Slides from Scottish Letting Day 2023 - Cap & Thistle speaker sessions

1. Conference and exhibition 8 November 2023
Scottish Letting Day 2023
Conference partner:
Conference sponsors:
Cap & Thistle sessions
Scottish Letting Day

2. What are the current tax issues
impacting property letting?
Gordon W Buist
EQ Accountants
Scottish Letting Day 2023
Scottish Letting Day 2023

3. Scottish Letting Day 2023
Tax matters for landlords
Gordon W Buist CA CTA
(Fellow)
Partner, EQ Accountants
LLP

4. Increased burden for landlords
Scottish Landlord Day 2023
Recent tax changes
6 April
2017
Restricted income
tax relief for
interest payable on
borrowing costs,
phased in over the
period to 6 April
2020
1 Apr 2016
The additional
dwelling supplement
(ADS) is
introduced,
applying a 3%
surcharge
25 Jan 2019
ADS increased to 4%
6 April
2020
CGT disposals must
be reported, and
CGT paid within 30
days of completion
(now 60 days)
6 Apr 2020
Main residence
relief reformed and
restricted the
deemed ownership
periods.
16 Dec 2022
ADS increased to
6%.
1 Apr 2023
Corporation tax
increased to
between 19% and 25%
on company profits.

5. Main issues that affect landlords
Restrictions on
interest relief
for finance costs
and mortgage
interest
Capital Gains Tax
(CGT) relief on
gifts of property
not available –
deemed sale at
market value (MV)
CGT at “surcharge”
rate of 28%
No VAT recoverable
on repairs or
other expenses of
the property
business
Succession
planning to
preserve the
properties and
plan ahead for IHT
ATED charge for
high value
properties held in
a company
Scottish Landlord Day 2023
Tax problems with residential property

6. There is no National Insurance on UK property income!
But the tax payable can really land a blow on the finances!
Scottish Landlord Day 2023
Tax upsides of letting residential property

7. And of course…
Common queries
Splitting of ownership
Deductibility of expenses
LBTT and ADS queries
CGT planning for a sale or
gift
Succession planning and IHT
Scottish Landlord Day 2023
A tax adviser to property landlords

8. “If I had 10p for every time someone has asked
me about incorporating their property business…”
Scottish Landlord Day 2023

9. Deemed a sale at
MV for LBTT
purposes and ADS
applies unless
any reliefs are
available based
on personal
situation.
Transferring existing BTL properties to a limited company
Deemed sale at
MV for CGT
purposes,
subject to a
detailed review
of any reliefs,
such as
incorporation
relief.
Cost to transfer
mortgages
This can be the
trickiest part as
the company must
take over business
liabilities, which
can be liable to
CGT.
Difficult, potentially expensive, but can be an option for ‘professional landlords’
SEEK SPECIALIST TAX ADVICE
– THERE IS NO MAGIC
‘SOLUTION’.
Incorporation of
BTL property
business
Scottish Landlord Day 2023
Incorporating your BTL property business

10. BEWARE OF SOLUTIONS
If it looks too good to be true… look out for these hallmarks -
🤫 Don't tell your mortgage lender; they won't care as long as they get paid
🙄 Most advisers lack the specialist knowledge to understand our 'solution’
😫 HMRC approves of this structure, which has been around for 15 years
🤫 We have submitted 10,000 returns for clients, and they have all been
accepted by HMRC
🤫 You are fully insured for all fees, tax, interest and penalties if we get it wrong
We know of several schemes being promoted to
landlords that may be ineffective for tax purposes,
which may trigger significant upfront tax charges,
and could result in a default on mortgages.
Scottish Landlord Day 2023
Incorporating your BTL property business

11. November 2023 and beyond…
22 November – autumn statement is unlikely to be
good news
Regulation putting property values under pressure
Incorporations remaining commonplace for
‘professional’ landlords
‘Accidental landlords’ withdrawing from market, and
’professional landlords’ growing market share
Further anti-avoidance measures to counteract
certain schemes aimed at avoiding section 24 charge
(e.g., ‘Smart Incorporation Solutions’)
Scottish Landlord Day 2023
What lies ahead for landlords?

