WELCOME TO   WOLVERHAMPTONLANDLORDS CONFERENCE   18 OCTOBER 2012
WELCOME TO WOLVERHAMPTON’S    LANDLORD CONFERENCE             Nick Edwards   Assistant Director - Regeneration
Today’s Event•   Welfare Reform•   Tenancy Deposits and EPCs•   Property Conditions “Do’s and Donts”•   DSS Move•   Energy...
Improving the City Housing Offer• Demand for housing remains very high• Working with private sector accommodation  provide...
Opportunity to Engage•   Landlord Steering Group – meets quarterly•   Housing Benefit Group – meets quarterly•   Landlord ...
Opportunity for       Investment• Housing = a driver for regeneration• Housing = opportunities• Housing = delivering the C...
Prosperity for AllPrivate.Sector@wolverhampton.gov.uk             01902 551284
EPCs and Tenancy Deposits   A presentation by Stefan Polatajko    Senior Trading Standards Officer
Brendan Taylor
EPCs – Energy Performance Certificates•   1st October 2008•   10 years•   6th April 2012 - new style certificate•   Must c...
Tenancy Deposit Schemes -            Background•6 April 2007•Ensure good practice•Keep landlord/tenant disputes down to am...
Types of Scheme• Custodial Scheme     • Deposit held by Scheme• Insurance backed Scheme     • Deposit held by landlord/age...
Schemes• The Deposit Protection Service (DPS)• My Deposits• The Dispute Service (TDS)
Tenancy Deposit Protection Changes• 6 April 2012• 30 days to protect deposit• 30 days to provide tenant with prescribed  i...
Brendan Taylor
Moorfoot Estates•   Over 70 deposits not protected•   Numerous rent payments not passed on•   At least £50,000 missing fro...
And finally…• Landlords are ultimately responsible• Consider carefully which agent to use and  what provision they have ma...
Dominic ToweySection Leader - Housing Standards       Wolverhampton City Council
IntroductionAnother landlord bashing session.Right of reply – officer bashing sessionDo and donts for officers – evalua...
Tenancy AgreementsHave a written tenancy agreement – benefits landlord morePrevents disputes later on what’s been agreed...
AgentsLetting, rent collection or full managementAgents Act on landlord’s behalfLandlord bound by agents actionFailure...
InventoriesDo a full inventoryGet tenant to signUse photos or videoDoesn’t absolve landlord from liabilityPrevious te...
Landlord/tenant relationshipsTreat your tenants fairlyDeposits – use approved scheme and tell the tenants where it isRe...
Landlord/tenant relationshipsTake complaints seriously and respond in a reasonable time.Winter season - defective boiler...
Warming up Wolverhampton           Tom WinckleyHousing Improvement Officer – Energy             Efficiency    Wolverhampto...
OverviewEnergy Bill RequirementsExcess winter deathEnergy Efficiency Programmes CESP CERT Warm Front Cosy HomesGreen D...
Energy Bill Requirements• From April 2016 landlords of residential properties will not be  able to unreasonably refuse req...
Excess Winter Death Rates• Difference in number of deaths between the  winter period (Dec-Mar) and the average of  non win...
Energy Efficiency Programmes - CESP• Measures carried out   –   1,800 homes externally rendered   –   336 cavity walls ins...
Energy Efficiency Programmes - CERT• Snug Network and local  contractors• What is available  – Free cavity wall insulation...
Warm Front• What is available?  – Cavity wall and loft insulation  – Central heating systems and heating repairs  – Grant ...
Cosy Homes Service• Black Country Housing Group  can provide free home energy  visits   – Cosy Homes Energy Advice     Pac...
Green Deal & ECO• CESP Phase 2 – ECO• Green Deal  – No upfront costs  – ‘Golden Rule’  – Range of measures e.g. external w...
Contact numbers and Support• Landlord Information Sheet in packs• Energy Saving Trust• Cosy Homes Energy Advice Packs• Pri...
WHAT IS A CREDIT UNION• An independent, not for profit financial co-  operative offering ethical banking• The products we ...
ABOUT WOLVERHAMPTON     CITY CREDIT UNION• Established in July 2002. Registered Firm No 214284• Head office located at 73 ...
HOW WE CAN HELP LOCAL       PEOPLE• Offering a choice for financially excluded  individuals/low credit rating• Affordable ...
WHY CHOOSE US?• Not for profit ethos• We give you access to simple low cost and  responsibly managed financial services.• ...
OUR SAVINGS
OUR LOANS
ADDITIONAL SERVICES• The Credit Union Prepaid Card - remote  access to your savings• The Co-operative Electrical - fantast...
LHA – TENANTS RENT ACCOUNT • Straightforward service account for tenants of private   landlords. • Tenants open a single p...
HOW TO OPEN A TENANTS      RENT ACCOUNT• Tenant to complete membership form• Provide 2 forms of ID – proof of person and  ...
