PSL news. Inside: The newsletter for Link Private Sector Leasing landlords

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1 WINTER 2014 PSL news The newsletter for Link Private Sector Leasing landlords Inside: Complete our online survey for a chance to win 50 in vouchers Annual Landlord forum 11 December 2014 see inside for details

2 Welcome Welcome to the winter edition of Link PSL s landlord newsletter. Have your say Complete our online landlord satisfaction survey for a chance to win a 50 Marks and Spencer voucher. We welcome all feedback and the annual survey for all PSL landlords is now available to complete here: The survey will take just a few minutes to complete and your feedback will influence how we develop our service to help meet your needs. Please complete your response by 5 January 2015 for your chance to win a 50 voucher. In this issue, you will find out what has been happening within our sector, