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Spring Budget was “Hardly Radical Stuff” – Industry Reacts

Published On: March 9, 2017 at 9:51 am

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Yesterday’s Spring Budget, delivered by Chancellor Philip Hammond, was “hardly radical stuff”, according to a leading legal expert.

Lisa Evans, a commercial property solicitor at Kirwans law firm, has reacted to the low-key Spring Budget.

However, although the announcement itself was disappointing – especially for landlords, who were virtually left out – other changes were already planned, which mean that millions of people will be affected.

Spring Budget was "Hardly Radical Stuff" - Industry Reacts

Spring Budget was “Hardly Radical Stuff” – Industry Reacts

So how could it affect you?

Tax rise for the self-employed 

The main National Insurance contribution rate paid by self-employed people will rise in the next few years.

It will increase from its current level of 9% to 10% in April 2018, and then to 11% in April 2019 for those making a profit of more than £8,060.

The level for employees for these Class 4 contributions is 12%. The Chancellor said that this would raise £145m by 2021-22. On its own, the change announced in the Spring Budget would leave 2.84m people facing an average annual increase of £240.

As previously announced, Class 2 payments, which have a lower threshold of £5,965 or more in profits per year, will be abolished.

Reduction in tax breaks for shareholders 

Director shareholders will see a tax break reduced on the dividends they receive. The tax-free dividend allowance, which only came into force a year ago, will be cut from £5,000 to £2,000 from April 2018.

Help for savers 

A new Government-backed savings product was promised in November’s Autumn Statement, but no date or rate was set.

Now, the Chancellor has confirmed that National Savings and Investments will offer the Investment Guaranteed Growth Bonds from April, paying interest of 2.2%.

Evans reacts to the low-key Spring Budget: “This Budget is hardly radical stuff – rather another book-passing exercise.

“The £300m funds available to councils for discretional relief will, at least, give councils the power to make decisions over local businesses, but I do question how fair this will be. What one council might decide to award may be quite different to another, creating something of a postcode lottery of discretional relief. I’ll also be interested to know where the Government has found this £300m – it certainly wasn’t clear in Hammond’s speech.”

She adds: “It would seem rather than giving relief or overhauling the system, the Government’s approach is, yet again, somewhat wishy-washy. It’s almost as though they don’t want to actually tackle the issues, preferring to dip their toe in the water and then withdraw, leaving behind a half-hearted resolution and a promise to re-evaluate.”

Other property experts have also expressed their frustrations over the lack of housing initiatives in the Spring Budget: /industry-frustrated-lack-housing-initiatives-budget/

NLA Disappointed with Lack of News for Landlords in Budget 2017

No news is generally considered good news, but that’s not the case for landlords, who were virtually left out of Chancellor Philip Hammond’s Budget 2017 yesterday.

NLA Disappointed with Lack of News for Landlords in Budget 2017

NLA Disappointed with Lack of News for Landlords in Budget 2017

The National Landlords Association (NLA) was quick to express its disappointment following the announcement, in which Hammond failed to address forthcoming tax changes for landlords.

Despite the NLA issuing its own Budget 2017 wish list ahead of the announcement, the Chancellor did not follow its suggestions and instead virtually left landlords out of the plans altogether.

The Chief Executive Officer of the NLA, Richard Lambert, responds to the Budget 2017: “The Chancellor has passed up his last opportunity to reverse the damaging plans to restrict mortgage interest relief for landlords before they hit, or even to act on suggestions as to how he might ease the immediate impact.

“Sadly, he still seems convinced by the Treasury’s analysis of the consequences, and it looks like he will only change his mind when the reality proves different.”

He explains the negative effects of this: “That’s little comfort to the landlords who will be forced up a tax bracket as a result of the changes or potentially forced out of business, nor their tenants, who will be faced either with higher rents or the struggle to find another home in an already pressured housing market.”

The latest industry forecast regarding the reduction in mortgage interest tax relief came from a former member of the Bank of England’s Monetary Policy Committee, who believes that rents could be pushed up by as much as 30% as a result of the change.

Nevertheless, Lambert was pleased with one aspect of the Budget: “However, we’re pleased the Government has listened to our calls to delay the implementation of the Making Tax Digital programme, as it has the potential to cause chaos as landlords struggle to get to grips with the demands of submitting quarterly tax returns online.”

Are you disappointed by the Budget 2017?

Industry frustrated over lack of housing initiatives in the Budget

Published On: March 8, 2017 at 3:11 pm

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Categories: Property News

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This afternoon saw Chancellor Phillip Hammond deliver his first (and last) Spring Budget. Whilst there were plenty of measures that were pledged to improve social care, education and transport, there was conspicuously little in the way of anything housing related.

Blow

The lack of reforms or initiatives announced for the housing and private rental sectors have led to anger and frustration amongst many property peers. Many wanted to see changes to upcoming mortgage interest tax relief proposals or cuts to Stamp Duty.