HOW TO JOIN• Complete a membership form from our  website or office• Provide two forms of ID  – Name ID - e.g. Passport/Dr...
UNIVERSAL CREDITWolverhampton Credit Union will be launching a Budgeting Account and    Bill Payment service to enable    ...
HOW TO CONTACT USWolverhampton City Credit Union Ltd.           Firm No. 214284.73 Worcester Street. Wolverhampton.     We...
THE BASICS OF FIRE RISK ASSESSMENT        Inspecting Officer Adam Lewis               0121 380 7562                     o...
AUDIENCE PARTICIPATION Who has smoke detectors fitted in their            own homes? “Those of you that have got smokedete...
“The Elements of Control”The “Level of control” exercised in our OWN homes is different to that in an                     ...
The “Element of Control”    In a HMO whilst a landlord owns the property they can not              supervise the premises ...
Risk AssessmentSome quick definitions:-• “HAZARD” - the potential for  something to cause harm  (Such as a hungry Lion)• R...
The Purpose of Risk Assessment is to :-1) Identify Hazards2) Establish who is at risk from those hazards3) Ascertain if th...
RISK ASSESSMENT EXAMPLE!• Hazard: LION (Has sharp teeth and is very hungry)• Risk: VERY HIGH (Lion may eat someone!!!)• Ca...
Basics of Fire Risk AssessmentFirstly establish what can burn in your premises:-Combustibles include:• Furniture• Bedding•...
Basics of Fire Risk Assessment• Then establish what could cause the combustibles to catch  fire :-Sources of ignition incl...
Then decide who is at risk from those                 hazards…•   Tenants•   Visitors•   Contractors•   Members of the Pub...
Consider your Tenants!    Because tenants sleep on the premises they are at                       particular risk•   Do th...
Can any of the hazards you have   identified be reduced or removed to             lessen the risk toTenants and other pers...
The Scales of Likelihood vs             Consequences                           ConsequencesLikelihood
Next we need to look at the general     principles of Fire Safety This has a bearing on your fire risk            assessme...
Basic Principles of Fire Safety are :-If a fire occurs people are alerted and can safelyevacuate (think about sleeping per...
Fire Alarms• Must be mains powered• Must be interlinked• Are more sophisticated than battery  powered smoke alarms• Sound ...
Fire Alarms Continued• Must be maintained annually• Alarm panels checked daily (according to the British  Standard - this ...
Typical Two Storey                                         Victorian HMO Shared Bathroom Shared Kitchen                  S...
Typical Two Storey                                                Victorian HMO Shared Bathroom                           ...
WARNING All HMOs MUST be fitted with working fire alarm                     systemsIF YOU DO NOT HAVE ONE FITTED or YOUR A...
LandlordAccreditation    Surinder S. Plaha  Development Officer
What is LandlordAccreditation?• Set of standards• Voluntary
Aims of the Scheme Information & Opportunities for Landlords• Run a successful rental business• Safe and good quality acco...
Objectives of theScheme• Improve management of the private rented  sector• Advise and support landlords• Enable networking...
Benefits for Tenants?• Safe property, in good condition• Better management• Better relationship with Landlord/Agent
Benefits for Landlords?• A recognised marketing advantage• Help landlords find responsible tenants• Discredit unscrupulous...
What if you don’t      become Accredited?• Council receiving more complaints about property conditions,  landlords and ant...
So how do I become         Accredited?• Development courses are run across the  Midlands throughout the year• Landlords an...
What Scheme?Midland Landlord Accreditation Scheme
Who can become     Accredited?• Individual• Agent• Partnership• Limited Company
but…• They must attend a one day development  course,• Agree to follow a code of conduct• Certify that they are a “fit and...
Which venue?• Next Local Accreditation Course - Molineux  Conference Centre, 7th November 2012 (places  available)
Continuing      Professional   Development (CPD)re-accredited after 5 years providing:•Fit & Proper•Code of Conduct•10 poi...
How CPD points      awarded?• Memberships• Activities• …see MLAS website
Today’s Conference   CPD points?       5      POINTS
And finally…• Thank you for listening• Please feel free to talk to me at the end of  the Conference and ask for more detai...
