancy inspections.
- Endeavour to avoid cowboy builders who could bodge boiler and flue installations.
For more advice about keeping your tenants safe and staying on the right side of the law, contact us here at:
Parkview Property 01292 442888
*According to a survey by property software company Plentific.
The Pros and Cons of Investing in Property with a Friend
In this two-minute read, we ask if it’s wise to buy a rental property in Ayrshire with a mate.
Purchasing a buy-to-let property with a friend is an appealing prospect – on paper, at least.
But it’s important to carefully weigh up the risks and rewards before taking the plunge.
Here’s a list of the pros and cons of becoming a landlord with a friend.
The pros
- The role of landlord comes with a plethora of responsibilities. Sharing these duties with a trusted friend will lighten the load.
- Your co-investor may have a different skill set to you, meaning you can play to your strengths while they play to theirs.
- Most lenders require larger deposits for buy-to-let mortgages. Splitting your investment means you don’t have to pay as much cash up front.
The cons
- You never really know someone until you’ve gone into business with them. If the two of you disagree on how to manage the property, the friendship could suffer.
- If your tenant falls into arrears, as landlords, you’ll have to stump up the cash. However, if your investor buddy can’t pay their share for whatever reason, you’re liable for the shortfall.
- You might be on the same page as your friend right now, but people’s circumstances change. Further down the line, your friend may decide that they want to sell up when you don’t, or vice versa.
Tips
If you’re still keen to invest with a friend, here’s how to mitigate some of the risks.
Get a good lawyer
You need a legally binding agreement that states:
- How much each party is investing
- The ownership split
- Responsibilities regarding bills and maintenance
- What happens if one or both parties want to sell
- A dispute resolution mechanism should you disagree on an issue
Get a will
In some cases of co-ownership, if one party dies, the property automatically goes to the other person unless otherwise stated in a will.
Don’t feel pressured
If your friend thinks a formal agreement is unnecessary – they may see it as a sign that you don’t trust them – politely, but firmly, pull out of the deal.
Without the right paperwork in place, you risk getting caught up in a protracted and messy dispute later on.
Going ahead based on a wink and a handshake could cost you the friendship and much more if things don’t turn out according to plan.
For more advice on investing in the buy-to-let market, contact me, Janice Molloy at Parkview Property 01292 442888
Winter Is Coming
Winter Is Coming – Here’s How to Make the Most of It in Ayrshire
In this two-minute read, we look at how to ward off Seasonal Affective Disorder (SAD).
Are you struggling with the dark days and long nights that kick in at this time of year? Don’t worry – you’re not alone.
Millions of folk experience a dip in mood during the colder, greyer months, often referred to as the ‘Winter Blues’.
Some go on to develop Seasonal Affective Disorder (SAD) – a type of winter depression that seriously impacts everyday life.
Symptoms include lethargy, mood swings, oversleeping, and appetite changes (especially a craving for carbs).
Here are five ways to fight off the blues over the coming months.
- Bask in the light
As SAD is closely linked to a lack of exposure to sunlight, make sure you spend time outdoors every day (especially when the sun is out). Maximise the light in your home and workplace by opening curtains and blinds during the day.
- Eat well
Avoid calorie-laden carbs – they’ll make you want to snooze on the sofa. Instead, eat oily fish, eggs, mushrooms, and red meat as they contain Vitamin D, a nutrient we usually get from exposure to the sun.
- Exercise
Exercise produces feel-good endorphins and improves your sleep. Enlist a friend to be your winter exercise buddy to keep you motivated. Wrap up and take a walk along one of our beautiful Ayrshire shores.
- Live like a Scandi
Embrace the Nordic concept of Friluftsliv, which means ‘outdoor living’. This involves exercising and socialising outside in the colder months. If you have outdoor space at your home, install a fire pit, chiminea or outdoor heating, and fairy lights or lanterns. Then invite some friends over for an alfresco tipple.
- Take the plunge
If you’re feeling brave, why not try cold water swimming? Researchers believe it can boost your mood, sleep, and circulation. Coldwater newbies should take things slowly and always swim with someone else and in a safe location.
And if you’re still struggling
Don’t be afraid or embarrassed to speak to your GP if you feel like things are getting on top of you. They may suggest getting a light box (a special lamp that emits bright light), counselling, or prescribe medication.
From us here at Parkview Property, take care of yourself and thanks for reading.
Why Ayrshire Landlords Could Be Taking Expensive Shortcuts
In this two-minute read, we look at the false economies many landlords in Ayrshire are making regarding their rental properties.
Many of us realise doing a bit of DIY can save you money. But it comes with a caveat that you must know what you’re doing first.
For every successful bit of hallway decorating, there are dozens of tales of lopsided shelves, incorrectly fitted taps, and a whole host of other DIY disasters and fails.
And this risky approach doesn’t just apply to home DIY – we often see it when a landlord tries to do everything themselves.
Here are five of the most common mistakes landlords make when they think about the pennies but take their eyes off the pounds.
- Marketing matters – There’s much more to marketing a rental than simply slapping it on Facebook or Gumtree and hoping for the best. It’s nigh on impossible to achieve a property’s optimum rent by using this approach.