12. Professional landlords looking to expand
Limited company may be the most tax-efficient structure if intention is to grow
your property portfolio -
 Ownership structure – different share classes for intergenerational IHT
planning
 Financing – rising interest rates vs growing your portfolio
 Acquisitions – multiple dwellings relief, mitigating ADS by acquiring six or
more dwellings etc., consider portfolio purchases from accidental landlords
 Remuneration planning – paying market salaries to those who help in the
business, dividend extraction to shareholders
 Pension contributions for directors and employees of the company
 Succession planning for reducing IHT for future generation
Scottish Landlord Day 2023
Getting your house in order…

13. New landlords looking to build a portfolio
Limited company may be the most tax-efficient structure if your intention is to
grow a new portfolio.
However, it is essential to seek advice on the tax aspects to ensure that the
company is created with the most appropriate share structure, for example, to
assist with inheritance tax planning.
If your intention is to extract all post-tax profits from the company, it
will be less tax-efficient than retaining the properties, personally.
Scottish Landlord Day 2023
Getting your house in order…

14. Accidental landlords wanting out
“If you fail to plan, you plan to fail.”
 Financial forecasts to identify highest yielding properties
 Planned sale of properties to reduce borrowing and interest costs, increasing
net income
 Consider options for CGT mitigation
 Considering where to re-invest the net equity released from the sale
Scottish Landlord Day 2023
Getting your house in order…

15. Getting the most out of your property company
Splitting share ownership among the family
 Allows profits to be extracted more tax-efficiently and assists in succession
planning.
Maximising expense claims for legitimate company costs
 Increase in the rates of Corporation Tax could reduce the company’s tax
liability by £0.25 for each £1 of qualifying expenses.
Using the company for pension purposes
 Tax relief on pension contributions.
 Provide relevant family members with a tax-efficient way to save for
retirement.
Taking advantage of lower company rates to retain profits in the
company to help to grow the business and reduce debt.
Scottish Landlord Day 2023
The property company

16. Final thoughts…
Scottish Landlord Day 2023

17. Gordon W Buist CA CTA (Fellow)
Partner, EQ Accountants
: 01592 630055
: gordon.buist@eqaccountants.co.uk
Scottish Landlord Day 2023
Contact details

18. Sessions now available to attend
Scottish Letting Day 2023
Scottish Letting Day 2023
Cap & Thistle (current room) Energy efficiency update
President’s 2 Cyber security in the modern workplace
Moncrieff Going, going, gone!
Thistle 2 Market updates and forecasts
Centenary Funding promotion of education, training and best practice in Scotland’s
PRS
Aspray: insurance claims management for letting agents and landlords

19. Energy efficiency update
James Seabridge-Cooper
Home Energy Scotland
Scottish Letting Day 2023
Scottish Letting Day 2023

20. Home Energy Scotland
James Seabridge-Cooper
Technical advisor – private sector and
renewables specialist
8 November 2023

21. Contents
• Introduction to Home Energy Scotland
• Approach to energy efficiency
• Renewables
• Private sector landlord service
• Funding and support
• Tools and resources
• Questions

22. Home Energy Scotland
• Free and impartial advice on energy efficiency,
renewables, transport and water efficiency.
• Help people stay warm and reduce bills by
providing advice and funding.
• Funded by the Scottish Government, managed
by Energy Saving Trust.
• Delivered by regional advice centres.
• Available by phone, email, and in person.

23. Fabric first

24. Energy efficiency advice

25. Fabric first approach
Internal wall insulation
Loft/room-in-roof
insulation
Floor insulation
Windows
Cavity wall insulation Draught-proofing

26. Walls
Solid stone walls are usually
made up of big stones on the
outside and smaller rubble-
like stones on the inside,
bonded by mortar.

27. Walls
The wall will then have
timber battens attached to it
and thin laths will be added
to the battens. This is then
plastered over to create the
interior wall surface.

28. Walls
‘Plaster on the hard’ means
insulation methods are
different but these types of
finish are less common.

29. Fabric first:
insulation improvements

30. Internal wall insulation (IWI)
• A layer of insulating material that is fixed directly to the wall or attached via timber
battens.
• Insulating material can also be sprayed on damp or injected behind an existing wall
lining.
• Historic Environment Scotland recommends that natural, breathable insulating fabrics
are used in historic properties. This is to maintain the moisture permeability of the
structure which is a key consideration in any traditional building.

31. Internal wall insulation (IWI)
Insulation with hemp board
– u-Value 0.21
Insulation with 80mm wood
fibre board – u-Value 0.19

32. Injected internal wall insulation (IIWI)
• Insulating material can also
be sprayed on damp or
injected behind an existing
wall lining.
• This is not necessarily a
soft option!
Image: Historic Environment
Scotland

33. Room-in-roof insulation
• Usually uninsulated but
access can pose a
problem.
• Ideally breathable
materials should be used,
and ventilation of the roof
structure must be
maintained!
Image: Energy Saving Trust

34. Room-in-roof insulation
Image: Historic Environment Scotland

35. Room-in-roof insulation

36. Secondary glazing
• Significantly cheaper than
double glazing.
• Can be almost equally
effective.
• Various styles and
techniques.
• Can be installed on hinges
to allow for opening or
using magnetic strips for
seasonal use.

37. Insulation improvements - summary
• Traditional buildings work differently to modern buildings – we need to think differently
when insulating them.
• Breathability is vital to reduce the risk of moisture-related damp and decay.
• Energy efficiency was not a consideration when constructing/building traditional
properties.
• There are almost always options available – even in listed buildings or conservation
areas.
• There is financial support and expert advice available for those looking to make
improvements.

38. Renewables

39. Home renewables advice service
Specialist renewables team:
• How renewable technologies work
• Full assessment of property
• Factors to consider
• Funding support
• Impartial advice on best options
• Home visits

40. Are renewables an option?

41. Air source heat pump (ASHP)
Key points:
• Draws renewable heat from the air.
• Will provide heating and hot water effectively, even if outside
is -15°C.
• Works well with radiators and underfloor heating.
• May require changes to the distribution system.
• Noise levels similar to a fridge but can be louder in cold
weather.
• 300 – 400% efficient / SCoP 3 – 4.
• Install costs between £7,000 - £13,000 for the heat pump unit.

42. What should I do?
The first things to consider are:
• Your home
• Your family
• Your lifestyle
Our support is tailored to each individual
household and property.
As well as the advice we can give over the
phone or in your home, there are lots of
resources available to help you make a
decision with confidence.

43. Is it right for your rental property?
Factors to consider:
• Is your insulation good enough?
• Will the pipework and radiators need to be upgraded?
• Do you have enough space outside for a fan unit (like
an air conditioning unit)?
• Do you have room inside for a hot water tank?
• What fuel type are you switching away from?
• What is your heating pattern?
• Do you live in a listed building or in a conservation
area?

44. Benefits
• Financial savings – especially when switching from
expensive heating types (e.g., storage heaters or LPG).
• Lower carbon emissions.
• No combustion fuels or fuel deliveries required.
• Comfort.
• Minimal maintenance required.
• Can connect to other technology such as solar or energy
storage.
• ASHPs are generally classed as ‘permitted
developments’.
• Eligible for the Home Energy Scotland Grant and Loan.
Figures are based on fuel prices as of October 2022 and are taken from the
Energy Saving Trust website

45. Alternative options
Hybrid heat pumps
• Fossil fuel boiler working alongside the heat pump.
• Suitable for older properties where a heat pump may struggle to
reach desired temperature.
• You would have to upkeep two heating systems.
High temperature heat pumps
• Reduces the need to upgrade the distribution system.
• Lower efficiencies so more expensive to run.
Water and ground source heat pumps
• The collectors are under water or under the ground.
• More efficient but more expensive to install.
• Additional internal space is needed.

