Category: News

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How is social housing rent calculated?

rising utility bills

Interested in becoming a social landlord? Or maybe you’re a DSS tenant searching for a more affordable abode? Whatever your reason for being interested in the way social housing rent is calculated, we have all the information and advice to answer your questions. However, before we take a look at how social housing rent is determined, we describe what social housing is and why it’s a more affordable housing option.

What is social housing?

Social housing is a more affordable alternative to private renting and can be provided to eligible households by any landlord (known as a social landlord) that’s registered with the social housing regulator. Often, a social landlord will be your local council or Housing Association which is why social housing is sometimes referred to as council housing.

There are also different types of social housing tenancies that can help to provide a sense of social, as well as financial, stability. An assured tenancy, for example, allows tenants to live in their home for the rest of their life, providing peace of mind that they have a secure and affordable home – something that private renting can’t guarantee. Other types of social housing tenancy include starter and fixed-term tenancies.

Not to mention, social housing is also more accommodating to those with mental or physical disabilities like elderly persons that require accessible living space. This type of housing is therefore often adapted to meet their specific mental or physical requirements, but at what price? Below, we explore how much you can expect to pay for social housing and how social housing rent is calculated.

How to calculate social housing rent

Unlike private rented housing where the prices are generally fixed by landlords, social housing is more affordable because landlords don’t set the prices. The Government does. According to the official consultation paper ‘Rents for social housing from 2020-21’, “‘social housing’ comprises low-cost rental accommodation (e.g. homes let at social rent or affordable rent) and low-cost home ownership accommodation (e.g. shared ownership homes)”.

Ultimately, this provides social housing tenants with the opportunity to either rent or buy their own property in a financially viable way, but how low is the ‘low cost’ of social housing? Typically, social housing rent is anywhere between 50 and 60 per cent of the private market rent, making it a more affordable avenue of rental housing to explore.

To accurately calculate the rent for social housing (also referred to as social rent), the Government uses a set formula that can be applied to any given property. It takes into consideration the size, location and relative value of the property, as well as local income levels, to produce a ‘formula rent’. This formula also applies a weighting based on the number of bedrooms so that properties with a smaller number of bedrooms can enjoy lower rents.

Once formula rents have been calculated, landlords have flexibility to increase rents by up to five per cent. This is intended to grant them discretion when dealing with local factors. For supported housing, the flexibility is up to 10 per cent above formula rent.

However, to prevent social landlords from raising these prices too high, social housing rent is restricted by rent caps that apply a limit on social rents.

For example, a three-bed property on the private rental market may achieve a monthly rental income of £1000.

A similar property available for social housing, however, would therefore cost in the region of £500-£600 per month – providing the tenant(s) with a considerable saving. Even with the additional flexibility landlords can apply to raise this amount, the tenant would still stand to save anywhere between 30 and 45 per cent on their rent based on the above figures.

If you’re interested in applying for social housing or want to find out whether you’re eligible, you should check out your local council’s allocation scheme rules and regulations. Alternatively, you can always get in touch with a DSS-friendly estate agent like Pick My Pad to find out more information. Offering unmissable opportunities for landlords and tenants alike, we’re just a phone call or an email away!

Get in touch today!

If you’re searching for a DSS-friendly home or a property investment opportunity in the Walkden, Salford or Greater Manchester area, we can help. The knowledgeable team at Pick My Pad has decades of valuable experience and plenty of local expertise to ensure both DSS and no-income tenants have access to accurate, free and no-obligation advice.

To help our clients find the perfect home within their budget and in an ideal location in the North West, we have dedicated teams for selling, buying and letting properties. Regardless of whether you’re looking for a property close to the best schools or one conveniently located on the doorstep of public transport routes, our bespoke service aims to match your housing requirements to your ideal abode.

For more information regarding our DSS-friendly properties, feel free to get in touch. You can either give us a call on 01617903999 or fill in our online contact form to discuss your housing preferences with one of our friendly and professional team members.

However you decide to reach out, we’ll be in touch shortly to help find the right property for your family.

