By Steve Roulstone
A report from Shelter (as reported on the BBC news pages today) states that complaints about Landlords have risen by 27% over the last three years. As always there are statistics and statistics and the ones quoted in this report are a little ambiguous, but let’s take them at face value and assume they mean exactly what they say and assume we are measuring one year against another and that the 27% figure applies from 2008/09 to 2011/12.
More houses bigger numbers.
So let’s look at what has happened at face value, because some of this increase is purely down to trends. For a start, there are some 5% more houses in the private rental sector than there were four years ago and of course nowadays, people do choose the easy route and register a complaint with the authorities prior to actually reporting the issue to the Landlord. This must apply to at least 10% of the figure quoted.
No excuse.
But do not get me wrong, as a Letting Agent I am not making excuses for these figures, far from it, just wanting to put a little bit more reality to the situation. At our office for example, we have only ever had two instances of problems being reported to the Council and on both occasions we were not spoken to first. Problems can occur without the Landlord or Agents knowledge and unless we are informed we are powerless. In the two instances we have been involved with a Council inspection, only one resulted in work being needed and that is work that would have been completed should we have been made aware first!
Flooding in!
In the report for instance specific mention is made of damp houses. This year this is not a surprise as I can verify as a Tenant. Many Landlords will have found damp patches and rising water (In a cellar in my instance) without prior expectation or knowledge, as the water table has risen dramatically this summer and started from a high point (as it did in Staffordshire) this spring.
Action.
But none of this does remove the fact that more action is required and this is what concerns me about the report. Shelter ask for more positive action to be taken by Councils at the same time confirming a rise in the number of successful prosecutions or orders for improvements. But if Shelter feel this is not sufficient, then it is clear the system is not working and something else needs to be done.
Further breakdown.
Firstly, I would like to know exactly what the breakdown is between privately run property in the hands of Landlords and fully Managed property in the hands of Agents. As I have confirmed, two houses reported in twelve years with nearly 400 houses under our Management would suggest, if other Agencies operate with both the correct knowledge and standards, that the majority would be privately managed. So firstly let’s have a better breakdown of the figures and more information as to which areas Shelter feel better action needs to be taken.
Now for the old chestnut.
Because when figures are broken down and if Councils are unable to follow up and prosecute sufficient cases then clearly a new system is required and yes, for me that is qualified Agents who pass a Government designed test (with the co-operation and involvement of the Industry professional bodies if possible) and all Landlords must be registered and approved themselves, and if not then approved and registered Agents must look after their properties.
Standards improving.
There is no doubt that the quality of housing in the Private rental sector IS improving and best advice to all Landlords which should always be our objective when marketing a property, is to consider the competition. To Landlords who are not prepared to present and protect property and therefore their Tenants correctly, we must always point out what needs to be done and why using the same principle! If the advice is not taken, then we cannot manage the property. Surely, professional standards to the same level would be the solution bodies such as Shelter wish for?
Drum banging time.
Legislation is overdue because of confirmation in reports like this that the current system does not work. Councils are too thin on the ground and cannot police and control the current system. If all Agents and Landlords had to meet qualifications laid down or not be able to rent property out, the system would be self policing – surely this is the way forward.
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