46. Support for private rented sector
landlords

47. Minimum standards:
private rented sector
• Previously the Energy Efficiency (Domestic Private
Rented Property)(Scotland) Regulations 2020
• Withdrawn due to COVID-19
Proposal: Heat in Buildings Strategy 2021
• Expected that not all properties have to meet the
standard – some exemptions are anticipated, and
landlords will be able to apply for inclusion on the
exemption register.

48. Minimum standards:
proposed exemptions
Key exemptions proposed in the previous draft regulations:
• The cost of making improvements exceeds a cost-cap.
• All relevant energy efficiency improvements have been made.
• The relevant improvements can’t be carried out on the property as it affects the
listing or conservation status.
• Relevant improvements will damage the fabric or structure of the property.
• Access to carry out work has been refused or unreasonable conditions have been
set by the tenant or a relevant third party.
• There are protected species in the property that can’t be disturbed.

49. Proposed EPC reform
In 2023 the government consulted on reforming Energy
Performance Certificates (EPCs) to:
• Ensure that they are fit for purpose to support future heat in
buildings regulations. This includes reforming the current
metrics (and the introduction of three new ones) to provide
more holistic information about the efficiency of a home that is
relevant to owners and occupiers.
• Reduce the validity of EPCs from 10 to five years. This would
mean that, at the current trigger points (such as sale or let to a
new tenant), an updated EPC would be needed if the building
does not have one that was issued in the last five years.

50. Private rented sector landlord:
support
We can support landlords with:
• Advice on energy efficiency
improvements.
• Advice on insulation measures.
• Advice on replacement heating.
• Advice on renewables.
• Achieving an EPC Band C (in
line with proposed upcoming
regulations).

51. Private rented sector landlord:
support
We can support landlords with:
EPC reviews of rental portfolio
• For landlords with larger portfolios, we
can carry out an EPC review, which
shows the current EPC rating of each
property, and identifies energy
improvement measures for each
property to increase the SAP score to
the proposed target band C.

52. Private rented sector landlord:
support
We can support landlords with:
Home / remote visits, advice and reports.
Where properties have low EPCs (bands E, F & G),
we can produce a free tailored report which details
the current energy performance of the property (in
the same way an EPC certificate would).
Scenarios can then be modelled to include a variety
of energy improvements, as well as an indicative
SAP increase, associated cost to carry out the
measure, and savings made.

53. Private rented sector landlord:
support

54. Funding and support

55. Home Energy Scotland grant and loan
Funding for homeowners:
• Interest-free grants and loans for micro-renewables, storage
technologies and energy efficiency measures.
• Heat pump - £7,500 grant (or £9,000 for households who qualify for the
rural uplift), and interest free loan - £7,500.
• Solar PV and battery - £1,250 grant and £6,000 loan for each (when
taken as part of a package).
• Insulation measures – up to £7,500 grant (or £9,000 for households
who qualify for the rural uplift) depending on measure.
• Can assist with your upfront costs, including initial drawdown of funds
to pay a deposit (subject to approval on a case-by-case basis).
*Installation cannot commence until a written loan offer is received from the Energy Saving Trust*

56. Private rented sector landlord:
funding
Private Rented Sector Landlord Loan
• Registered private landlords.
• Can fund measures recommended on EPC or our
reports.
• Can borrow up to £38,500 per property and up to
£250,000 across portfolio.
• Interest-free for portfolios of up to 5 properties.
• Repayable over 8 years.
• Other support may be available.

57. Other funding schemes
Warmer Homes Scotland
• A range of energy saving
improvements available.
• Homeowners and private
sector tenants.
• Eligibility criteria.
• Costs usually met by the
Scottish Government.
Area based schemes
• Area specific.
• Delivered by councils
with local delivery
partners (e.g.
Changeworks).
• Free or heavily
subsidised measures.