THANK YOU FOR ATTENDING  THE WOLVERHAMPTONLANDLORDS CONFERENCE    18 OCTOBER 2012
Wolverhampton landlords conference 2012
Wolverhampton landlords conference 2012
Wolverhampton landlords conference 2012
Wolverhampton landlords conference 2012
Wolverhampton landlords conference 2012
Wolverhampton landlords conference 2012
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  • Welcome to the Annual Conference Event Packed agenda, lots of information to take in – all information will be made available to delegates Opportunity to network with all of the presenters, staff and other landlords at the end of the event About working in partnership to stimulate the local housing market; to meet local needs and deliver appropriate housing solutions
  • The agenda for today’s conference covers: An update on the Welfare Reform act and implications for tenants and landlords, which is being covered by Rosemarie Billet and Paul Dainty from our Housing Benefit team Tenancy Deposits and Energy Performance Certificates are being covered by Stefan Polatajko from our Trading Standards Team Dominic Towey, our Section Leader for Housing Standards is giving an update on do’s and don’ts around property conditions, but you will have an opportunity to put your views across to him too…more about that later Aki and Arsh Ellahi will update you on the new portal designed with benefit claimants in mind, and they will be available after the event to give demonstrations in more detail There will then be a short coffee break which will be followed by Tom Winckley who will update you all on energy efficiency measures on the back of the successful Community Energy Savings Programme which come of you may well have already benefit from Then we will hear about the role credit unions can have we hear from Matt Goulding from The Wolf Credit Union This is followed by David John from West Midlands Fire Service who will advise on fire safety before you hear from Surinder Plaha about accreditation and why we think it is important in Wolverhampton. The session will close with a question and answer session but rather than the usual panel at the front, officers and presenters will be available to take questions, along with those that have already been posted, and all answers will be made available to everyone.
  • Many residents chose the private rented sector to set up home, and the sector is expanding. We need to ensure that its reputation is enhanced. The Council will continue to work with private sector accommodation providers through forum events such as this and through the Steering Group – membership of which is open to you so please see staff at the end if you are interested – so that we can promote and enhance the private sector housing offer The Council will drive forward its programme of landlord accreditation, and where necessary property accreditation, to improve the property standards and promote longer tenancies; therefore increasing the housing options for residents especially those with an unmet aspiration for social housing. The Council and a number of its partners have given an undertaking to only work in partnership with accredited landlords so from herein we will only enter into contractual arrangements where landlords and agents are accredited. We are always being asked about how we aim to tackle Rogue Landlords, and we will use the full range of legislative remedies available to us to deal with substandard conditions and management where landlords or their agents fail to act responsibly We will continue with our emphasis on addressing the multi-occupied sector, especially where we have areas of housing and neighbourhood stress and where some of our City’s most vulnerable and disadvantaged residents are housed in the poorest conditions; affecting their health and wellbeing And we will consider our role of licencing in areas, or in respect of individual properties, where housing conditions and management pose real threat to the well being of both occupants and the communities in which they are situated. This WILL be a tool of last resort once all avenues have been exhausted.
  • A new governance structure is being developed for housing of which will inform the Council’s democratic decision making process. The Steering Group has met a few times and is always looking for new and committed members to join – if you have the time or would like to know more about this please see the Chair of the group, Aki Ellahi, or Lesley at the end of the Conference. The steering group will provide the opportunity for landlords to influence City Housing Policy and be represented in the new Housing Governance Arrangements. The Housing Benefit Team also run a group specifically to discuss issues relating to all matters “housing benefits.” If you want to know more about that again speak to Aki, or to Rosemarie Billet at the end. We have held a landlord conference/forum event annually for a number of years, but we are looking to hold them a little more often – your feedback on this is appreciated so please complete the forms before you go. The Private Sector team is always available to offer advice and assistance and many of the Officers are available here today, and you can always ring them using the City Direct 551155 number, e-mail private.sector@wolverhampton.gov.uk or call into the Civic Centre during office hours – the whole team is now located on the 2 nd floor using Reception Desk 24. Finally we are looking to new methods of communication and are looking at developing a facebook site amongst other initiatives. Again your views on how we communicate are much appreciated.
  • My purpose here today is to highlight to you the advantages for you as businesses that housing plays a significant role in everything that the Council is doing: There is no point in creating jobs if there aren’t enough decent houses for people to live in Building business and housing creates jobs and enterprise leading to greater investment opportunities Housing links to our key priorities in our City Strategy and corporate plans – how can we support you to develop and grow your businesses We are here to encourage enterprise amongst the private rental sector We are here to empower landlords to have a voice, and also to empower tenants to have a real choice in their housing and tell us – and you – when we get it wrong And we are here to see Wolverhampton grow as a welcoming and diverse City with good quality housing and a local ownership of place
  • I leave you with a picture of the external wall insulation scheme in Vicarage Road, which has greatly improved the visual amenity of the streetscene as well as significantly enhancing the energy efficiency of the properties which will greatly benefit tenants and residents. If you want to contact us about anything you see or hear today, or for further information, please contact us and we will be happy to advise you. Hope you enjoy the event.
  • Intro re Trading Standards – counterfeiters, rogue traders, underage sales, weights and measures etc. but also…
  • This man ran a local letting agency, took deposits and rent monies from tenants and landlords and this is what he did with them amongst other things…. More about him later!