Founder and CEO of eMoov Russell Quirk, is one of the frustrated industry members.

Responding to the lack of housing reforms mentioned, Quirk noted:

‘Zip. Nada. Zilch… Nothing…. 

A bitterly disappointing, lacklustre Budget by Mr Hammond in terms of addressing the current UK housing crisis. It is clear he is continuing the head in the sand approach of those before him in bypassing the issue, with a few headline-grabbing business initiatives and the usual proclamations about how great the economy is currently performing.  

Ironic that a former property developer should give the subject such inadequate focus within his plans and woeful for those aspirational buyers on the ground still dreaming of getting on the ladder.

The issue of housing has become the final coat of gloss on recent budget announcements, mentioned in passing to tick the boxes of a “well rounded” economic plan, but equating to little more than aesthetic fluff. 

A lot of focus on the NHS and how they are the party of the NHS. Does NHS stand for No Housing Speech?

It is a real shame Mr Hammond hasn’t put his mind to solving the backlash around the revaluation of business rates. There is an underlying feeling of angst throughout the population surrounding this uncertainty and he would have done well to use his first Budget as a platform to quell these feelings, but has in effect, chosen to sidestep the issue.’[1] 

Industry frustrated over lack of housing initiatives in the Budget

Industry frustrated over lack of housing initiatives in the Budget

 

Disappointment

James Davis, chief executive of online lettings agency Upad, said: ‘It was disappointing to not see a U-turn on the catastrophic decision the Chancellor made in the Autumn to ban lettings agent fees. As predicted, rising rents are already on the cards for long suffering tenants with renting now a necessity, as home ownership is out of reach for most millennials.’[2]

‘Tenants are in some cases already paying up to two thirds of their salary on rent, whilst salaries have stayed stagnant. This will have wider consequences if people can’t afford to go on holiday, or spend money on entertainment. The Government need to realise that they are playing with people’s lives and livelihoods. Buy to let landlords should be enticed through tax incentives, rather than hiking stamp duty, to bring the rental market back into equilibrium,’ he added.[2]

Short-sighted

Glynis Frew, chief executive of Hunters Property, said it is short-sighted of the Chancellor not to include any housing initiatives, after the Stamp Duty rises.

The more average rents rise, the more ownership figures fall. This is a bad decision which will affect not only landlords but renters, first-time buyers and second steppers,’ she observed.[2]

[1] eMoov press release, Spring Budget 2017: Property Industry Reaction, 08.03.17

[2] http://www.propertywire.com/news/uk/buy-let-sector-disappointed-uk-chancellors-failure-address-concerns/

NALS calls for Budget to end confusion in the PRS

Published On: March 8, 2017 at 11:18 am

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With the industry bracing itself for today’s Budget, the National Approved Letting Scheme (NALS) has called for the Government to ‘end the confusion and uncertainty’ in the market.

The organisation has forwarded multiple suggestions that it believes will assist the Government to provide a Private Rental Sector that works for everyone.

Fees

The NALS feels that all services provided to tenants should be paid for by them and not the landlord. It feels that the proposed ban of on letting agents fees charged to tenants will only lead to a series of ‘inevitable consequences’ for consumers.

This include:

  • reduction in services
  • more self-managing landlords which will lower standards
  • rogue agents charging fees
  • increased closures of smaller letting agencies

As such, NALS has reaffirmed its call for a Competition and Markets Authority review into lettings fees. It also feels that all agents should be regulated.

NALS calls for Budget to end confusion in the PRS

NALS calls for Budget to end confusion in the PRS

Funding

What’s more, the NALS has urged the Government to provide more money to local authorities in order to fund more effective reinforcement and policing of the private rental sector.

A NALS statement said: ‘Increased legislation is meaningless if there are not sufficient means to check it is operating correctly.’[1]

‘Simply, we want to make the Private Rented Sector a better, fairer place for all. While the recent Government focus on the PRS and its importance is welcome, there has been no real action,’ said Isobel Thomson, chief executive of NALS.[1]

‘We believe there are some immediate key areas, which must be addressed if we are truly to help improve the sector. Industry is waiting, it’s time for Government to act now,’ she added.[1]

[1] https://www.lettingagenttoday.co.uk/breaking-news/2017/3/budget-2017-nals-wants-a-prs-for-all

What Generation Rent Most Feels it’s Missing Out on

Published On: March 8, 2017 at 11:08 am

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It’s not exactly news that homeownership is at a record low. In fact, the private tenant population hit the highest level seen since 1961 last year. While renting may be a flexible and appealing option to some, generation rent still feels like it’s missing out on certain aspects of a comfortable home life.

Many tenants are struggling with escalating rents, while the situation is only expected to get worse as a result of the Government’s letting agent fee ban. And generation rent can forget saving for a deposit, what with the country’s rock bottom interest rates and unaffordable house prices.