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Dealing With Damp and Condensation in Your Property

worsley letting agents

The days are getting shorter, the leaves are falling from the trees and there’s a noticeable chill in the air. That must mean it’s Autumn! It also means it’s time to start thinking about ways to prevent damp and condensation in your property.
<h2Condensation

The most common cause of damp in a property is the build-up of condensation. It should be made clear to your tenants that it is their responsibility to prevent condensation in the property. Once you have installed extractor fans in bathrooms, stress that tenants should switch these on every time they shower or take a bath. It might be worth investing in an extractor fan that switches on automatically in time with the bathroom light. That way, you won’t have to rely on your tenants remembering to do so. Extractor fans should also be fitted in the kitchen above the hob. Boiling water causes lots of steam to be produced, which will settle on the walls and windows if not removed.

Advise your tenants to open their windows regularly, especially in the kitchen and bathroom. During the colder months, they may be reluctant to do so, but windows need only be open for ten minutes a day for a noticeable difference in the levels of condensation build-up. Remind them that they need to close and lock all of their windows before leaving their house each day.

Tell your tenants not to put wet clothing on radiators. The water vapour mixing with the hot air will rise and settle on walls and windows. You may wish to fit a clothes line to encourage your tenants to dry their clothes outside.

Rising Damp

Rising damp occurs when groundwater seeps through the bricks and mortar of a building because its damp course has failed. It is your responsibility as a landlord to make the building watertight again by fitting a new damp course. The cost should not be passed on to your tenants. You should ask a professional for their advice; rising damp is often misdiagnosed and fitting a new damp course could end up being a needless expense.

Penetrating Damp

Penetrating damp occurs when water enters a building via an external wall or the roof and settles inside. This will invariably be because of a fault within the building, such as holes in the roof, damaged gutters, or cracks in the external render. Again, it is your responsibility to ensure that these issues are remedied and that the house is fit for habitation. Fixing penetrating damp is usually a simple process. Make a note of anywhere that the damp appears and find that point on the exterior of your property. Around this area you should be able to quickly find the fault and fix it yourself with some simple DIY. For serious problems, consult an experienced surveyor. A check of the whole building may be required to ensure the damp has not become wet rot, which would be disastrous for the structural integrity of your property.

Resolving Damp Issues

Worsley letting agents, Pick My Pad, have a dedicated maintenance team on hand to resolve any property issues for our landlords and tenants. Contact us now to find out how we can help you.

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How to avoid deposit disputes

a key on a house keyring

What to do at the start and end of a tenancy to avoid a deposit dispute

Less than 1% of all tenancy deposits end in dispute, but when it does happen it can end up being an expensive nightmare for all parties involved.

Many potential disputes can be avoided and one of the quickest ways to make sure conflicts don’t happen is to ensure all the correct information is provided to everyone at the right times.

Keeping audit trails of any changes made to the property, both by the landlord and tenant, can drastically improve the chances of a dispute being sorted quickly and reduce the chance of any acrimonious feelings between those involved.

This needs to happen from day one until the last day of the tenancy. Make sure the new tenant knows what is expected straight away. By doing this it will help them as much as it will help you.

Here’s what needs to be done right at the start and right at the end of a tenancy:

When the new tenant checks in

Having a detailed as possible report about the condition of the property is important. This goes further than a full inventory and cleanliness. Make notes of the last time it was professionally cleaned as well as being up front about any marks or scuffs on the upholstery so any new ones can be noted.

Also point out brand new decorations down to the date it was done so it becomes clear what they are getting.

Making a note of different odours could also be a good idea, although smells can be subjective and caused by many things a distinct new one will be hard to avoid.

Always back all of this up with as much documentation and images as possible.

When the tenant checks out

This is where conducting a thorough inventory at the start will pay off. As the house is inspected, refer to it constantly, and if you had a hand in making it to start with you should know exactly what to look for.

As before, keep a note of every detail and compare your new document with the old one once you are finished.

Also, even if it looks clear make sure you touch it! Stickiness and pet hairs are often hard to detect but can be costly to remove.

What to do if you think a deposit deduction is needed

If you find yourself in a situation where the property has not been returned in a satisfactory state, you may need to deduct from the deposit.

This process can often cause disputes and conflict between landlord and tenant, so make sure you’re completely sure and have the documentary evidence to back it up.

Clear, concise reasoning as to why the landlord thinks a deduction is vital.

On top of this pointing out exactly where in the tenancy agreement the landlord believes the tenant has breached will be needed.

If the tenant decides to dispute the claim, then it will need to be taken to an adjudicator.

