Mould and damp issues are rife in private rental homes - claim

So true. Spent a couple of hours over the weekend sorting out mould in a bedroom that has never had mould in over 10 years. The humidity levels when I walked in were off the scale and of course the windows firmly shut. Suffice to say it was a 20 year old student with his girlfriend ...

Small survey

Probably 3 people at most , if that

Correct George, I can name all three PollyNeate, Ben Twomey and Mick Gove

It does occur to me that given they are a compensation chasing firm (their reason to be) that their sample may not be entirely unbiased!#

I have rented the same property for decades. I have had a number of tenants over that time. Only one tenant ever had mould. Yes, constantly drying clothes on radiators with no ventilation. In addition, that tenant had an outdoor job so soaking heavy raincoats also in the house.

The government cannot fix stupid adults. With all of the wokery going on and children identifying as cats, dogs, dinosaurs and the moon the younger 'entitled' generations are set to be more stupid and mixed up then ever. Mould will be the least of a landlord's problem!

Trying to anticipate the demise of S21 and having to rely instead on enforcing tenants breaching their tenancy agreements (they signed), in my new ones I've included clauses about not drying clothes inside without ventilation, venting tumble dryers externally etc..

Also with a section of "Informative" advice also included about how to avoid damp (which also advises how not to clog drains) taken/copied from reputable published sources.

Feel if we lose S21, our Tenancy Agreements will have to be bullet - and idiot- proof.

Henry, it's all very well stating no drying clothes without ventilation but you are not there to police it. So they can do what they want so longs as it's not there for you to see.

Try enforcing any of that in court. You will need evidence. The judge won't be interested.

Sorry Nick, only just picked this up and may be too late for you/others to read.
My intention is two-fold:
1) if they complain about damp where there hasn't been any before, then I can point to advice they've already been given in the tenancy agreement which they signed (whether they read it or not).
2) If I get a bad tenant, I anticipate I may have to evict them on several breach of tenancy grounds, and allowing damp with mould accumulating may be one of them. I am trying to be ahead of what they may argue.

Yes, of course I'm not there to see what they do. But if mould accumulates in a property where there has been none all the years I've known them, it will show there is something wrong; and not with the property.
Also, my agents do the regular inspections (which I very occasionally join them on). Whether or not I do that, the agents can be asked to spot particular issues if I have suspicions, or have previously given tenants "advice". E.g. I can ask them to look out for clothes drying on radiators, and will bad tenants be clever enough to remove cloths on rads. for every inspection? I may instruct agents not to mention what they see, just include it in their written reports after each one. These reports now include photos, so I can get records of clothes on rads.

I've dealt with some awkward b@stards in my life (mainly when working full time). Just when provoked l can be even more awkward. Like the idiot who decided to stop paying rent, so got a s21. A few years later, when he wasn't expecting it, with a good deal of effort I traced him, used the High Court Enforcement Group (very good) and got quite a bit of what I'd lost back (a few £thou). Tenant even got a new car Jeep on the HP so it couldn't be seized, and of course his 'essential' nice furniture couldn't be seized either.

I understand from The Landlord blog (Property Investment Project) that Govt. have said damp/mould can no longer be blamed on tenants' lifestyle (would be a joke if not so serious). When we all know different.

Hi Henry, you speak a lot of common sense. But I don’t consider it’s enough. I’ve just got rid of Nigerians I mentioned on here many times. Previously no mould issues in the property. They had 4 kids and 2+ adults that I knew of in a 3 bed house. Council letter and no win no fee letter….

The AST says ventilate etc. the agent gives them a leaflet saying do X and not X. I went around with a damp surveyor (suspected rising damp) and caught them drying clothes inside windows shut. I took photos… The council inspector found a wet floor and wet towels on the floor. Told me she was trouble in not so many words.

I was present at an agent’s inspection. I told the idiot to photo the kitchen extract fan was switched off he wouldn’t listen and wanted to keep out of everything even though I’m paying him!! But honestly it’s all about proving it. PROVING. And ultimately making someone homeless.
Everything is against you. All talk about it was fine for years before they moved in is all hear say. You can’t prove it.

Hi Nick,
Thanks for taking the time to set down details of your bad experience and what you had to go through. I'll remember it should I get into the same position. I so hope I don't.
It certainly doesn't help when agents don't do what you want and are paying them for! I've had a bit of that too, where they didn't want to get involved, so had to do it myself.
I've had mould in two different properties, but sorted it (without having to evict). Perhaps I was lucky and it is only a matter of time...

I really don't look forward to having to work without S21. I'm going to sell one. The others I'd like to hang onto for my personal use in years to come (a long story). So would hopefully still be able to evict on that basis, unless another Government changes the rules further. Will have to see how it goes.

Hope you enjoy your retirement from being a landlord Nick, if that is what you are doing.

Henry,

It may be better to sell all just so you don’t lose them altogether if Labour get in. The momentum just keeps on going. Labour say the RRB is just the start. You may not get a chance later. If sold you could buy back later. I know not ideal but there is NO RESPECT for landlords or private property at the moment.

Your good tenants will also be free to turn bad.

Hi Nick,

Hope you are well and have recovered from the traumatic mould episode.

I know you have been investigating selling for a while. I wondered if you knew if former letting houses are selling well at auction at the moment? Are they being sold and are they selling for above the guide prices?

Hi Ellie,

Thank you. It’s been a horrendous experience. As I’ve said I was extremely wary of getting mixed up with people from such a background. I didn’t want them 100%. I wish I put myself first but I didn’t. They were a whole load of trouble. I think about it every day at small points.

The house is left pretty much untouched since June. I’ve been to Majorca and California and enjoyed the summer. I wrote 2023 for the housing market (sales). I have to clear her crap out yet. Had it valued. But haven’t looked at auction sites at all. Yesterday I was researching sales records for similar properties to try and price it for 2024.

I don’t care it’s sitting empty and I’m paying a council tax. If I let someone in, it takes so long to evict Labour may be in. I won’t tolerate the ombudsman idea either. I think there will be endless complaints with that, especially if I want to sell…

Being a landlord is one massive headache with a bad tenant. I fear their empowerment. They are my properties I have lots of money in. These MPs, charities and tenants have £0. I will decide how they are run not everyone else.

At least you were able to get away from that terrible experience, Nick - and going abroad helps to put a new perspective on everything.

I can well understand you thinking it is a better business decision to leave the property empty at the moment. It is a risk letting when it is so difficult to get the property back. The council tax is a nuisance, but worth paying, rather than letting, for peace of mind, perhaps.

Having said that, I had a flat become vacant. I carried out some necessary repairs very quickly which the tenants hadn't identified while they were living there and then advertised it as a short let. I had over a 100 replies in a few days even though it was advertised as a short let. Most people wanted a long let, but said that they would take a short let. I discounted all those applications. The only viewing that I arranged was with a scientist who provided me with evidence that he was leaving the country in a few months. We signed the contact at the viewing and he paid on the spot. He has been a very good tenant indeed so far. The nicest I have had.

That makes me wonder whether I can continue letting. However, like you, I am very conscious of the fact that I could slip up and get a "bad tenant" - and with more and more controls being imposed on us it might be better to quit.

On the Council Tax I still have a mortgage redemption fee to pay. I still have 3 years to go! I renewed in about July 2021 the month before all of the troubles started. I started evicting on the back of the White Paper (I think written by Shelter & Co). It was good to see the RRB delayed but it really is just that. A little watered down. Labour will go completely the wrong way. Perhaps raise taxes even more etc. You’re right it’s piece of mind. I have little faith I could get someone out. Perhaps if they moved in today there’s time to S21 them from today (I know I can’t) and I may get them out before Labour get in.. Not good enough.

My properties are in London. So I can only do short lets for up to 90 days so not worth the hassle once it’s been decorated.

Yours is a complicated situation, Nick, particularly with the mortgage issue.

My properties are in London, too, so I have similar considerations as you do.

I bear in mind that when there is a new shorthold assured tenancy you can't serve a Section 21 notice for FOUR months.

