WELCOME TO WOLVERHAMPTON

LANDLORDS CONFERENCE

18 OCTOBER 2012

WELCOME TO WOLVERHAMPTON’S LANDLORD CONFERENCE

Nick EdwardsAssistant Director - Regeneration

Today’s Event

• Welfare Reform• Tenancy Deposits and EPCs• Property Conditions “Do’s and Don'ts”• DSS Move• Energy Efficiency Initiatives• Credit Unions• Fire Safety in Rental Property• Landlord Accreditation

Improving the City Housing Offer• Demand for housing remains very high• Working with private sector accommodation

providers• Drive forward landlord (and where appropriate)

property accreditation• Use of proportionate regulation• Licensing of multi-occupied property• Emphasis on health, safety & wellbeing• Improving the Private Rented Sector offer

Opportunity to Engage

• Landlord Steering Group – meets quarterly• Housing Benefit Group – meets quarterly• Landlord Conferences – at least annually• NLA/RLA Branch Meetings• MLAS - Accreditation• Talk to the Team – e-mail us or ring us up• Coming soon - facebook

Opportunity for Investment

• Housing = a driver for regeneration• Housing = opportunities• Housing = delivering the City Strategy

– Encouraging enterprise– Empowering people– Re-invigorating Wolverhampton

Prosperity for AllPrivate.Sector@wolverhampton.gov.uk

01902 551284

EPCs and Tenancy Deposits

A presentation by Stefan PolatajkoSenior Trading Standards Officer

Brendan Taylor

EPCs – Energy Performance Certificates

• 1st October 2008• 10 years• 6th April 2012 - new style certificate• Must commission before marketing• 7 days (28 days)• 2016 - EPC recommendations to be implemented • 2018 - illegal to let property below EPC rating E • Green Deal

Tenancy Deposit Schemes - Background

•6 April 2007•Ensure good practice•Keep landlord/tenant disputes down to a minimum•Encourage alternative dispute resolution

Types of Scheme

• Custodial Scheme• Deposit held by Scheme

• Insurance backed Scheme• Deposit held by landlord/agent• Landlord/agent pays a fee to insure the deposit

Schemes

• The Deposit Protection Service (DPS)

• My Deposits

• The Dispute Service (TDS)

Tenancy Deposit Protection Changes

• 6 April 2012• 30 days to protect deposit • 30 days to provide tenant with prescribed

information• Civil - non-compliance penalty 1-3 times the

deposit• Criminal - misleading action/omission under

consumer protection legislation

Brendan Taylor

Moorfoot Estates• Over 70 deposits not protected • Numerous rent payments not passed on • At least £50,000 missing from the business• Landlords lost out• Holidays, casinos, lap dancing clubs• Attempt to blame his domestic partner• Convicted – fraudulent trading • Suspended jail sentence

And finally…

• Landlords are ultimately responsible• Consider carefully which agent to use and

what provision they have made to keep tenants’ deposits separate

• Ensure that this is clearly outlined in your contract with the agent

• Trading Standards here to help and advise businesses to trade fairly

Dominic ToweySection Leader - Housing Standards

Wolverhampton City Council

Introduction

Another landlord bashing session.Right of reply – officer bashing sessionDo and don'ts for officers – evaluation sheetLandlord steering group

Have a written tenancy agreement – benefits landlord more

Prevents disputes later on what’s been agreed

Protects your interestAbility to evictGive a name and address – not just a mobile

number If worried about home give a business

address or use managing agent

Tenancy Agreements

AgentsLetting, rent collection or full managementAgents Act on landlord’s behalfLandlord bound by agents actionFailure of agent to act landlord can still be

liableCheck out agreements carefully - Common

areas responsibility

InventoriesDo a full inventoryGet tenant to signUse photos or video Doesn’t absolve landlord from liability Previous tenants belongings – removeDon’t promise works then do nothing,

particularly clearing back gardens

Landlord/tenant relationshipsTreat your tenants fairly Deposits – use approved scheme and tell the tenants where it is

Remember 24hrs notice to visitVisit regularly check condition and occupancy

Landlord/tenant relationshipsTake complaints seriously and respond in

a reasonable time. Winter season - defective boilers use Gas

Safe Engineers - even better have a call out contract

Dampness or condensationCheck no leaksConsider providing extract fans

Warming up Wolverhampton

Tom WinckleyHousing Improvement Officer – Energy

EfficiencyWolverhampton City Council

Energy Bill Requirements

Excess winter death

Energy Efficiency Programmes CESP CERT Warm Front Cosy Homes

Green Deal & ECO

Contact numbers and support

Overview

Energy Bill Requirements• From April 2016 landlords of residential properties will not be

able to unreasonably refuse requests from their tenants for consent to energy efficiency improvements, where financial support is available, such as the Green Deal and/or the Energy Company Obligation (ECO).