At Pick My Pad, part of our landlord service is to conduct inventories and property checks on behalf of our landlords. We carry out thorough check in and check out inspections to ensure there is official paperwork, documentation and photographs at the start and end of every tenancy. Whilst it can feel like an uncomfortable process, we understand how vital it is for both landlord and tenant to be clear and consistent when it comes to the condition of a property.

If you own a rental property and would like help and advice on how to manage a successful tenancy, ensuring you meet all the legal requirements and remain up to date on guidance and legislation, please contact our experienced team. We manage 1000 properties and 3000 tenancies in the private and student rental sector and can help you with all aspects of rental property management. Call us on 0161 790 3999 or email info@pickmypad.com.

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Property market continues to boom despite end of SDLT holiday

walkden property prices

Property market continues to boom despite end of SDLT holiday

It’s fair to say the housing market is experiencing a remarkable surge at the moment. And in the words of our own agents; people are making up their own prices… and buyers are paying it, and then some!

The unprecedented boom in the price of property has been put down to the Stamp Duty Land Tax (SDLT) holiday, introduced by the Government at the beginning of the Covid-19 pandemic, to keep the market moving during the numerous lockdowns. Nobody could have predicted the impact of this move.

The temporary nil rate for SDLT was introduced in April 2020 when the UK went into its first lockdown, allowing anyone to purchase a primary residential property up to the value of £500,000 without paying stamp duty. From 1st July, the nil rate band was reduced to £250,000 and will be reduced again on 1st October to return to the standard threshold of £125,000 (except for first-time buyers who have a threshold of £300,000).

Whilst potentially saving buyers thousands of pounds on the cost of purchasing a new property, it seems buyers are diverting the money “saved” in stamp duty and putting into the price they are willing to offer vendors. Add into the mix low interest rates, a stagnant stock market, savings made during lockdowns and no overseas travel, buyers suddenly have more disposable income that they are eager to put into a property purchase.

This action has driven up the cost of property to extraordinary levels, across the country. Estate agents at Pick My Pad sister company, Mistoria Estate Agents, are seeing property selling for 30, 40, £50k more than it previously would have. Sarah Morris-Turner, branch manager at Mistoria Estate Agents Bolton said, “We can’t believe what we’re witnessing in the residential sales market at the moment. Every property that we bring to market we’re having to offer block viewings on due to the demand. From these viewings we’re receiving multiple offers, all of which are over the asking price!”

As original SDLT rates return on 1st October 2021, it was predicted that the end of the SDLT holiday would slow the market but, from Pick My Pad and Mistoria’s standpoint at least, this shows no sign of happening anytime soon.

Whilst rising prices has made for a seller’s market and boom time for the industry, there are concerns from an agent’s perspective. Morris-Turner continues, “It’s quite challenging valuing property in the current market. Some agents are valuing quite erratically giving false expectations to clients. As agents we have a responsibility to value property accurately, so as not to end up in negative equity. As and when the market dips, negative equity is a real concern for many buyers that suddenly find themselves with a property worth less than they paid for it.”

This call for caution is echoed by Dewi Caughter, branch manager at Mistoria Estate Agents in Cheadle. He says, “Whilst we are currently seeing property sell within seven days of coming to market, and for far more than the asking price, we predict next year may be more precarious for those currently paying overinflated prices for property. Should the market plateau, clients may face negative equity on their mortgages. It will be interesting to see how the market adjusts.”

There’s no doubting the SDLT holiday has done what it was intended to do in contributing towards keeping the housing market moving during the last 18 months of the Coronavirus pandemic but the long-term repercussions of such a rise in the cost of property is yet to be seen.

Walkden property prices

If you’re considering buying or selling a property, the agents at Pick My Pad and Mistoria Estate Agents can help you navigate, make sense of and accurately value or make an offer on Walkden property prices. Speak to our friendly and expert team on 0161 790 3999 or email info@pickmypad.com. You can find our estate agents in Bolton, Cheadle, Liverpool, Salford and Walkden.

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Could We See an Influx of Unsold Properties Hit the Market After the Stamp Duty Holiday?

unsold properties

While many fortunate first-time buyers have enjoyed the fact they have saved thousands during the stamp duty holiday, there have been a back log of transactions stuck in the hour glass of progressions, surveys and searches. This has delayed completion dates and ultimately pushed people into the threshold of the stamp duty debt. Going forward, will this extra cost deter buyers or affect the overall price of the properties?

It doesn’t really affect the investors or those with more than one property as stamp duty is inevitable. So does this meant there will be more opportunity for investor to scoop more properties or will vendors simply take their houses off the market and lay low?

September is only two months away and £15,000 is a great deal to save. Heck, £3,000 can get you a new bathroom if your new property purchase needed it.

May’s housing transactions were a whopping 140% higher this year than the equivalent month in 2020 according to HMRC’s data which was published last week (June 2021). Paul Haywood-Schiefer a manager for the tax and advisory firm Blick Rothenberg surmised the year so far has been driven by the increase property and residential sales but also the increase in income tax and NIC receipts. Billions of aid pledged in the pandemic will need to be addressed, and the government will need to look at how to go about doing this during the next tax reform so as not to create yet another thing to worry about.

He goes on to say 1.3m residential property transactions took place between May 2020 and this year to date, which is 22.7% up on the same period last year. Evidently fueled by the SDLT holiday and the lack there of abroad travel and holidays have directed revenue spend towards home improvement. This has helped increase sales and drive more to invest in their homes.

The word on the street is the market will slow down, but there aren’t any signs of a collapse. Despite the pandemic, online retail and the property market have sustained growth.

Are these wise words of the gurus from the industry? Or those who thrive in the market trying to keep the light shining? Nevertheless, the property market remains vibrant and as long as we know there is a demand for property, there will always be buyers.

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Right To Rent changes from 30th June 2021

right to rent changes

Right To Rent changes from 30th June 2021

Changes to Right to Rent legislation in the UK come into effect from 1st July 2021, ending the grace period put into place following the country’s exit from the EU. The change means that letting agents will move from checking nationality to checking the UK immigration status of all adult tenancy applicants.

Right to Rent is the legislation that requires landlords and agents to check the immigration status of prospective tenants to ensure they have the right to rent in the UK. The temporary changes meant that citizens of European Economic Area (EEA) countries and Switzerland only needed to prove their citizenship while applying for settled status in the UK. When the interim measures lift, it will mean that these people need to provide evidence of their UK immigration status too.

New guidance has been issued by the Home Office for agents and landlords to follow from 1st July 2021. The Home Office has been working with ARLA Propertymark, who says that “From this point, if someone is an EEA, EU, or Swiss national, you will need to see evidence of their UK immigration status rather than their national identification”. Anyone who has applied for and been granted settled status will have digital evidence of their application, and this should be shared digitally using the online Right to Rent services from the Home Office on the Gov.uk website.

Digital checks have been an option since December 2020 and involve the prospective tenant sharing a time code and their date of birth, which landlords use to check their immigration status online. However, not all applicants will use the digital service and may have other evidence of their immigration status, including physical documents.

Another change to Right to Rent checks is related to Covid-19. The way that checks were carried out was temporarily readjusted to make them safer during the pandemic. From 1st September, landlords and letting agents will be returning to face-to-face and physical document checks. This is in accordance with the easing of lockdown rules and social distancing measures, aligning with the roadmap for England set out by the Government. This change has been postponed twice, first set for 16th May, then 20th June.

Currently, Right to Rent checks can be made over video calls and tenants can send scanned documents or photos of documents using email or a mobile app. The online Right to Rent service can also be used during a video call if the prospective tenant has a current Biometric Residence Permit or Biometric Residence Card or has been granted status under the EU Settlement Scheme or the points-based immigration system. When these temporary changes end on 1st September, landlords and their agents must either check the applicant’s original documents or check their right to rent online if given their share code for the service.

Both landlords and EEA/EU/Swiss citizens applying for tenancies should be aware of these changes related to Brexit and to Covid-19. The situation regarding Covid-19 could also be subject to change, so it’s a good idea to keep an eye on what’s happening.

Pick My Pad are Walkden and Worsley property experts and can help guide both landlords and tenants through any property related matter. If you need help and advice on the new Right to Rent changes and what is means for you, please contact our team on 0161 790 3999 or use our contact form.

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End of Stamp Duty Holiday: first deadline fast approaching

stamp duty holiday on properties

End of Stamp Duty Holiday: first deadline fast approaching

The Stamp Duty holiday in England will end on 30th June 2021, lowering the nil rate band from £500,000 to £250,000 for all but first-time buyers, who have a threshold of £300,000 before stamp duty is due. The rates will then change again in October to return to the standard amount pre-Covid-19.

The temporary nil rate for Stamp Duty Land Tax (SDLT) was introduced in 2020 when the UK went into lockdown amid the global Covid-19 pandemic, allowing anyone to purchase a primary residential property up to the value of £500,000 without paying Stamp Duty. From 1st July to 30th September 2021, the nil rate band will be reduced to £250,000 and then will be reduced again to return to the standard threshold of £125,000, again, except for first-time buyers who have a threshold of £300,000.

The rate of SDLT that applies to a purchase depends on the date that the purchase is completed and not the date that contracts are exchanged. This means that many people who are in the process of buying a house now could miss out on the extra relief but still have the opportunity to benefit from the £250,000 nil rate if they complete by October. The rate above £250,000 will be 5% on the next £675,000 (up to £925,000), 10% on the next £575,000 (up to £1.5 million), and 12% on the value above £1.5 million.

The adjustments to the Stamp Duty nil rate apply to main residences. Additional properties, for which there is no nil rate unless they are bought for less than £40,000, incur a 3% tax up to £500,000 until 30th June. This then changes to 3% up to £250,000 until October.

Anyone hoping to take advantage of the lower Stamp Duty rates, whether buying a main residence or an investment property, should think about moving quickly. Property purchases can take a number of months, and there are just over three months left until the SDLT rates revert to the standard amounts.

June 30th is the first Stamp Duty holiday deadline to pay attention to if you’re currently in the process of buying a property. Now is the time to try and speed things up and perhaps try to set a completion date before this deadline. If you miss this first deadline, you can still benefit from the Stamp Duty holiday, with a further three months to take advantage of the £250,000 nil rate. To check how much you’re going to pay, you can use the Stamp Duty Land Tax calculator.

If you have yet to find the perfect property, Pick My Pad can help you to speed up your search. Our estate agents will listen to your wants and needs and suggest properties for your shortlist. Please contact us on 0161 790 3999 or use our contact form. If you’re currently viewing properties, you can also speed things up by getting other necessities out of the way, such as lining up a solicitor and talking to a mortgage broker. This will put you in a good position to move quickly once you find the right property.

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Mistoria Estate Agents expands with new Cheadle branch

Mistoria Estate Agents Cheadle

Mistoria Estate Agents expands with new Cheadle branch

Our sister company, Mistoria Estate Agents, is opening its 6th North West based office, this time in the suburbs of Cheadle. The new branch joins the already successful Mistoria Estate Agents outlets in Manchester, Bolton, Liverpool and Salford.

Parent company, The Mistoria Group, specialist in property investment, with a particular interest in student accommodation and HMOs. As a result, the Group’s estate agents are heavily involved in the student lettings market, whilst simultaneously providing traditional residential sales and lettings services. The Cheadle branch will further expand on these core property services by also offering mortgage brokering and conveyancing services. This is made possible by the fact that the new estate agents will share office space with MCC Accountants (also a part of The Mistoria Group) at their Church Road location in the heart of Cheadle’s busy high street.

Cheadle Branch Manager, Dewi Caughter, is keen to get going and build up the Mistoria reputation in the local area . He says, “Cheadle offers a new demographic make-up for Mistoria, but we’re keen to establish ourselves here and grow the Mistoria brand across the wider, more lucrative south Manchester area.

“We will provide a bespoke estate agency service for all pricing levels of the local property market. Our aim is to provide high quality customer service standards and competitive prices.”

The Mistoria Group CEO Mish Liyange comments, “This is an exciting time for The Mistoria Group. We already have five successful branches in the North West and have plans to expand into five more areas over the next five years, with the first being Cheadle. As well as Mistoria Estate Agents, our acclaimed in-house accountancy practice, MCC Accountants have also taken up residence in the new office and we hope the two companies will work together and complement one another to meet the needs of the south Manchester property and business sectors.”

Mistoria Estate Agents Cheadle have two opening offers that they hope will attract sellers and landlords alike. Those wishing to sell their property can enjoy fees of just £999, with no hidden extras. Landlords are being offered a fully managed service for just 8%. Both are hugely competitive offers and both are available for a limited time only.