58. Tools and resources

59. Home Energy Check
Try the tool at:
homeenergyscotlandadvice.est.org.uk/HEC

60. Home Renewables Selector Report
Try the tool at:
homerenewableselector.est.org.uk/

61. Green Homes Network
Try the tool at:
greenhomesnetwork.energysavingtrust.org.uk
• A network of over 300 households who have
made energy efficiency and renewable
technology improvements to their homes.
• Managed by the Energy Savings Trust.
• Read a variety of case studies from across
Scotland.
• You can call, email or visit GHN members to
learn more about their technology and
experience, or even attend one of their
events.

62. Renewables installer finder
• Help to locate an MCS certified installer near
you.
• Read reviews of installers written by real
customers.
• Try the tool at: https://rif.est.org.uk/

63. Certified installer requirement
Insulation
• TrustMark certified installers
• Green Deal certified installers
Renewables
• Microgeneration Certification Scheme (MCS)
certified installers

64. Further advice pages
• Further financial support:
www.homeenergyscotland.org/financia
l-support-scottish-households/
• Top energy saving tips:
www.energysavingtrust.org.uk/hub/qui
ck-tips-to-save-energy
• Warm home hacks guide:
www.energysavingtrust.org.uk/campai
gn/warm-home-hacks

65. Get in touch
Talk to us at our stand::
Stand 42
Call us:
0808 808 2282
Email:
technicalteam@se.homeenergyscotland.org
Thanks for listening!

66. Any questions?

67. Sessions now available to attend
Scottish Letting Day 2023
Scottish Letting Day 2023
Cap & Thistle (current room) Buy-to-let market panel discussion
President’s 2 Talking Deposits LIVE
Moncrieff Your voice CAN make a difference to future policy
Thistle 2 Don’t despair about repair
Centenary Embracing change: the key to growth in Scotland’s rental market
Ariston UK: our product and services

68. Buy-to-let market panel discussion
Doug Hall, 3mc
Hugh Meechan, The Mortgage Lender
Louisa Sedgwick, Paragon Bank
Scottish Letting Day 2023
Scottish Letting Day 2023

69. Buy-to-let market panel discussion
Louisa Sedgwick - mortgages commercial director - Paragon Bank
Hugh Meechan - chief operating officer - The Mortgage Lender
Doug Hall - director - 3mc

70. Scottish Letting Day
Lunch is now served in the Thistle and President’s main suites
Speaker programme resumes at 13:15
Please visit our exhibitors’ stands
Scottish Letting Day 2023
Conference partner:
Conference sponsors:

71. Scottish Letting Day
Scottish Letting Day 2023
Tweet #LettingDay
Conference and exhibition 8 November 2023
Conference partner:
Conference sponsors:

72. Talking Deposits LIVE
Mike Smith, SafeDeposits Scotland
John Blackwood, SAL
Scottish Letting Day 2023
Scottish Letting Day 2023

74. SCAN THIS QR CODE TO ACCESS THE
TALKING DEPOSITS QUESTION AND ANSWER DOCUMENT
ON YOUR PHONE OR TABLET

75. Sessions now available to attend
Scottish Letting Day 2023
Scottish Letting Day 2023
Cap & Thistle (current room) What are the current tax issues impacting property letting?
President’s 2 Employee retention for letting agents
Moncrieff Insurance – the power of protection
Thistle 2 Energy efficiency update
Centenary Demo of Novoville Shared Repairs app

76. What are the current tax issues
impacting property letting?
Gordon W Buist
EQ Accountants
Scottish Letting Day 2023
Scottish Letting Day 2023

77. Scottish Letting Day 2023
Tax matters for landlords
Gordon W Buist CA CTA
(Fellow)
Partner, EQ Accountants
LLP

78. Increased burden for landlords
Scottish Landlord Day 2023
Recent tax changes
6 April
2017
Restricted income
tax relief for
interest payable on
borrowing costs,
phased in over the
period to 6 April
2020
1 Apr 2016
The additional
dwelling supplement
(ADS) is
introduced,
applying a 3%
surcharge
25 Jan 2019
ADS increased to 4%
6 April
2020
CGT disposals must
be reported, and
CGT paid within 30
days of completion
(now 60 days)
6 Apr 2020
Main residence
relief reformed and
restricted the
deemed ownership
periods.
16 Dec 2022
ADS increased to
6%.
1 Apr 2023
Corporation tax
increased to
between 19% and 25%
on company profits.