• From April 2018, private rented properties must be brought up to a minimum energy efficiency rating of ‘E’. This provision will make it unlawful to rent out a house that does not reach this minimum standard.

• This requirement is subject to there being no upfront financial cost to landlord i.e. they have either reached “E” or carried out the maximum package of measures funded under the Green Deal and/or ECO (even if this does not take them up to an ‘E’ rating).

Excess Winter Death Rates

• Difference in number of deaths between the winter period (Dec-Mar) and the average of non winter periods (Aug–Nov & Apr-Jul)

• England average 2010-11 = 16.4• Wolverhampton average = 19.8• 4 Wards > 40• East Park = 97• Housing and Health – cold homes impacts on

health

Energy Efficiency Programmes - CESP

• Measures carried out– 1,800 homes externally rendered– 336 cavity walls insulated– 240 lofts insulated– 34 new central heating systems– 85 replacement boilers– 60 solar PV systems

• Benefits– 4,000 tCO2 reduced pa– 4 communities regenerated– £450,000 saving in fuel bills pa– Housing market values - RICS

Energy Efficiency Programmes - CERT

• Snug Network and local contractors

• What is available– Free cavity wall insulation– Free loft insulation <60mm– £99 loft insulation > 60mm

• Deadline for referrals November 15th!

Warm Front

• What is available?– Cavity wall and loft insulation– Central heating systems and heating repairs– Grant value of up to £3,500

• Criteria– Income related benefits– SAP Rating of 63 or under

• Scheme ends 31st March 2013!

Cosy Homes Service

• Black Country Housing Group can provide free home energy visits– Cosy Homes Energy Advice

Pack– Technical advice on using

heating system and how to save energy

– Emergency heating pack– Referral for housing assistance

• Warm Homes Healthy People Fund 2012-13

Green Deal & ECO

• CESP Phase 2 – ECO• Green Deal

– No upfront costs– ‘Golden Rule’– Range of measures e.g. external wall insulation

• Dependent on Government funding• Council delivery process to be determined• GD Information packs next summer

Contact numbers and Support

• Landlord Information Sheet in packs

• Energy Saving Trust

• Cosy Homes Energy Advice Packs

• Private Sector Housing Team

WHAT IS A CREDIT UNION

• An independent, not for profit financial co-operative offering ethical banking

• The products we offer are savings and low cost loans

• Our income is generated through the money our members save & interest charged on loans

• Safe and reputable organisations that are regulated by the Financial Services Authority and Financial Ombudsman Service

ABOUT WOLVERHAMPTON CITY CREDIT UNION

• Established in July 2002. Registered Firm No 214284• Head office located at 73 Worcester Street.

Wolverhampton WV2 4LE• Membership is open to anyone who lives or works in

Wolverhampton or South Staffordshire-the WV postcode

• Available to anyone regardless of employment or financial status

• Recently taken on apprentice

HOW WE CAN HELP LOCAL PEOPLE

• Offering a choice for financially excluded individuals/low credit rating

• Affordable loans & interest rates• Help to escape from high cost lenders and

loan sharks.• Saving small amounts as well as borrowing• Free life cover on our savings and loans• Budgeting accounts and Housing Benefit

accounts

WHY CHOOSE US?

• Not for profit ethos• We give you access to simple low cost and

responsibly managed financial services.• Return percentage of profits to members-Dividend• Low interest rates capped by law.• As the outstanding loan balance is reduced by

regular payments less interest is charged.• No hidden charges or penalties for paying back loans

early.• Very small loans are available - as little as £100.00

OUR SAVINGS

OUR LOANS

ADDITIONAL SERVICES

• The Credit Union Prepaid Card - remote access to your savings

• The Co-operative Electrical - fantastic deals on electrical goods at exclusive prices

• A free basic protection for members savings and loans *

• Discounted/ID membership card for local shops arranged by us.

* Subject to conditions

LHA – TENANTS RENT ACCOUNT• Straightforward service account for tenants of private

landlords.• Tenants open a single purpose account for receipt of

local authority housing benefit payments and any top-up payments to be paid to landlord.• Local authority housing benefit office pay LHA directly

to the member’s credit union account by automated bank payments.

• Any funds paid into the credit union account are paid directly to the designated landlord by automated bank payments.

• The tenant is not charged for this service. • Landlords pay a small fee for each automated

payment.

