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dave t

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  1. Here's my take on this: For more than 6 (sui generis), you would need planning permission whatever happens/ has happened in the past. So if you want to rent out to more than 6 people, you would need to put in an application (which you may or may not get). For up to 6 - you should apply for an ammendment to your licence - you must have applied for 9 (there will probably have been a specific question on the application) - and ensure that your licence is upto a maximum of 6 people. This avoids the sui generis issue totally. As regards Article 4, as far as I'm aware, any property that was operating as a HMO before the Directive was implemented, is not affected - although the local authority may well ask for evidence that it has been operating as a HMO beforehand - it sounds like you'd have no problem proving this. So, I'd say reduce occupancy to 6, amend your licence (there will probably be a fee for this), and tell the planning dept that you no longer need sui generis, and can prove how long it has been operating as an hmo before the directive.
  2. Your friends best bet would be to get a S8 Notice served on the grounds of rent arrears - this way it doesn't matter if he has done all or any of the other stuff that he should have done, and it's 2 weeks, instead of 2 months. It is a bit more complex, so probably best to get a specialist to do it. I can't recommend a specialist, but it needs to be one who is good a S8 evictions. Good luck!
  3. Hi When you employ a managing agent for a property - do they usually charge extra fees to either the LL or tenant, on top of the monthly % fee? For example - agent charges 10% of rent each month - tenant moves out - does the agent then find a new tenant and set up AST etc as part of the service included in that 10% fee - or charge extra on top of the fee? Or, the agent needs to arrange for some repairs to be done - do they charge extra for the extra work they need to do, and also builders costs etc? Also - extra charges for S21 notices, or court hearings etc? Thanks in advance.
  4. This makes an interesting read (if you're a complete saddo with nothing better to do). https://researchbriefings.parliament.uk/ResearchBriefing/Summary/CBP-7671#fullreport
  5. This is a hypothetical question only - I'm just considering my best options for the future.... If I started a Ltd company to buy and rent out residential property, with myself and my wife as Directors - if the Company became bankrupt (or whatever the term is for companies that 'go bump') - could the mortgage companies for the houses under the ltd co (or anyone else?) try to reposses my family home, which is owned by myself + wife, or pursue me personally for any debt? Thanks
  6. Hi I'm aware that to become a property manager, no formal is actually required - but was wondering if there are any particular courses/ qualifications which are considered to be desirable/ the best? Such as ARLA, or City & guilds etc...... If you were looking for a manager - what qualifications/ memberships would you look for? Thanks
  7. Yep, good work. I was aiming my reply at the OP though.
  8. "You must be a member before you apply for a licence - we cannot offer 'retrospective' discounts. If you stop being a member we will recover the full fee." HMO's are NOT included in discounts either.
  9. I don't think Liverpool are currently offering any discounts for professional memberships. Their pricing structure is here: HMO FEES HERE Timescales vary wildly between authorities, and their workload. You'd be best contacting them directly for an accurate timescale. It will likely be just shy of a month minimum after they've followed their deadlines etc. and aren't snowed under - However, last time I heard (in October) they were working on a 2 month turnaround, but that may have reduced now after the initial glut of 1st October applications.
  10. dave t

    Hi = )

    Hi I'm sort of new to the property investment thing. I say sort of, because I already own 2 btl's (which I acquired almost by accident!), and I am currently a housing standards LA enforcement officer/ tenancy relations officer/ HMO licencing officer - so I already know a fair bit about the law, and renting. I ended up with my 1st btl after I bought a house 15 years ago (2 bed semi), and found I couldn't afford to live in it - so I moved into a shared house and have been renting it out ever since. Not knowing much about investing, my aim over the 15 years has been to pay off the m'gage asap - so there's now about £25k outstanding on it, with a value of about £180k now! (I don't make any personal income on it at all, as it goes into saving for repairs, and m'gage over payments). I acquired my 2nd btl about 3 years ago after a death in the family giving me enough for a deposit on another property - I think I got lucky on this one as it was bought as 2 bed, with a converted loft room (not classed as a bedroom) - but my surveyor report, and a brief inspection of 100% of the houses in the row suggests that the loft room has been present from the start (approx 1900 build), and can be classed as a 3rd bedroom! Again, I don't make any personal income from this at all, with any money sitting in the account for that house for repairs etc (imminent new boiler). My day job is a Housing Standards Officer - which involves enforcing the Housing Act 2004 (HHSRS stuff, improvement notices etc..), all the HMO Regs (there's soooo many amendments!), tenancy enforcement (as in preventing illegal eviction), dealing with noisy neighbours/ statutory nuisances... etc etc... it seems an endless list of 'sort of related' stuff...... My family home is owned with no mortgage but a £40k debt to the inlaws which I pay off bit by bit each month. Anyway - I feel like i'm in a great position for some more serious investment. I've got a lot of knowledge, would be happy managing all my own properties from start to finish (until I can pay someone else to do all the hard work one day.... hopefully). I've also got a fair amount of equity I can delve into (I don't want a mortgage on my family home, so that's out of the equation). I've even got the start of an 'investment plan! (I'd like to make 3k net profit per year by the time a hit 55 (10 years), so I can walk early. My main issue(s) holding me back is, I'm terrible with numbers, formulas and spread sheets (will a property make me money??, I have no idea!) and business, and tax (should I make a ltd co etc? filling in my annual tax return for 2 houses is always a daunting prospect), and I think I'm lacking in 'business attitude' and 'balls', having worked in a LA since the dawn of time, I just don't have the money making/ business mindset that most investors have..... Anyway, that's enough rambling..... I need to go and process a huge pile of HMO applications from you lot........... Thanks for listening. Any enthusing, helpful comments most welcome! Also.... if you want any advice on the legal stuff I do every day, your always welcome to ask (I'm not a solicitor though, and offer no guarantee what I may tell you is right!).