Also I take into account the rules about short lets. Lets over three months are not classed as short lets; they are medium term lets. I'm letting on a "medium" term basis to people who are DEFINITELY leaving after three or four months. I provide a shorthold assured contract but I am not using Section 21 at all. I am just certain that they are going to leave because that is my main criterion for letting to them. I check that thoroughly.

I have the utilities in my name, but take meter readings and charge them for their use.

In London you could also let for up to 90 days for short lets - people wanting to stay a week or two, or a couple of months. However, I don't let that way because it is too much work and I might be liable for council tax in those circumstances - definitely, if the let were just for a couple of weeks.

Peace of mind is worth a great deal of money. I do understand that. However, I am not too worried with this way of letting at the moment - and most importantly, I have happy tenants because I am not charging them too much for a short let. They are helpful, rather than complaining. I have always had a nice present when they are leaving.

It sounds like you have it all in hand for now. The compliance with all this tax and red tape is extremely tiring!

I tend to respond to difficulties on a current basis, rather than having a long term plan. I think of how to tackle things as they are at the moment. That may be a failing on my part, Nick.

However, it is unclear what this Government and the Labour Party are going to do about lets like mine in the near future. This Government seems to be going to allow local authorities to require planning permission for any fixed term short/medium term letting as I am offering.

That may mean that I have to come up with another business model or sell.

Hi Ellie,

Regarding planning permission being required...
While I would not put it past the numpties in Government,
such a requirement is likely to be applied to properties newly being rented out, rather than existing ones. I.e. not being retrospective.

And even if applied retrospectively, the chances of getting planning permission should be good if the rental has been that way for years, and well managed by yourself. If its been okay so far, what would be the grounds of permission being refused. (and if it was, you can always appeal (its free)).

Henry, this government has shown it has no problem in implementing legislation retroactively. For example change all tenancies away from ASTs in the RRB. Also Gove pushing all responsibilities for cladding on developers now going back 30 years instead of 12 or 15 years.

LAs will probably not grant PP due to the shortage of homes available to rent.

I am not sure about how the planning permission requirement will operate. I have had short to medium length lets, but I have given all of "the occupants" tenancies, not licenses - and they have paid the council tax, too.

Totally agree it makes economic sense , but, I love my detached house 🏡, our last house was a semi detached 😨 the neighbours were keen DIY’ers……… in the late evening 🫣 now I can sit in my rear lounge and it’s like being in a sound proof room 🎉🎉. The rentals, yes definitely “ attached “, but for my family 🏡🏡🏡🏡.

I’m happy 😆, it’s the tenants who will be looking up one way flights to Dignitas ☠️☠️… Although Gove will put a positive spin on it 👍🏻😂

Would you support a crowdfunding campaign for a trip to Dignitas for Michael Gove?

How very unfair Emily! So sorry to hear what you are going through!

I'm with you Emily. I had a very similar experience with some Nigerians. A 1910 semi. Not the warmest. Occupants from a much warmer climate always cold and complaining about it. About 4 kids, 2 adults, sometimes at least 3 adults. On Universal Credit, windows shut, lots of washing done. Complaints to council, no win no fee letter. They it appears wanted social housing and needed a S21. I still have 3 years to go on my deal (from 5) but this Renters Reform Bill carrying on is out of the question. Also they all get legal aid now so even that alone prohibits me renting again.

We've all been there Emily, shame your selling as next time you could get a tenant with a brain that works

Might not Andrew. Then after the RRB comes in find you have no right to a divorce but a life sentence.

Fight back? You mean they're clever enough to know what laws you've broken and do something about it.

I actually said that to my enforcement officer over the phone following their inspection. I said I wanted cameras and moisture sensors everywhere so I could monitor and prove how the property was being used. Overall we got on well but she was horrified at this idea. Obviously I know it wouldn't be allowed and I would not want to do it. But with all these ambulance chasers, Rent Repayment Orders and difficulties evicting... This was end of 2021 when all I knew was S21 was going - not all this **** in the RRB as well!