HOW TO OPEN A TENANTS RENT ACCOUNT

• Tenant to complete membership form• Provide 2 forms of ID – proof of person and

current tenancy agreement as proof of address

• Tenant and Landlord sign Terms and Conditions

• Tenant attends Credit Union office to open account

HOW TO JOIN

• Complete a membership form from our website or office

• Provide two forms of ID – Name ID - e.g. Passport/Driving licence– Address ID - e.g. Benefit letter/Utility bill

• Can refer for reduced ID

UNIVERSAL CREDIT

Wolverhampton Credit Union will be launching a Budgeting Account and

Bill Payment service to enable tenants to budget and ensure

payment of essential bills.

HOW TO CONTACT US

Wolverhampton City Credit Union Ltd.Firm No. 214284.

73 Worcester Street. Wolverhampton.

West Midlands. WV2 4LE.

01902 572340

Email: wolfcul@yahoo.co.uk

Website: www.wccul.co.uk

THE BASICS OF FIRE RISK ASSESSMENT

Inspecting Officer Adam Lewis

0121 380 7562or

07973 810 141

HERE TO ADVISE, NOT JUST TO ENFORCE

Who has smoke detectors fitted in their own homes?

AUDIENCE PARTICIPATION

“Those of you that have got smoke detectors have obviously considered the risk of fire to their families and have done a ‘mini risk assessment’”

““The Elements of Control”The Elements of Control”The “Level of control” exercised in our OWN homes is different to that in an

HMO

In a typical domestic scenario families usually :-

• Know what other members of the family are doing in the house at any one time

• Eat together, or share similar and regular routines

• Establish rules about how people behave whilst under their roof (i.e. no smoking)

• Know each other and will have a “sense of morals” towards others family members well being

The “Element of Control”The “Element of Control”In a HMO whilst a landlord owns the property they can not

supervise the premises 24 hours a day

• Nobody on a daily basis has total control over the HMO • Tenants may come and go at different times during the day• Tenants may not eat together at set times (meaning cooking takes place

at different times)• Tenants may work at different times of the day• Tenants can not dictate to other tenants on how to behave.• Tenants may not like or know one another, there may not be any sense

of moral duty towards other tenants• Whilst rules are in place non compliance with those may not be picked

up immediately• Unsociable behaviour

These factors increase the level risk in an HMO

Risk AssessmentSome quick definitions:-

• “HAZARD” - the potential for something to cause harm (Such as a hungry Lion)

• RISK – is the likelihood that the hazard will cause harm (Lion isn’t in a cage!!! so risk of being eaten is high!)

The Purpose of Risk Assessment is to :-

1) Identify Hazards

3) Ascertain if the hazard can be removed OR Reduced or Protect from risk using control measures

4) Record the measures, plan your strategy

2) Establish who is at risk from those hazards

5) Review your assessment regularly

RISK ASSESSMENT EXAMPLE!

• Hazard: LION (Has sharp teeth and is very hungry)

• Risk: VERY HIGH (Lion may eat someone!!!)

• Can hazard be removed? NO!

• So what can we do ? Put the Lion in a secure cage !!

Resultant Risk Level is LOWEREDWe have put in a CONTROL MEASURE to manage the

risk

Basics of Fire Risk AssessmentFirstly establish what can burn in your premises:-

Combustibles include: • Furniture• Bedding• Textiles• LPG, heating oils, or petrol• Paper products• Cardboard• Plastics and Rubber• Waste storage (plastic bins for example)• Accumulation of rubbish or mail• Video Tapes• Aerosols

NOTE: THIS IS AN INCOMPLETE LIST AS MOST ITEMS FOUND IN A TYPICAL HOUSEHOLD OR H.M.O. CAN BURN

Basics of Fire Risk Assessment• Then establish what could cause the combustibles to catch

fire :-

Sources of ignition include:- • Naked Flame (i.e candles)• Electrical appliances (heaters, TVs, Video or DVD players, PC,s Games

Consoles, Hair Dryers electric blankets)• Cookers, toasters and other kitchen appliances such as dryers, washers• Lighting – such as lamps, halogen lamps• The Gas installation• Smoking materials e.g. cigarettes, matches, lighters etc• ARSON (external or internal)• OVERLOADED SOCKETS OR DANGEROUS ELECTRICAL INSTALLATIONS

Then decide who is at risk from those hazards…

• Tenants• Visitors• Contractors• Members of the Public (?)• Lone workers(?)

Consider your Tenants!Because tenants sleep on the premises they are at

particular risk

• Do they have any specific needs?• Are they less able?• Are they disadvantaged or vulnerable ?• Are they drug or alcohol users?

This all has a bearing on your assessment and the level of risk in the premises.