79. Main issues that affect landlords
Restrictions on
interest relief
for finance costs
and mortgage
interest
Capital Gains Tax
(CGT) relief on
gifts of property
not available –
deemed sale at
market value (MV)
CGT at “surcharge”
rate of 28%
No VAT recoverable
on repairs or
other expenses of
the property
business
Succession
planning to
preserve the
properties and
plan ahead for IHT
ATED charge for
high value
properties held in
a company
Scottish Landlord Day 2023
Tax problems with residential property

80. There is no National Insurance on UK property income!
But the tax payable can really land a blow on the finances!
Scottish Landlord Day 2023
Tax upsides of letting residential property

81. And of course…
Common queries
Splitting of ownership
Deductibility of expenses
LBTT and ADS queries
CGT planning for a sale or
gift
Succession planning and IHT
Scottish Landlord Day 2023
A tax adviser to property landlords

82. “If I had 10p for every time someone has asked
me about incorporating their property business…”
Scottish Landlord Day 2023

83. Deemed a sale at
MV for LBTT
purposes and ADS
applies unless
any reliefs are
available based
on personal
situation.
Transferring existing BTL properties to a limited company
Deemed sale at
MV for CGT
purposes,
subject to a
detailed review
of any reliefs,
such as
incorporation
relief.
Cost to transfer
mortgages
This can be the
trickiest part as
the company must
take over business
liabilities, which
can be liable to
CGT.
Difficult, potentially expensive, but can be an option for ‘professional landlords’
SEEK SPECIALIST TAX ADVICE
– THERE IS NO MAGIC
‘SOLUTION’.
Incorporation of
BTL property
business
Scottish Landlord Day 2023
Incorporating your BTL property business

84. BEWARE OF SOLUTIONS
If it looks too good to be true… look out for these hallmarks -
🤫 Don't tell your mortgage lender; they won't care as long as they get paid
🙄 Most advisers lack the specialist knowledge to understand our 'solution’
😫 HMRC approves of this structure, which has been around for 15 years
🤫 We have submitted 10,000 returns for clients, and they have all been
accepted by HMRC
🤫 You are fully insured for all fees, tax, interest and penalties if we get it wrong
We know of several schemes being promoted to
landlords that may be ineffective for tax purposes,
which may trigger significant upfront tax charges,
and could result in a default on mortgages.
Scottish Landlord Day 2023
Incorporating your BTL property business

85. November 2023 and beyond…
22 November – autumn statement is unlikely to be
good news
Regulation putting property values under pressure
Incorporations remaining commonplace for
‘professional’ landlords
‘Accidental landlords’ withdrawing from market, and
’professional landlords’ growing market share
Further anti-avoidance measures to counteract
certain schemes aimed at avoiding section 24 charge
(e.g., ‘Smart Incorporation Solutions’)
Scottish Landlord Day 2023
What lies ahead for landlords?

86. Professional landlords looking to expand
Limited company may be the most tax-efficient structure if intention is to grow
your property portfolio -
 Ownership structure – different share classes for intergenerational IHT
planning
 Financing – rising interest rates vs growing your portfolio
 Acquisitions – multiple dwellings relief, mitigating ADS by acquiring six or
more dwellings etc., consider portfolio purchases from accidental landlords
 Remuneration planning – paying market salaries to those who help in the
business, dividend extraction to shareholders
 Pension contributions for directors and employees of the company
 Succession planning for reducing IHT for future generation
Scottish Landlord Day 2023
Getting your house in order…

87. New landlords looking to build a portfolio
Limited company may be the most tax-efficient structure if your intention is to
grow a new portfolio.
However, it is essential to seek advice on the tax aspects to ensure that the
company is created with the most appropriate share structure, for example, to
assist with inheritance tax planning.
If your intention is to extract all post-tax profits from the company, it
will be less tax-efficient than retaining the properties, personally.
Scottish Landlord Day 2023
Getting your house in order…

