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Philip Drake
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Recent Activity
@Paul Barrett - what alternative income stream were you considering?
From:
Philip Drake
26 September 2020 17:29 PM
How about all tenants pay rent to Shelter. Then Shelter pays all rent to LL. Any shortfall is paid by Shelter. This means that Shelter can build a register of all tenants and all LLs, and realise the extent of the social housing bill that private LLs are supporting ie missed rent payments. Also Shelter pays for any damage done to the property that is not covered by the deposit. Also Shelter pays for any rent due between LL eviction date (S21 - even if the tenant requests eviction) and the tenant actually leaving. I'm sure (sarcasm) Shelter would be happy to pay these costs as all tenants are model citizens. The vast majority of tenants and LLs are model citizens, but there is a core of bad tenants and a core of bad landlords.
From:
Philip Drake
09 August 2020 23:19 PM
I believe DSS tenants cannot now be refused a tenancy just for that reason. So I expect that the Lenders condtion not allowing DSS tenants needs to be ignored. Obviously take legal advice on this.
From:
Philip Drake
09 August 2020 23:10 PM
Robert Brown, Andrew Townshend and S S - totally agree. I appreciate that the majority of good tenants receive back their full deposit, so limiting the period is OK. However a significant number of tenants who cause £1000s of damage, £1000s of unpaid rent and usually both damage and unpaid rent. So reducing the maximum deposit opens landlords to excessive risk. By the tenancy deposit schemes publishing such one-sided headlines, suggests that the deposit is held to protect tenants from unscrupulous landlords. Whilst it is laudable to protect tenants in this way, the obverse needs to be true. ie Landlords require the deposit to be secured to protect the landlords from unscrupulous tenants. To balance the published information... Could the deposit holding schemes also publish: . details of damage claims, especially those in excess of the lodged deposit . details of unpaid rent, especially those in excess of the lodged deposit . details of cases that go to court and nunber of CCJs awarded . details of landlords proscuted for various infringements The above totals could be presented as a histogram x-axis - ranges of rent arrears x-axis - ranges of damage y- axis number of tenancies These histograms could be segregated by postcode districts and different years of when the tenancy ends. Show heatmaps.
From:
Philip Drake
06 February 2020 10:07 AM
Would Pet Insurance cover resolve this? If the Tenant has pets, then the tenant buys pet insurance that covers damage to property and landlords contents (carpets etc). The insurer details are lodged with the Tenancy Deposit scheme. ie an Independent body, ensures that Landlords are protecting the deposits, provides a reason why a claim for pet damage may be expected and allows industry statistics to be gathered about the extent and depth of the pet damage issue. If the insurance is cancelled and the pets remain, then gounds for eviction.
From:
Philip Drake
05 February 2020 10:34 AM
@Daniela Provvedi - email sent.
From:
Philip Drake
25 January 2020 22:14 PM
Section 21 could be replaced by a notice to the Deposit Protection Scheme/Other deposit holder (DPS) that the tenant has become unworthy. A similar notice can be issued to the DPS by the tenant complaint about the landlord or property. The DPS then has, say, 10 days to come to a resolution. If no resolution or the tenant is found to be unworthy then the Local Council adopts the property and becomes the landlord. The council pays the landlord the AST rent and when feasible returns the property to the landlord in the same state as at the start of the tenancy. If the landlord or property is found to be at fault then the landlord is given sufficient time to correct the issue. If this does not happen then the council adopts the Property, returns the house to a lettable condition. The council invoices the landlord for the works done and only returns the property to the landlord when the invoice has been paid.
From:
Philip Drake
25 January 2020 08:25 AM
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Philip's Recent Activity
From: Philip Drake
26 September 2020 17:29 PM
From: Philip Drake
09 August 2020 23:19 PM
From: Philip Drake
09 August 2020 23:10 PM
From: Philip Drake
06 February 2020 10:07 AM
From: Philip Drake
05 February 2020 10:34 AM
From: Philip Drake
25 January 2020 22:14 PM
From: Philip Drake
25 January 2020 08:25 AM