- Poorly referenced tenants – An excellent letting agent will carry out all the proper referencing needed to ensure you get a good, reliable tenant. Skipping this process and ‘going with your gut instinct’ can be hugely expensive further down the line if the tenancy turns troublesome.
- Maintenance mistakes – The most significant error landlords make when it comes to maintenance is not having money set aside in their budget to keep their property in good condition. A general rule of thumb is to put away £100-150 per month towards maintenance and general upkeep.
- Cheap is not cheerful – Many landlords make false economies by scrimping on things like flooring, windows, and taps and fittings, only to have to replace them more quickly than they would have if they invested a little more in the first place.
- Temperamental tradespeople – The nightmare scenario for many landlords. A call comes in on a Sunday evening (usually when you’re on holiday) from a tenant telling you the boiler has packed up. DIY landlords often rely on their own trade contacts in this situation, which can be great but is often not. However, a good letting agency has access to a pool of tried and trusted tradespeople who fix things fast and professionally.
Of course, we understand that you want to get the best possible returns from your rental investment. But experience has taught us that using a letting agent to find tenants and manage your property is money well spent.
We’d be delighted to offer a free review of your rental property/properties and highlight where you can save money but also protect your assets.
Call us on 01292 442888 or email info@parkview-property.co.uk
HOME MOVERS - HAVING SECOND THOUGHTS?
Whether You’re Buying Or Renting in Ayr, You’ll Regret Not Reading This … Probably
In this two-minute read, we look at avoiding regret when it comes to buying or renting a new home.
We’ve all had it – that gnawing sense of buyer’s remorse when we’ve made a purchase.
It could be the make of that new car you’ve ordered. Or the colour of that dress that looked good online, but will it have a wow factor when the delivery driver drops it off?
Or something as simple as ordering a dish in a restaurant that you suddenly wish you hadn’t as your friend’s requested meal sounds infinitely more appetising.
On a more serious (and expensive note), according to research by insurance company Aviva, over a quarter of people who bought a home during the pandemic now have some regret linked to it.
It was either the cost, location, or the property itself that created the nagging feelings of doubt.
The good news is the risk of buyer’s or renter’s remorse can be reduced by following these nine simple steps.
- Have a realistic budget and stick to it.
- Work out what you want from a home and what you actually need.
- Think ahead, will this home be providing what you need in five years’ time?
- Consider all the moving costs like removals, storage, legal fees etc.
- Consider any commute time, transport links, and even broadband speeds.
- Research the area if it’s new to you. The steps below are worth following.
- Consider speaking with people who already live in the area you’re looking at. If you’re brave enough, knocking on doors in the neighbourhood and asking direct questions can be priceless and very revealing.
- Jump on social media and ask in Facebook (other social networks are available) community groups what the area is like to live in.
- Speak to me. As a local property expert, I’ll give you an honest opinion on areas and the types of property you’re interested in.
And remember, it’s natural to have second thoughts about something as big as moving home – so don’t beat yourself up about it. But by taking a little more time and applying some more research, you’ll be more confident and comfortable about moving.
I’ve been helping people in Ayrshiremove home for more than 17 years and having a chat with me is something you won’t regret.
Call me on 01292 442888
A Landlords Dilemma
To Furnish or Not to Furnish? A Landlord’s Dilemma
In this two-minute read, we ask some questions you should think about before renting out your property in Ayrshire
Once the last lick of paint has been applied and the carpets have been laid, it’s time to decide whether or not to furnish your rental property.
It’s a question that has many landlords scratching their heads. Does a furnished property command a higher rental yield? Or is it more hassle than it’s worth?
What type of rental property do you have?
Certain rental properties need to be furnished. For example, if you own a House in Multiple Occupation (HMO) it’s wise to provide furniture, even if it’s the basics of just a bed, wardrobe, and chest of drawers.
Freehold properties are best left unfurnished so that tenants can make the property more homely.
What type of tenant does your property attract?
Furnished properties are very attractive to short- and mid-term renters such as students and professionals. So, if your property is located close to a university, a furnished property is a good idea.
Students will move in straight from their family homes so are unlikely to bring bulky furniture with them. Professional tenants prefer furnished homes as it saves them money and they can move in quickly.
An unfurnished property is more suitable for families or elderly tenants who rent for the long term and tend to bring their own furniture with them.
Do you have insurance?
If you furnish your rental property, you may want to think about landlord’s insurance to cover any damage that can occur to items within the premises. While this is an additional outgoing, if a large item of furniture needs to be replaced due to breakage or tenant damage, you’ll usually be protected.
Other points to think about when considering furnishing your rental are:
- If tenants are moving large items of furniture in and out, there is a higher risk of damage to your walls/floors
- As a landlord, you are not responsible for insuring tenants’ furnishings
- Tenants in furnished properties can move out easily, so you can get your rental back on the market quickly
- Depending on the location of your rental and the quality of your furnishings, you may be able to command a higher rent
If you want more help and advice as to the best furnishing option for your Ayrshire rental property, give us a call on 01292 442888