Rental properties have traditionally been seen as an ultra-safe form of investment, offering not only a monthly income but the promise of cashing in long term capital growth when you exit the market.
Its financial appeal depends on two key factors: entry costs and rent levels. And over the past couple of years both dials have been moving in the landlord’s favour. Average prices in Prime Central London have fallen three per cent in the past year and some 20 per cent in the past two decades according to estate agent Knight Frank, bringing entry prices down considerably. But the firm believes ground will be made up in the next few years, with growth of ten per cent in PCL by 2019 and 13 per cent in prime outer-London.
At the same time, property analyst LonRes said that annual rent in PCL has increased three per cent in the year. Average rents are now 35 per cent above their 2017-2019 (pre-pandemic) average.
In the years immediately after Black Brick was founded in 2007, PCL’s high entry costs meant that rental yields in PCL stood at an unappetising two or three per cent. Today, price falls plus rental increases, mean that yields of four to six per cent are not uncommon. This is attracting a new breed of buy to let investor, from all over the world, attracted by a combination of regular income plus solid potential growth in the medium term.
But being a London landlord is not a way to make easy cash. The legal responsibilities are complex, and ever-changing, and penalties for failing to meet them can be tough.
Landlords must take care of everything from fire safety to energy efficiency in their properties. They must make sure their tenants are in the UK legally. And they must keep their deposit payments safe. They must also be sure they themselves are paying the correct amount of tax.
If you are going to embark on a career as a landlord, professional advice is crucial. Or you could leave the whole business in the capable hands of Black Brick’s highly-acclaimed property managers who can take care of everything, leaving you with a truly passive investment.
All landlords have a duty to make sure the properties they rent out are safe. That means regular gas and electrical equipment checks before and during each tenancy. You need to have working smoke and carbon monoxide alarms installed, and your local council may ask to carry out a health and safety rating assessment to check for any hazards.
Your contract will probably detail further responsibilities in terms of keeping the property and its fittings and furnishings in good order, and repairing any breakages or break-downs promptly. A failure to act efficiently when it comes to repairing repairs is a key cause of friction between landlords and tenants. Some tenants will simply vote with their feet and leave. But in extreme cases they could take legal action against you. If you don’t have time to deal with these sort of problems – and any seasoned landlord will tell you that they inevitably seem to occur at the most inconvenient times – or don’t have a little black book of boiler engineers, plumbers, and the like, Black Brick’s property managers can step in and coordinate repairs quickly and efficiently with a network of trusted contractors.
Landlords need to have an EPC (energy performance certificate) for their property which gives it a rating for its energy efficiency – all rental homes must have a rating of at least E.
However, in its drive to reduce carbon emissions, the previous government agreed to increase that minimum rating to C. This will apply to new tenancies from 2028 and existing tenancies from 2030. Almost half of all homes in England have a current EPC of below C, which means that landlords need to choose their properties carefully if they want to avoid costly upgrades over the next few years. Older properties should be treated with particular caution.
Before renting a property to a new tenant it is crucial to check they have a legal right to live in the UK. This means that you, or your letting agent, must undertake identity checks on all adults. Those who do have a right to rent include people with UK or Irish passports, suitable visas, or who have been granted indefinite leave to remain in the UK.
If your tenant’s permission to be in the UK is temporary you need to do follow-up checks to make sure they are not overstaying.
A failure to check on your tenants’ status could result in an unlimited fine or even up to five years in prison which means that getting this element of landlording right is crucial. Safeguard yourself against legal repercussions by using Black Brick’s property manager, which will carry out all the necessary investigations on your behalf.
Before they move in a tenant has to pay five or six weeks’ rent as a deposit, to cover the cost of any repairs or monies owed to you after they move out.
This money must be deposited in an official Tenancy Deposit Protection (TDP) scheme. It will be returned to the tenant when they leave, so long as they have paid their rent and are up to date with bills, and have not caused any unreasonable damage (ordinary wear and tear is on the landlord).
If there is a dispute your scheme will hold the money until the problem is solved.
Any income you earn as a private landlord, beyond an initial £1,000, is subject to income tax. You must report your income to HMRC and if you do a self-assessment tax return you will need to declare your rental income too.
If you have a portfolio of properties, and rent them out as a business, you will also need to pay National Insurance.
Some of the costs you incur as a landlord, including agent fees, insurance, maintenance and repairs, are tax deductible.
Professional advice from an expert is crucial, and Black Brick’s little black book includes some of London’s leading tax advisors.
The biggest shake up in the UK’s rental system for decades is due to become law by the end of 2025. The biggest impact the Renters’ Rights Act will have on landlords is that it puts an end to so-called “no fault” evictions, which have allowed landlords to give notice to tenants whenever suits them.
The new law means that landlords can only evict a tenant if they have a legal reason to do so, for example non-payment of rent or because the property is going to be sold.
Landlords will also only be allowed to put up rent once per year, and must give two months’ notice before doing so.
Renting out a property is a complicated and time consuming business, and the penalties for getting things wrong can be severe.
By working with an expert property manager, you can be sure that your property is fully compliant with the law, running efficiently, and making a profit – leaving you free to enjoy the fruits of your investment.
To learn more, speak to our friendly team of property managers today.
We would be delighted to hear from you to discuss your own property requirements. For a non-obligatory consultation, please contact us.
