x
By using this website, you agree to our use of cookies to enhance your experience.
STAY CONNECTED!
    
newsletter-button

Peter's  Personal Profile View my company profile

icon
Peter Rayner
804  Profile Views

About Me

my expertise in the industry

Peter's Recent Activity

Peter Rayner
“Michael Gove has shown more interest in protecting the profits of his mates in the landlord lobby” So what the f*uck do they expect? That we should provide accommodation at a loss?

From: Peter Rayner 24 April 2024 07:05 AM

Peter Rayner
Thanks again for your recommendations and advice. As you say Catherine, a bad tenant’s behaviour gets worse. His certainly has so I’m leaning heavily towards eviction. I feel bad about it as he’s lived there a long time but I can’t take the risk of being stuck with him when Labour get in. My other properties all have overseas tenants, mostly Moldovan/ Romanian and they’ve been good as gold. At the risk of stereotyping, the only ones I have had a problem with are British, in this particular case on benefits too.

From: Peter Rayner 13 April 2024 11:18 AM

Peter Rayner
Thanks for the recommendations. I’ll check them out

From: Peter Rayner 12 April 2024 13:01 PM

Peter Rayner
Section 21 being referred to as a “no fault “ eviction giving the impression that a greedy landlord is evicting a poor tenant rather than doing repairs etc. I’m sure that the vast majority of section 21’s are issued to end a contract for perfectly legitimate reasons such as non payment of rent. Section 21 is an onerous process and I would much rather do repairs etc. than issue one. Having said that, I am considering issuing one while I still can to a tenant who told me to eff off when I tried to increase his rent from £550 per month to £600 He has been on that rent for 4 years and the market rate is now £850. Any recommendations for legal services offering section 21 procedure would be greatly appreciated.

From: Peter Rayner 12 April 2024 07:35 AM

Peter Rayner
Just fitted a gas combi boiler😁

From: Peter Rayner 07 February 2024 07:02 AM

Peter Rayner
Not sure how it’s supposed to save time when you have to report 4 times a year and possibly 5 rather than just once. The present system seems to work fine and is straightforward enough.

From: Peter Rayner 24 November 2023 08:34 AM

Peter Rayner
Stamp duty too.

From: Peter Rayner 07 November 2023 08:46 AM

Peter Rayner
As Emily says, there is no minimum requirement for grade C mortgage lending from most lenders. This is just nonsense. Finally the government has seen the harm they are doing and the sell off in the PRS and rowed back on their proposals. You seem to have a crystal ball Martin. No one can say who or what a future government will do despite what they may say today. If a labour coalition gets in and reinstates EPC C requirement, I hope they have plans for housing the homeless that they will create. As for D rated properties not being fit for purpose, I live in a 50’s bungalow. It has cavity wall insulation, A rated double glazing, a modern condenser combination boiler, about 2ft of loft insulation and led lighting throughout. Guess what? It’s rated a D and unless I move out of the house, take out the kitchen, rip up the flooring, dig out the concrete and insulate it, it will remain a D. I don’t live in fuel poverty or regard the place as unfit for purpose. In fact it’s nice and warm.

From: Peter Rayner 25 September 2023 09:02 AM

Peter Rayner
I can’t see that happening. It would be political suicide.

From: Peter Rayner 25 July 2023 18:33 PM

Peter Rayner
I quite like him commenting. I think what he says is mostly rubbish and I think he is promoting his energy assessment business but it is good to read other landlords responses. I am encouraged that it is not only me that has absolutely no confidence in the EPC system.

From: Peter Rayner 24 July 2023 07:52 AM

Peter Rayner
Wait for Labour to bring it into line with income tax rates which in the majority of cases would mean 40% tax.

From: Peter Rayner 22 July 2023 12:04 PM

Peter Rayner
I think Martin is involved with a company providing EPC certificates. Many commentators have made the point of there being a lack of confidence in the way EPC’s are carried out whether the criteria for these assessments will be changed in the future. Why would anyone go beyond the reasonable and obvious improvements when the goal posts may be moved? Martin, you’ve been asked before and not answered, are you confident that the way EPC certificates are assessed will not change in the future?

From: Peter Rayner 20 July 2023 10:03 AM

Peter Rayner
The problem is Martin that until the legislation for rental properties to have a minimum C rating is actually passed into law, I would be very reluctant to make any changes that involve major work. I have no confidence that the whole EPC system will not be changed. It’s not a case of putting one’s head in the sand but it would seem a bit pointless to rip out electric heating and install condenser boilers to achieve a C if the government may decide that they are more concerned about carbon dioxide emissions than running costs. I have been advised by EPC assessors not to do anything until the proposals are passed.

From: Peter Rayner 20 July 2023 07:58 AM

Peter Rayner
Not Nuaire Martin but Vital Direct Ltd? I’d like to ask you genuinely if you are confident that the way EPC’s are calculated will not change in light of the government’s drive to discourage gas boilers? Although my properties have modern boilers, double glazing, loft insulation etc. I’m reluctant to make further changes to D rated solid wall houses for fear of the goal posts being moved.