  • The Energy Performance Of Buildings (Certificates And Inspections) (England And Wales) Regulations 2007 (The EPB Regulations). This is the timescale for the future of EPCs in relation to letting property • From 6th April 2012 a new style certificate will be used • From 2016 a tenant will be entitled to ask the landlord to carry out the measure recommended on the EPC and the landlord will have a legal obligation to do so • From 2018 it will be illegal to let a property which has an EPC rating below E Landlord is the “relevant person”, and Agents acting on their behalf, need to do in order to comply with legal obligations under the Energy Act of 2011 and changes to The Energy Performance Of Buildings (Certificates And Inspections) (England And Wales) Regulations 2007 (The EPB Regulations). 1. EPC assessment to be carried out on any property offered for let or sale. This must be commissioned before we beginning to market the property and the onus to do this remains on the ‘relevant person’ (the seller or landlord). 2. We must show every prospective tenant the EPC at the viewing to enable them to assess the cost of fuel that they will use if they take the property. 3. We must give a copy of the EPC to each tenant at the start of the tenancy so that they have a permanent record to keep. 4. Before 2016 we should carry out measures recommended by the assessor on the EPC and have the property re-assessed and re-rated to show that we have done so, this is not a legal requirement but it will enable us to have work carried out as part of planned maintenance and when the property is unoccupied if we choose to do so. 5. By 2016 we must be prepared to carry out any outstanding measures if the tenant requests landlords to do so and there is a finance package available because this will be a legal requirement. 6. By 2018 it will be illegal to offer a property to let (or for sale) unless the EPC rating has been raised to E or above or above if it is possible to do so according to the Energy Assessors recommendations on the EPC. 7. It is recognised that there are some properties that will not reach an E rating and the Energy Assessor will note this on the EPC and a note of the highest possible rating will also appear. As long as we comply with all the recommendations on the EPC it will be legal to let properties that cannot be brought up to the minimum standard. The new rating will be noted on the revised EPC and a potential tenant will be therefore be aware that the property may be expensive to heat – this may have an impact on a landlords ability to let the property as more tenants become sensitive to fuel costs. 8. At the moment there are many free and low cost measures being offered to landlords and tenants, including insulation for single brick buildings, and we should all explore what is available to us before they are withdrawn when Green Deal replaces them. A phone call to the Energy Saving Trust is all it takes to find out what is available in your area. 9. Green Deal is a scheme to help us to improve the energy efficiency of our properties at no cost. I will write another piece on the details of Green Deal in the coming weeks and I will tell you the benefits of using this scheme and the issues that are concerning landlords. There are many Chinese whispers about Green Deal so it is important that landlord understand the facts in order for us to make commercial decisions. 10. EPCs carried out before 6th April 2012 will continue to be valid until their expiry date. The new style EPC will be used from April 2012 will have • a single energy efficiency graph on the front page; • significantly reduced text; • clear signposting to the Green Deal; • an indication of which recommendations could be funded through the Green Deal; • greater focus on potential financial savings; • recommended improvements nearer the front of the document; • text of less immediate interest moved to the back page. 11. Those who carry out the EPC assessment will need to be re-accredited before 6th April in order for the EPC to be valid and landlords will need to ensure that their Assessorhas that new qualification. 12. The duty to commission an EPC before marketing will be extended to the sale and rent of residential and non-residential buildings. 13. The current 28 day period within which an EPC is to be secured using ‘reasonable efforts’ will be reduced to 7 days; If after that 7 day period the EPC has not been secured the ‘relevant person’ will have a further 21 days in which to do so. 14. Trading Standards Officers (TSOs) currently have the power to require the ‘relevant person’ to produce copies of the EPC for inspection and to take copies if necessary. The power to require the production of documents will be extended to include persons acting on behalf of the seller or landlord – estate agents and letting agents. This means, for example, that TSOs will be authorised to require agents to produce evidence showing that an EPC has been commissioned where they are marketing a property without one. This amendment is intended to remove the erroneous belief that the provision of the EPC can be delayed until shortly before the parties enter into a contract for sale or rent. This will be achieved by deleting the words “before entering into a contract to sell or rent the building or, if sooner” in Regulation 5(2)(b) of the EPB Regulations.
  • Tenancy deposit protection (TDP) schemes guarantee that tenants will get their deposits back at the end of the tenancy, if they meet the terms of the tenancy agreement and do not damage the property. Landlords must protect their tenants' deposits using a TDP scheme if they have let the property on an assured shorthold tenancy (AST) which started on or after 6 April 2007.
  • Under this scheme the deposit money is held in a bank account. When the tenancy ends, it releases the deposit to the person who is entitled to it. Under insurance-based schemes, the landlord or the landlord's agent holds the tenant's deposit and pays a fee to insure it (against the landlord illegally keeping the deposit). If the landlord doesn't pay the tenant the amount they are owed at the end of the tenancy, the insurer will pay the tenant and try to get the money back from the landlord.
  • There is no charge for landlords or letting agents to use the custodial DPS. The insurance-based schemes MyDeposits and the TDS charge fees for membership and you will also have to pay insurance premiums.
  • To make it clear that penalties for non-compliance apply to a tenancy that has come to an end after 6 April 2012 . To make it clear that penalties for non-compliance apply where the landlord or agent protects the deposit after the deadline (30 days). Stating in writing or verbally that a deposit has been placed when it has not.
  • Ran Moorfoot Estates
  • Unpaid bills, taxes etc. Acting as a director whilst disqualified Worked at Asda
  • If your letting agent manages deposits and goes out of business. Landlords are responsible for making sure the deposit is kept safe with one of the schemes even if they use a letting agent to look after the deposit. The scheme provider will expect you as landlord to pay it back any money it has to pay to the tenant if it is unable to get the money from the managing agent. You should therefore consider what arrangements your agent has made to keep tenants’ money separate and available even if it goes out of business. We want to see Wolverhampton be a prosperous city. Moorfoot extreme case.
  • Wolverhampton landlords conference 2012

    1. 1. WELCOME TO WOLVERHAMPTONLANDLORDS CONFERENCE 18 OCTOBER 2012
    2. 2. WELCOME TO WOLVERHAMPTON’S LANDLORD CONFERENCE Nick Edwards Assistant Director - Regeneration
    3. 3. Today’s Event• Welfare Reform• Tenancy Deposits and EPCs• Property Conditions “Do’s and Donts”• DSS Move• Energy Efficiency Initiatives• Credit Unions• Fire Safety in Rental Property• Landlord Accreditation
    4. 4. Improving the City Housing Offer• Demand for housing remains very high• Working with private sector accommodation providers• Drive forward landlord (and where appropriate) property accreditation• Use of proportionate regulation• Licensing of multi-occupied property• Emphasis on health, safety & wellbeing• Improving the Private Rented Sector offer
    5. 5. Opportunity to Engage• Landlord Steering Group – meets quarterly• Housing Benefit Group – meets quarterly• Landlord Conferences – at least annually• NLA/RLA Branch Meetings• MLAS - Accreditation• Talk to the Team – e-mail us or ring us up• Coming soon - facebook
    6. 6. Opportunity for Investment• Housing = a driver for regeneration• Housing = opportunities• Housing = delivering the City Strategy – Encouraging enterprise – Empowering people – Re-invigorating Wolverhampton
    7. 7. Prosperity for AllPrivate.Sector@wolverhampton.gov.uk 01902 551284
    8. 8. EPCs and Tenancy Deposits A presentation by Stefan Polatajko Senior Trading Standards Officer
    9. 9. Brendan Taylor
    10. 10. EPCs – Energy Performance Certificates• 1st October 2008• 10 years• 6th April 2012 - new style certificate• Must commission before marketing• 7 days (28 days)• 2016 - EPC recommendations to be implemented• 2018 - illegal to let property below EPC rating E• Green Deal
    11. 11. Tenancy Deposit Schemes - Background•6 April 2007•Ensure good practice•Keep landlord/tenant disputes down to aminimum•Encourage alternative dispute resolution
    12. 12. Types of Scheme• Custodial Scheme • Deposit held by Scheme• Insurance backed Scheme • Deposit held by landlord/agent • Landlord/agent pays a fee to insure the deposit
    13. 13. Schemes• The Deposit Protection Service (DPS)• My Deposits• The Dispute Service (TDS)
    14. 14. Tenancy Deposit Protection Changes• 6 April 2012• 30 days to protect deposit• 30 days to provide tenant with prescribed information• Civil - non-compliance penalty 1-3 times the deposit• Criminal - misleading action/omission under consumer protection legislation
    15. 15. Brendan Taylor
    16. 16. Moorfoot Estates• Over 70 deposits not protected• Numerous rent payments not passed on• At least £50,000 missing from the business• Landlords lost out• Holidays, casinos, lap dancing clubs• Attempt to blame his domestic partner• Convicted – fraudulent trading• Suspended jail sentence
    17. 17. And finally…• Landlords are ultimately responsible• Consider carefully which agent to use and what provision they have made to keep tenants’ deposits separate• Ensure that this is clearly outlined in your contract with the agent• Trading Standards here to help and advise businesses to trade fairly
    18. 18. Dominic ToweySection Leader - Housing Standards Wolverhampton City Council
    19. 19. IntroductionAnother landlord bashing session.Right of reply – officer bashing sessionDo and donts for officers – evaluation sheetLandlord steering group
    20. 20. Tenancy AgreementsHave a written tenancy agreement – benefits landlord morePrevents disputes later on what’s been agreedProtects your interestAbility to evictGive a name and address – not just a mobile numberIf worried about home give a business address or use managing agent
    21. 21. AgentsLetting, rent collection or full managementAgents Act on landlord’s behalfLandlord bound by agents actionFailure of agent to act landlord can still be liableCheck out agreements carefully - Common areas responsibility
    22. 22. InventoriesDo a full inventoryGet tenant to signUse photos or videoDoesn’t absolve landlord from liabilityPrevious tenants belongings – removeDon’t promise works then do nothing, particularly clearing back gardens
    23. 23. Landlord/tenant relationshipsTreat your tenants fairlyDeposits – use approved scheme and tell the tenants where it isRemember 24hrs notice to visitVisit regularly check condition and occupancy
    24. 24. Landlord/tenant relationshipsTake complaints seriously and respond in a reasonable time.Winter season - defective boilers use Gas Safe Engineers - even better have a call out contractDampness or condensationCheck no leaksConsider providing extract fans
    25. 25. Warming up Wolverhampton Tom WinckleyHousing Improvement Officer – Energy Efficiency Wolverhampton City Council
    26. 26. OverviewEnergy Bill RequirementsExcess winter deathEnergy Efficiency Programmes CESP CERT Warm Front Cosy HomesGreen Deal & ECOContact numbers and support
    27. 27. Energy Bill Requirements• From April 2016 landlords of residential properties will not be able to unreasonably refuse requests from their tenants for consent to energy efficiency improvements, where financial support is available, such as the Green Deal and/or the Energy Company Obligation (ECO).• From April 2018, private rented properties must be brought up to a minimum energy efficiency rating of ‘E’. This provision will make it unlawful to rent out a house that does not reach this minimum standard.• This requirement is subject to there being no upfront financial cost to landlord i.e. they have either reached “E” or carried out the maximum package of measures funded under the Green Deal and/or ECO (even if this does not take them up to an ‘E’ rating).
    28. 28. Excess Winter Death Rates• Difference in number of deaths between the winter period (Dec-Mar) and the average of non winter periods (Aug–Nov & Apr-Jul)• England average 2010-11 = 16.4• Wolverhampton average = 19.8• 4 Wards > 40• East Park = 97• Housing and Health – cold homes impacts on health
    29. 29. Energy Efficiency Programmes - CESP• Measures carried out – 1,800 homes externally rendered – 336 cavity walls insulated – 240 lofts insulated – 34 new central heating systems – 85 replacement boilers – 60 solar PV systems• Benefits – 4,000 tCO2 reduced pa – 4 communities regenerated – £450,000 saving in fuel bills pa – Housing market values - RICS
    30. 30. Energy Efficiency Programmes - CERT• Snug Network and local contractors• What is available – Free cavity wall insulation – Free loft insulation <60mm – £99 loft insulation > 60mm• Deadline for referrals November 15th!
    31. 31. Warm Front• What is available? – Cavity wall and loft insulation – Central heating systems and heating repairs – Grant value of up to £3,500• Criteria – Income related benefits – SAP Rating of 63 or under• Scheme ends 31st March 2013!
    32. 32. Cosy Homes Service• Black Country Housing Group can provide free home energy visits – Cosy Homes Energy Advice Pack – Technical advice on using heating system and how to save energy – Emergency heating pack – Referral for housing assistance• Warm Homes Healthy People Fund 2012-13
    33. 33. Green Deal & ECO• CESP Phase 2 – ECO• Green Deal – No upfront costs – ‘Golden Rule’ – Range of measures e.g. external wall insulation• Dependent on Government funding• Council delivery process to be determined• GD Information packs next summer
    34. 34. Contact numbers and Support• Landlord Information Sheet in packs• Energy Saving Trust• Cosy Homes Energy Advice Packs• Private Sector Housing Team
    35. 35. WHAT IS A CREDIT UNION• An independent, not for profit financial co- operative offering ethical banking• The products we offer are savings and low cost loans• Our income is generated through the money our members save & interest charged on loans• Safe and reputable organisations that are regulated by the Financial Services Authority and Financial Ombudsman Service
    36. 36. ABOUT WOLVERHAMPTON CITY CREDIT UNION• Established in July 2002. Registered Firm No 214284• Head office located at 73 Worcester Street. Wolverhampton WV2 4LE• Membership is open to anyone who lives or works in Wolverhampton or South Staffordshire-the WV postcode• Available to anyone regardless of employment or financial status• Recently taken on apprentice
    37. 37. HOW WE CAN HELP LOCAL PEOPLE• Offering a choice for financially excluded individuals/low credit rating• Affordable loans & interest rates• Help to escape from high cost lenders and loan sharks.• Saving small amounts as well as borrowing• Free life cover on our savings and loans• Budgeting accounts and Housing Benefit accounts
    38. 38. WHY CHOOSE US?• Not for profit ethos• We give you access to simple low cost and responsibly managed financial services.• Return percentage of profits to members-Dividend• Low interest rates capped by law.• As the outstanding loan balance is reduced by regular payments less interest is charged.• No hidden charges or penalties for paying back loans early.• Very small loans are available - as little as £100.00
    39. 39. OUR SAVINGS
    40. 40. OUR LOANS
    41. 41. ADDITIONAL SERVICES• The Credit Union Prepaid Card - remote access to your savings• The Co-operative Electrical - fantastic deals on electrical goods at exclusive prices• A free basic protection for members savings and loans *• Discounted/ID membership card for local shops arranged by us.* Subject to conditions
    42. 42. LHA – TENANTS RENT ACCOUNT • Straightforward service account for tenants of private landlords. • Tenants open a single purpose account for receipt of local authority housing benefit payments and any top-up payments to be paid to landlord. • Local authority housing benefit office pay LHA directly to the member’s credit union account by automated bank payments. • Any funds paid into the credit union account are paid directly to the designated landlord by automated bank payments. • The tenant is not charged for this service. • Landlords pay a small fee for each automated payment.
    43. 43. HOW TO OPEN A TENANTS RENT ACCOUNT• Tenant to complete membership form• Provide 2 forms of ID – proof of person and current tenancy agreement as proof of address• Tenant and Landlord sign Terms and Conditions• Tenant attends Credit Union office to open account
    44. 44. HOW TO JOIN• Complete a membership form from our website or office• Provide two forms of ID – Name ID - e.g. Passport/Driving licence – Address ID - e.g. Benefit letter/Utility bill• Can refer for reduced ID
    45. 45. UNIVERSAL CREDITWolverhampton Credit Union will be launching a Budgeting Account and Bill Payment service to enable tenants to budget and ensure payment of essential bills.
    46. 46. HOW TO CONTACT USWolverhampton City Credit Union Ltd. Firm No. 214284.73 Worcester Street. Wolverhampton. West Midlands. WV2 4LE. 01902 572340 Email: wolfcul@yahoo.co.uk Website: www.wccul.co.uk
    47. 47. THE BASICS OF FIRE RISK ASSESSMENT Inspecting Officer Adam Lewis  0121 380 7562 or 07973 810 141HERE TO ADVISE, NOT JUST TO ENFORCE
    48. 48. AUDIENCE PARTICIPATION Who has smoke detectors fitted in their own homes? “Those of you that have got smokedetectors have obviously considered the risk of fire to their families andhave done a ‘mini risk assessment’”
    49. 49. “The Elements of Control”The “Level of control” exercised in our OWN homes is different to that in an HMOIn a typical domestic scenario families usually :-• Know what other members of the family are doing in the house at any one time• Eat together, or share similar and regular routines• Establish rules about how people behave whilst under their roof (i.e. no smoking)• Know each other and will have a “sense of morals” towards others family members well being
    50. 50. The “Element of Control” In a HMO whilst a landlord owns the property they can not supervise the premises 24 hours a day• Nobody on a daily basis has total control over the HMO• Tenants may come and go at different times during the day• Tenants may not eat together at set times (meaning cooking takes place at different times)• Tenants may work at different times of the day• Tenants can not dictate to other tenants on how to behave.• Tenants may not like or know one another, there may not be any sense of moral duty towards other tenants• Whilst rules are in place non compliance with those may not be picked up immediately• Unsociable behaviour These factors increase the level risk in an HMO
    51. 51. Risk AssessmentSome quick definitions:-• “HAZARD” - the potential for something to cause harm (Such as a hungry Lion)• RISK – is the likelihood that the hazard will cause harm (Lion isn’t in a cage!!! so risk of being eaten is high!)
    52. 52. The Purpose of Risk Assessment is to :-1) Identify Hazards2) Establish who is at risk from those hazards3) Ascertain if the hazard can be removed OR Reduced or Protect from risk using controlmeasures4) Record the measures, plan your strategy5) Review your assessment regularly
    53. 53. RISK ASSESSMENT EXAMPLE!• Hazard: LION (Has sharp teeth and is very hungry)• Risk: VERY HIGH (Lion may eat someone!!!)• Can hazard be removed? NO!• So what can we do ? Put the Lion in a secure cage !! Resultant Risk Level is LOWERED We have put in a CONTROL MEASURE to manage the risk
    54. 54. Basics of Fire Risk AssessmentFirstly establish what can burn in your premises:-Combustibles include:• Furniture• Bedding• Textiles• LPG, heating oils, or petrol• Paper products• Cardboard• Plastics and Rubber• Waste storage (plastic bins for example)• Accumulation of rubbish or mail• Video Tapes• Aerosols NOTE: THIS IS AN INCOMPLETE LIST AS MOST ITEMS FOUND IN A TYPICAL HOUSEHOLD OR H.M.O. CAN BURN
    55. 55. Basics of Fire Risk Assessment• Then establish what could cause the combustibles to catch fire :-Sources of ignition include:-• Naked Flame (i.e candles)• Electrical appliances (heaters, TVs, Video or DVD players, PC,s Games Consoles, Hair Dryers electric blankets)• Cookers, toasters and other kitchen appliances such as dryers, washers• Lighting – such as lamps, halogen lamps• The Gas installation• Smoking materials e.g. cigarettes, matches, lighters etc• ARSON (external or internal)• OVERLOADED SOCKETS OR DANGEROUS ELECTRICAL INSTALLATIONS
    56. 56. Then decide who is at risk from those hazards…• Tenants• Visitors• Contractors• Members of the Public (?)• Lone workers(?)
    57. 57. Consider your Tenants! Because tenants sleep on the premises they are at particular risk• Do they have any specific needs?• Are they less able?• Are they disadvantaged or vulnerable ?• Are they drug or alcohol users? This all has a bearing on your assessment and the level of risk in the premises.
    58. 58. Can any of the hazards you have identified be reduced or removed to lessen the risk toTenants and other persons who might be at risk?
    59. 59. The Scales of Likelihood vs Consequences ConsequencesLikelihood
    60. 60. Next we need to look at the general principles of Fire Safety This has a bearing on your fire risk assessment too
    61. 61. Basic Principles of Fire Safety are :-If a fire occurs people are alerted and can safelyevacuate (think about sleeping persons)That on making their escape people can safely pass aroom that is on fire without encountering smoke orflameThat when exiting the building they don’t encounterany locked doors or blocked escape routesIf power fails during an emergency persons escapingcan see the escape routeOnce out of the building they can move safely awayfrom the premises
    62. 62. Fire Alarms• Must be mains powered• Must be interlinked• Are more sophisticated than battery powered smoke alarms• Sound levels must achieve 75 decibels at bed head BATTERY POWERED “STAND ALONE” DETECTORS ARE NOT ADEQUATE
    63. 63. Fire Alarms Continued• Must be maintained annually• Alarm panels checked daily (according to the British Standard - this is difficult)• Repairs or faults must be undertaken SAME DAY wherever possible OR• Interim measures implemented whilst fire alarm is off-line MOST PROBLEMS IN HMOs RELATE TO POOR MANAGEMENT OF FIRE ALARM SYSTEMS AND INADEQUATE MEANS OF ESCAPE
    64. 64. Typical Two Storey Victorian HMO Shared Bathroom Shared Kitchen Shared Lounge Bedroom Bedroom Cup’dHall Bedroom (Old Dining Room) Bedroom GROUND FLOOR FIRST FLOOR
    65. 65. Typical Two Storey Victorian HMO Shared Bathroom Smoke Detector Fire Door Shared Kitchen Heat Detector  Emergency Lighting  Shared Lounge Bedroom  Bedroom   Cup’d  Hall Bedroom   (Old Dining Room) Bedroom  GROUND FLOOR FIRST FLOOR
    66. 66. WARNING All HMOs MUST be fitted with working fire alarm systemsIF YOU DO NOT HAVE ONE FITTED or YOUR ALARM IS NOT WORKING YOUR PREMISES ARE POTENTIALLY UNSAFEIMMEDIATE ENFORCEMENT ACTION COULD BE TAKEN AGAINST YOU
    67. 67. LandlordAccreditation Surinder S. Plaha Development Officer
    68. 68. What is LandlordAccreditation?• Set of standards• Voluntary
    69. 69. Aims of the Scheme Information & Opportunities for Landlords• Run a successful rental business• Safe and good quality accommodation• Reduce complaints and therefore minimise intervention from the Council
    70. 70. Objectives of theScheme• Improve management of the private rented sector• Advise and support landlords• Enable networking• Update landlords• Reduce the need for the council to get involved in landlord/tenant disputes.
    71. 71. Benefits for Tenants?• Safe property, in good condition• Better management• Better relationship with Landlord/Agent
    72. 72. Benefits for Landlords?• A recognised marketing advantage• Help landlords find responsible tenants• Discredit unscrupulous landlords• Accepted as an accredited landlord in other areas of the country where accreditation is in place• Get more support from their Council• £1000’s of pounds worth of potential savings
    73. 73. What if you don’t become Accredited?• Council receiving more complaints about property conditions, landlords and anti social behaviour etc• Council may have to consider other options
    74. 74. So how do I become Accredited?• Development courses are run across the Midlands throughout the year• Landlords and other agencies can ring up or register online for the course at a venue suitable to them – visit the website for more detail
    75. 75. What Scheme?Midland Landlord Accreditation Scheme
    76. 76. Who can become Accredited?• Individual• Agent• Partnership• Limited Company
    77. 77. but…• They must attend a one day development course,• Agree to follow a code of conduct• Certify that they are a “fit and proper person”
    78. 78. Which venue?• Next Local Accreditation Course - Molineux Conference Centre, 7th November 2012 (places available)
    79. 79. Continuing Professional Development (CPD)re-accredited after 5 years providing:•Fit & Proper•Code of Conduct•10 points per year since accreditation date
    80. 80. How CPD points awarded?• Memberships• Activities• …see MLAS website
    81. 81. Today’s Conference CPD points? 5 POINTS
    82. 82. And finally…• Thank you for listening• Please feel free to talk to me at the end of the Conference and ask for more detail• Visit the MLAS stand and speak to Gary Callaghan• Visit the MLAS website
    83. 83. THANK YOU FOR ATTENDING THE WOLVERHAMPTONLANDLORDS CONFERENCE 18 OCTOBER 2012

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