More information can be found by visiting the website: www.mistoriaestateagents.co.uk/cheadle/

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Two Views on the Ending of the Evictions Ban in the UK

walkden letting agents

Two Views on the Ending of the Evictions Ban in the UK

For the pandemic period, a “new normal” has been in place. This new normal has included an unprecedented financial package from the government to help individuals who have lost their incomes to support themselves and find new work. One helpful measure has been the “eviction ban” that prevents landlords from evicting tenants who can’t pay their rent. But as the pandemic nears its end this ban has been lifted prompting concerns on both sides of the divide. In this article, our Walkden letting agents at Pick My Pad look at the views of both landlords and tenants, each of whom has equally valid views on the government’s latest pandemic decision.

The view of tenants

As the Covid-19 pandemic draws to a close the government has decided to curtail the ban on evictions put in place during the pandemic to protect the homes of tenants. Under this law, tenants are not able to pay the rent due to pandemic circumstances – job loss or furlough – we’re not legally obliged to leave the property – that is no longer the case.

As of May 2021 landlords with tenants who do not pay rent or are in substantial arrears can be evicted from the property. This means that those who have suffered a loss of income as a result of the Covid-19 pandemic and were not able to pay rent, as a result, might now find themselves homeless.

Who is affected?

According to recent reports, the lifting of the eviction ban could affect up to one million people in the coming weeks and months. It’s estimated that 400,000 people have already been served with an eviction notice by their landlords as a result of unpaid rent or rental arrears. This could precipice a housing crisis.

The pandemic has rocked the country as a whole and uncertain times lay ahead, but for renters, with low paying work or zero-hours contracts, their position was already precarious. The eviction ban was a lifesaver for many people as it allowed them some breathing space after losing a job and going onto benefits. While many of those people now have paid work again, rent arrears still put them at risk of eviction.

A housing crisis

Those same people who are only now getting back on their feet now have to stress about whether they will have a bed to sleep in after their shift or if they have to find a way of securing a new property on a low-income wage. Up to a million people are expected to be affected by the lifting of the eviction ban, raising the thorny question of where they are expected to go.

The view of landlords

When the pandemic struck it is fair to say it affected everyone. It’s also fair to say that the response to the pandemic was fair to governments, individuals, businesses, and landlords. It’s hard to imagine a landlord objecting to the eviction ban in the first few months of the pandemic. But now things are different.

As the pandemic grinds on and things appear to be looking more promising with the rollout of several vaccines, the government has decided to lift the eviction ban and give landlords the power to demand their rent from tenants once again. This has not been easy for tenants with high arrears but there are good reasons for it.

The counter-argument

It’s easy to take the side of tenants who have been affected by the pandemic and can’t pay rent temporarily, it’s even easier to take their side when the landlords in question are portfolio landlords with many properties on their books. But that isn’t always the case, and in fact, the majority are single property owners.

Single property owners use the rent from their tenants to pay for their own mortgage, so when this isn’t coming in their mortgage stops. With the eviction ban in place, landlords were finding that tenants didn’t respond to letters asking for rent because they knew they were safe from eviction – some even told their landlords to take mortgage holidays.

The future

As we leave the pandemic and the eviction ban is lifted it would seem to spell the end of a difficult financial time for landlords – but that isn’t necessarily the case. If tenants don’t pay their rent the landlord will be forced to evict them and shoulder the weight of arrears there are owed. Under present circumstances, there is no guarantee of a new reliable tenant either. What is needed is a benefits package from the government to help tenants pay landlords in the short term.

Walkden Letting Agents

As Walkden letting agents Pick My Pad understands the property industry in detail. We specialise in DSS or social housing, and private rentals as well as HMOs but can offer expert help and advice on all forms of property letting. For more information on what we do, contact us on 0161 790 3999 or use the details on our contact page.

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VIDEO: Top Tips in Social Housing HMOs

VIDEO: Top Tips in Social Housing HMOs

Our CEO Mish Liyanage presented at the National Landlord Show’s Nationwide Online Super-show on 26th May 2021, for which The Mistoria Group (our parent company) were a Sponsor.

If you didn’t manage to see the presentation then you can still catch it here as we recorded it for you….

Top Tips in Social Housing HMOs