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| THURSDAY 5TH MAY 2005 |
 PROBLEM
TENANCIES ARE THE EXCEPTION
Overflowing bathtubs, persistent complaints from the neighbours
about noise and damage to the fixtures & fittings of the
property may make being a landlord seem like one big headache
after another.
However, new figures from the National Landlords Association
show that problem tenancies are very much the exception rather
than the rule.
The problems are few and far between according to NLA’s
chairman, David Salusbury who reckons that out of around
just over 2 million private tenancies in the country as a
whole less than 5% encounter a major problem.
"Even so," said David Salusbury, "with such
a large number of private rentals in this country, this still
accounts for a significant number of problem tenancies in
absolute terms. But don’t forget that, despite some
tenancies that go seriously wrong, around 2 million go swimmingly."
David Salusbury is keen not to under-play the problems that
can arise. "Over a third of our landlords report that
they have had to resort to the courts to evict a tenant,
but thankfully it’s not an everyday occurrence. It’s
once in a blue moon that things go as badly wrong as that," he
said.
Communication and respect is key
The success of most private rentals may be attributed to
the responsive and responsible attitude of the majority of
landlords and tenants. It’s in the best interests of
both landlord and tenant to make things work. Mutual respect,
good communication and attention to detail go a long way
towards setting the relationship on a good footing.
The NLA believes that landlords can do a lot to set the
right tone and make the tenant feel valued as a customer,
providing them with a list of ‘Ten Top Tips’ for
success as a landlord.
"A lot of it comes down to working effectively with
tenants, to understand their concerns and take steps to address
them," said Mr Salusbury. "Our member landlords
report that by being proactive in addressing and resolving
problems and issues, tenants are more likely to look after
the property, pay their rent on time, and stay for longer.
In fact, there is plenty of evidence that by maintaining
the premises to a higher standard, tenants are more scrupulous
in terms of how they treat the property. Scrimping and saving
on maintenance is detrimental to the fabric of the property,
and detrimental to good relations with the people who are
living there."
Indeed, the latest English House Condition Survey indicates
that the quality of rented homes in this country is higher
than ever before, with 52.5% officially categorised as ‘decent’.
The NLA’s ten top tips on how to
be a successful landlord:
1. Treat tenants as clients, ask them what they think and stay in touch with them
2. Deal promptly and sympathetically with tenants' concerns
3. Make yourself aware of relevant regulation, law and taxation
4. Keep detailed records
5. Devise a maintenance programme and stick to it
6. Keep a pair of rubber gloves handy
7. Whenever possible, take and check references
8. Do a little often rather a lot infrequently
9. Ask for a little below market rent rather than a little above
10. Join a landlord association!
The Ten Tips highlight the fact that being a successful
landlord is a really hands-on job. "For most of our
members, being a landlord is their only or main occupation,
while most of the others devote a considerable amount of
time to the business," explained David Salusbury. "If
something goes wrong in the property, tenants expect to be
able to contact the owner or his agent to get it fixed."
A broken-down boiler when the temperature is sub-zero, a
blocked drain, or water running through the ceiling may lead
to a panic phone call at an anti-social hour. Landlords need
to be willing and able to respond to problems of that nature,
and keep that pair of rubber gloves handy to deal with those
not-so-pleasant jobs.
When it comes to rent, David Salusbury believes that landlords
should beware of appearing greedy. "A little below the
market rate rather than a little above it means the tenant
feels he or she is getting a fair deal, so they are likely
to stay for longer and look after the property better. Getting
a few percent less is better in the long run if the tenants
stay for longer, renew the tenancy and you minimise the risk
of voids."
For all the scare stories, landlords’ experience is
that the majority of tenants are responsible and look after
the homes they rent. However, there is much the government
could do to create the really healthy private rented sector
it says it wants.
For instance, if landlord and tenant aren’t able to
sort out their differences satisfactorily through discussion,
as things stand recourse to the courts for possession can
be cumbersome and expensive. "We’d like to see
something much quicker, fairer to both parties and more straightforward.
We also need much less regulation of the sector and it needs
to be applied with a light reign," said Mr Salusbury.
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