Now this wouldn’t be as much of a problem if tenancies were more secure, rents were stable, and tenants could remain in their homes for as long as they want.

But, in the current system, generation rent feels denied to a whole range of experiences and choices. So what are these, and how can landlords help?

Decorating

With many landlords choosing to keep their properties neutral – to appeal to as wide a range of renters as possible – tenants feel that their homes don’t reflect them and are soulless. If tenants sign up for long-term contracts, it may be a good idea to allow them to paint certain rooms – you could even ask them to return the property to you in the same condition you let it to them, to avoid putting future tenants off.

Pets 

As lots of landlords try to avoid as much damage to their investments as possible, most will ban all pets as standard. But it’s important to remember that not all animals will cause significant damage. Simply asking your tenants if you can meet their pet before they move in and requiring a larger deposit will enable them to bring their cute companion to their new home and have some company.

What Generation Rent Most Feels it's Missing Out on

What Generation Rent Most Feels it’s Missing Out on

Adapting the property

When you buy your own home, you are left with pretty much free reign over what changes you can make. But generation rent doesn’t have the same freedom. Your tenants may feel like a loft conversion or open-plan kitchen/diner would work for them. It could be a great investment opportunity for you, as you may find that your tenants want to stay in the property longer, while future renters will be attracted to the space on offer.

Getting to know neighbours

Although your tenants may be happy where they live, they will likely feel that they can’t get too close to neighbours or as involved in the local community as they would like, as they don’t know when they’ll next have to move on. Longer-term tenancies will give them the stability they need to feel part of a secure neighbourhood for the foreseeable future.

Knowing where you’ll be in the future

Which leads on nicely to the next point. Although revenge evictions may now be illegal, they are still a threat to generation rent. Landlords may even just decide to issue notice to quit in order to seek higher rents from prospective tenants. Consider how valuable and reliable your tenants are to you before you simply decide to remove them from the property – your next tenants may not be so good.

Lifestyle choice

While it is vital that landlords or their letting agents conduct periodic inspections throughout a tenancy, renters may feel that they do not have the freedom or ability to relax in their homes if they are too frequent. When new tenants move into your property, aim to conduct periodic inspections every quarter, before moving to bi-yearly visits after sufficient evidence that your tenants are looking after the property.

Gardens

It is true that some tenants don’t take enough care of their gardens and leave them in a mess at the end of their tenancy, but some will want to get involved in gardening and plant some vegetables or flowers. While it is common for landlords to provide easy to maintain gardens, simply asking your tenants whether they would like to make some changes could actually increase the value of your property. But make sure they don’t do anything too extravagant – you want your future tenants to be able to maintain it!

Money

Owning your own home or investment properties allows you to enjoy accumulating equity on your assets. But tenants often feel that rent is lost money. Many won’t have the option to borrow on the back of their housing wealth, help their children buy their own homes or invest in more properties down the line. Although landlords alone cannot solve the housing crisis, it is important to keep your rents stable and secure the lives of your tenants where possible.

What are you doing to support generation rent?

Prime London Rents to Remain Stable Until 2018

Published On: March 8, 2017 at 9:53 am

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Prime London rents are expected to remain stable until 2018, following a drop in values during the fourth quarter (Q4) of last year, according to JLL.

Prime London Rents to Remain Stable Until 2018

Prime London Rents to Remain Stable Until 2018

The firm’s latest prime central London report shows that rent prices fell by 3.1% in Q4 2016, marking the fourth consecutive quarter of decline, which left prime London rents 8.6% lower during the course of 2016.

The 3.1% decrease in the final quarter was greater than the 1.9% and 2.3% drops recorded in Q2 and Q3 respectively. But, importantly, JLL does not expect the trend to continue.

The company expects prime London rents to remain stable over 2017, before rising again from 2018 onwards, due in part to higher underlying consumer price inflation.

The Head of Agency at JLL, Lucy Morton, says: “Demand and activity remained robust during the second half of 2016. Importantly, the imbalance between supply and demand was corrected by the end of the year, with much of the excess stock soaked up.

“There continues to be strong demand for apartments in new developments, as tenants buy into the lifestyle of concierge, gyms, business facilities and smart living, with easy access to the City.”

She continues: “Overall, fewer overseas families moved to London with companies in 2016 compared with previous years, as organisations preferred to house their senior directors in high-end one and two-bedroom apartments to use more as a pied-à-terre, while leaving their families at home.

“There was another year-on-year increase in demand from high net worth international students last year, and we anticipate this will increase again during 2017.”

With prime London rents plummeting, landlords should be looking to more lucrative hotspots for their future property investments. Finance expert Paul Mahoney, of Nova Financial, believes that buy-to-let can still be a profitable investment option if landlords choose major UK cities, excluding London: /buy-let-still-profitable-major-uk-cities/