Can any of the Can any of the hazardshazards you have you have identified be identified be reducedreduced or or removedremoved to to

lessen the risk tolessen the risk toTenants Tenants and and other personsother persons who might be who might be

at riskat risk??

Likelihood

Consequences

The Scales of Likelihood vs The Scales of Likelihood vs ConsequencesConsequences

Next we need to look at the general Next we need to look at the general principles of Fire Safetyprinciples of Fire Safety

This has a bearing on your fire risk assessment too

If a fire occurs people are alerted and can safely evacuate (think about sleeping persons)

That on making their escape people can safely pass a room that is on fire without encountering smoke or flame

That when exiting the building they don’t encounter any locked doors or blocked escape routes

Basic Principles of Fire Safety are :-Basic Principles of Fire Safety are :-

If power fails during an emergency persons escaping can see the escape route

Once out of the building they can move safely away from the premises

Fire Alarms

• Must be mains powered• Must be interlinked• Are more sophisticated than battery

powered smoke alarms• Sound levels must achieve 75 decibels at bed

head BATTERY POWERED “STAND ALONE”

DETECTORS ARE NOT ADEQUATE

Fire Alarms Continued• Must be maintained annually• Alarm panels checked daily (according to the British

Standard - this is difficult)• Repairs or faults must be undertaken SAME DAY

wherever possible OR• Interim measures implemented whilst fire alarm is

off-lineMOST PROBLEMS IN HMOs RELATE TO POOR

MANAGEMENT OF FIRE ALARM SYSTEMSAND INADEQUATE MEANS OF ESCAPE

Bedroom

(Old Dining Room)

Shared Lounge

Shared Kitchen

Shared Bathroom

Cup’d

Hall

Bedroom

Bedroom

Bedroom

GROUND FLOOR FIRST FLOOR

Typical Two Storey Victorian HMO

Bedroom

(Old Dining Room)

Shared Lounge

Shared Kitchen

Shared Bathroom

Cup’d

Hall

Bedroom

Bedroom

Bedroom

GROUND FLOOR FIRST FLOOR

Typical Two Storey Victorian HMO

Smoke Detector

Heat Detector

Fire Door

Emergency Lighting

WARNING All HMOs MUST be fitted with working fire alarm

systems

IF YOU DO NOT HAVE ONE FITTED or YOUR ALARM IS NOT WORKING

YOUR PREMISES ARE POTENTIALLY UNSAFE

IMMEDIATE ENFORCEMENT ACTION COULD BE TAKEN AGAINST YOU

Landlord Accreditation

Surinder S. Plaha Development Officer

What is Landlord Accreditation?

• Set of standards • Voluntary

Aims of the Scheme

• Run a successful rental business• Safe and good quality accommodation• Reduce complaints and therefore minimise intervention from

the Council

Information & Opportunities for Landlords

Objectives of the Scheme • Improve management of the private rented

sector • Advise and support landlords • Enable networking • Update landlords • Reduce the need for the council to get

involved in landlord/tenant disputes.

Benefits for Tenants?

• Safe property, in good condition • Better management• Better relationship with Landlord/Agent

Benefits for Landlords?• A recognised marketing advantage• Help landlords find responsible tenants• Discredit unscrupulous landlords • Accepted as an accredited landlord in other areas of the

country where accreditation is in place• Get more support from their Council • £1000’s of pounds worth of potential savings

What if you don’t become Accredited?

• Council receiving more complaints about property conditions, landlords and anti social behaviour etc

• Council may have to consider other options

So how do I become Accredited?

• Development courses are run across the Midlands throughout the year

• Landlords and other agencies can ring up or register online for the course at a venue suitable to them – visit the website for more detail

What Scheme?Midland Landlord Accreditation Scheme

Who can become Accredited?

• Individual• Agent• Partnership• Limited Company

but…

• They must attend a one day development course,

• Agree to follow a code of conduct• Certify that they are a “fit and proper

person”

Which venue?• Next Local Accreditation Course - Molineux

Conference Centre, 7th November 2012 (places available)

Continuing Professional

Development (CPD)

re-accredited after 5 years providing: •Fit & Proper•Code of Conduct •10 points per year since accreditation date

How CPD points awarded?

•Memberships•Activities•…see MLAS website

Today’s Conference CPD points?

5 POINTS

And finally…

• Thank you for listening• Please feel free to talk to me at the end of

the Conference and ask for more detail• Visit the MLAS stand and speak to Gary

Callaghan• Visit the MLAS website

THANK YOU FOR ATTENDING THE

WOLVERHAMPTON LANDLORDS

CONFERENCE 18 OCTOBER 2012