From: Peter Rayner 10 July 2023 07:26 AM

Peter Rayner
Oh that it were that straight forward! Do those things to a Victorian D rated house and it will remain a D. The proposals outline a fabric first approach to increasing energy efficiency. That means external insulation which will be very expensive and probably lead to damp problems as the houses were designed to allow for moisture to evaporate from the exterior of the brick walls. Or you could ask your tenants to leave while you rip the house apart, removing kitchens, bathrooms, radiators etc. and install internal wall insulation. We haven’t even mentioned floor insulation yet! On top of that, the government doesn’t want you to use gas boilers, so who is to know that the entire EPC rating criteria won’t change in the near future. I’ve spoken to EPC assessors and been told that it is near impossible to get a Victorian terrace up to a C. One also advised me to do nothing for now and wait and see what the actual legislation says when it becomes law. I no longer have any trust in what future regulations may be, so I will continue taking the rent until I am forced to sell.

From: Peter Rayner 08 July 2023 12:33 PM

Peter Rayner
Where is everyone in Wales going to live?

From: Peter Rayner 20 May 2023 12:35 PM

Peter Rayner
Plus probably National Insurance payable on rental income.

From: Peter Rayner 20 May 2023 10:40 AM

Peter Rayner
Yes 40% CGT tax on inflation as well as National Insurance on rental income

From: Peter Rayner 17 April 2023 09:33 AM

Peter Rayner
Because in many cases, the solutions are anything but straightforward. I shall wait to see if the EPC standards are revised because at the moment there is a conflict between energy costs and environmental considerations.

From: Peter Rayner 17 April 2023 07:09 AM

Peter Rayner
That’s great that the assessor was happy to give you a C rating. I have a couple of similar properties with modern boilers, loft insulation and low energy light bulbs but only achieve D ratings. The recommendations for achieving a C rating were to first, insulate the walls either externally or internally, then secondly, to insulate the floors. In the case of external insulation, apart from the cost, I foresee all kinds of damp problems, as these Victorian properties were built to allow any damp to evaporate out of the bricks externally. Any dampness would be directed inwards. Internal insulation is also not an option as it would involve the removal of radiators, kitchens, boilers, bathrooms etc. Also narrow hallways would become even narrower. I can only imagine that these proposals will be diluted in the case of solid wall properties or landlords will be selling in droves. Me included.

From: Peter Rayner 04 February 2023 11:59 AM

Peter Rayner
Every chance we’ll be paying 40% CGT under labour in a couple of years.

From: Peter Rayner 28 November 2022 07:21 AM

Peter Rayner
The article doesn’t mention what percentage of landlords will just evict their tenants and sell the property to a buyer who intends to live in it, hence not encumbered by the proposed legislation.

From: Peter Rayner 13 April 2022 06:51 AM

Peter Rayner
“Should landlords be unable to make changes to their properties by the deadline they may be unable to rent their properties so could be left with properties that are unmortgageable and therefore unsellable.” Why should the inability to make changes to the properties make them unmortgageable or unsellable? I thought these proposals only applied to the rental sector? Presumably the option of selling the house free of tenants would still remain.

From: Peter Rayner 07 February 2022 07:20 AM

Peter Rayner
Yes, if you dispose of the property before you die you will have to pay CGT but if you leave it in a will, the recipient would only pay IHT (subject to allowances)and any CGT on the increase in value from the point they inherit it to when they sell it. There would not be any CGT payable on the increase in value before they inherited it.

From: Peter Rayner 02 December 2021 09:27 AM

Peter Rayner
My understanding is that the £12300 allowance is available to higher rate tax payers. Also you would only pay CGT and IHT if you sold the property just before you died. If you pass the property on, only IHT would apply but whoever inherited it would be liable for CGT for any increase in value from the time that they inherited the property to selling it. My objection to the present CGT rules is that since the treasury abolished taper relief, CGT is now payable on any rise in value due to inflation. We are paying tax on a “profit “ that isn’t real.

From: Peter Rayner 02 December 2021 07:07 AM

Peter Rayner
Yes, I wouldn’t buy anywhere that wasn’t rated C or above. I’ve just bought a C rated house in anticipation of having to sell a couple of D rated properties if and when the new proposals are passed. I’m all for improving energy ratings to C if it involves practical changes (efficient boilers, windows etc.) but my D rated houses are solid wall and would be too expensive and impractical to upgrade. I’ve spoken to EPC assessors about it and they say that getting Victorian properties up to C is nigh on impossible.

From: Peter Rayner 29 April 2021 09:34 AM

Peter Rayner
Problem with CGT is that once upon a time, taper relief was applied to the gain in line with how long the property was owned. That took in to account inflation. Now if tax rates are to be increased and allowances reduced without inflation being taken in to account, and house prices increased in line with inflation, the tax liability may be substantial on profits not made. I don’t mind paying taxes but I don’t want to pay them on gains that are not real. Adjustment needs to be made for inflation.

From: Peter Rayner 19 March 2021 10:32 AM

Breaking News
MovePal MovePal MovePal