88. Accidental landlords wanting out
“If you fail to plan, you plan to fail.”
 Financial forecasts to identify highest yielding properties
 Planned sale of properties to reduce borrowing and interest costs, increasing
net income
 Consider options for CGT mitigation
 Considering where to re-invest the net equity released from the sale
Scottish Landlord Day 2023
Getting your house in order…

89. Getting the most out of your property company
Splitting share ownership among the family
 Allows profits to be extracted more tax-efficiently and assists in succession
planning.
Maximising expense claims for legitimate company costs
 Increase in the rates of Corporation Tax could reduce the company’s tax
liability by £0.25 for each £1 of qualifying expenses.
Using the company for pension purposes
 Tax relief on pension contributions.
 Provide relevant family members with a tax-efficient way to save for
retirement.
Taking advantage of lower company rates to retain profits in the
company to help to grow the business and reduce debt.
Scottish Landlord Day 2023
The property company

90. Final thoughts…
Scottish Landlord Day 2023

91. Gordon W Buist CA CTA (Fellow)
Partner, EQ Accountants
: 01592 630055
: gordon.buist@eqaccountants.co.uk
Scottish Landlord Day 2023
Contact details

92. Scottish Letting Day
Refreshments are served in the Thistle and President’s main suites
Speaker programme resumes at 15:15
Please visit our exhibitors’ stands
Scottish Letting Day 2023
Conference partner:
Conference sponsors:

93. Scottish Letting Day
Scottish Letting Day 2023
Tweet #LettingDay
Conference and exhibition 8 November 2023
Conference partner:
Conference sponsors:

94. Buy-to-let market panel discussion
Doug Hall, 3mc
Hugh Meechan, The Mortgage Lender
Louisa Sedgwick, Paragon Bank
Scottish Letting Day 2023
Scottish Letting Day 2023

95. Buy-to-let market panel discussion
Louisa Sedgwick - mortgages commercial director - Paragon Bank
Hugh Meechan - chief operating officer - The Mortgage Lender
Doug Hall - director - 3mc

96. Sessions now available to attend
Scottish Letting Day 2023
Scottish Letting Day 2023
Cap & Thistle (current room) Going, going, gone!
President’s 2 Selling your lettings / estate agency – preparing and process
Moncrieff Succession: passing on wealth efficiently in lifetime and on death
Thistle 2 Your voice CAN make a difference to future policy

97. Going, going, gone!
John Loudon
Auction House Scotland
Scottish Letting Day 2023
Scottish Letting Day 2023

98. celebrating 10 years in business
2013 - 2023

99. What I’ll be covering
• Introducing Auction House
Scotland
• The current rental and auction
markets
• The value of selling and buying
at auction for landlords
• The auction sales process
and tips for buying at auction
• How we partner with letting
agents and solicitors
• Our offer for SAL members
• upcoming auctions
• Q & A discussion

100. Introducing John Loudon
• 13 years in the property industry, starting
with lettings services
• 9 years with Auction House Scotland
• Forging partnerships with landlords, letting
agents, property deal packagers, estate
agents, solicitors etc.
Business development manager and auctioneer,
Auction House Scotland

101. Introducing Auction House Scotland
• Auction House Scotland are part of Auction House UK, the
country’s leading network of regional auction rooms
• We sell anything anywhere in Scotland
• In-room/live stream auctions in Glasgow throughout the
year, and weekly national online auctions
• We are celebrating our 10th year in business!
Next Live Stream Auction: 14th December

102. The current rental market
• Rental rates are high
• Scotland has the fastest growing rents in the UK
• The current eviction ban
• Rent increase limits and possible rent controls
• Many vendors are shedding properties/portfolios
due to increased interest rates v. rental income

103. The current auction market
• The property auction market experienced a strong July to
September (Q3)
• 46% more lots offered Q3 2023 v. Q3 2022 (EIG)
• Slower conventional market encouraging sellers
towards auction
• Shaping up to be a busy final couple
of months of the year

104. 198 Lots
sold
212
Lots offered
93%
Success rate
£16m
raised!
2023 Auction House Scotland results
Here’s how we’ve done so far this year (to November):

105. Why sell at auction?
• National and international marketing reach
• Competition ensures best price – often better than
agents
• Unconditional sale eliminates fall through – reserve
price protects against underselling
• Speed of completion (28 days typically – can be less)
• Buyers less influenced by conventional lending,
meaning a faster and more secure sale

106. Selling portfolios and tenanted property
Coming to the end of your fixed mortgage term?
• Sell full portfolios
• More landlords and property investors are looking
to auction to buy these types of property
Eviction ban - sell tenanted
• No vacant possession, earn rental income until
day of completion

107. • Introductory call/meeting – understand
needs
• Desktop valuation and Home Report (if
applicable)
• Legal pack (including special conditions) –
downloads tracked
• Hand hold with dedicated negotiator
The auction sales process

108. • Accompanied open viewings build competition
• Maximum exposure
• Reserve price protects seller in the room
• Regular physical and Live Stream auctions
(Radisson RED Glasgow – Live Stream Online)
• Sold and completed in 28 days
The auction sales process

109. • All online portals – Rightmove, Zoopla, On The Market, S1 Homes,
etc.
• Social media – Facebook, LinkedIn, Instagram, TikTok, etc.
• AHS website
• 4.3 Star Rating – Trustpilot
• Highly visible for sale boards/posters
• Property email alerts to 20,000+ database
• Press coverage for special interest properties
• Turning pages (online) and physical catalogues
We shout the loudest!

110. Why buy at auction?
• Regular range of different property types
• Typically priced very keenly for investors
• Added value/refurb opportunities
• Never pay more than you want to
• No closing dates!
• Speed of completion for works/rental
• More stock and opportunities…

111. Buying portfolios and tenanted property
Easily build your portfolio
• Full portfolios for sale, many in turnkey condition. Start from
scratch and complete your portfolio in one purchase.
Earn from day 1
• Buying tenanted property means earning rental
income from day 1 and no need to find a tenant

112. • View the property online and in person – multiple times if
necessary
• Discuss with the auctioneer’s office – pre-auction offer?
• Know your game plan – be sure that your numbers stack for you
• Review legal pack – solicitor check advised
• Organise your finances – 28 days completion (can be less)
• Prepare your ID to satisfy AML (passport, utility bill, bank
• statement)
• Check for late changes, postponements and additions
• Legally binding on fall of the hammer
Tips for buying at auction

113. • Faster and more secure than any other
route
• Competitive guide price drives interest
• Reserve agreed to protect seller in the
auction room
• Unconditional sale with 10% deposit paid
• Typically, 28 days completion
• Sale is binding on the fall of the hammer
Unique value of auction

114. • We partner with estate/letting agents, solicitors
and other property professionals
• Slow moving stock or investor relevant
• Sourcers/deal packagers
• Shared fees for introducers
• Our special SAL member offer …
Partnerships

115. For SAL buyers or sellers at auction
• Quote SAL2023 along with your SAL
membership
number
• 23% discount on first auction buyers’ fee
(normally 3% of purchase price)
• FEE FREE for your first auction sale listing
(saving you at least £1500)
Our offer to you

116. • Thursday 14th December
Live Stream Auction - Online
• Thursday 1st February (in-room and live stream)
The Radisson RED Hotel, Glasgow
• Thursday 21st March (in-room and live stream)
The Radisson RED Hotel, Glasgow
We also have weekly national online auctions every Tuesday!
Upcoming auctions

117. john@auctionhousescotland.com
0141 339 4466 | 07903 678 441
Visit our website:
auctionhouse.co.uk/scotland
Office 2, Craigs Business Centre, Macdowall
Street, Paisley PA3 2NB
Any questions?

118. Scottish Letting Day 2023
Scottish Letting Day 2023
Thank you for coming
See you next year
Conference partner:
Conference sponsors: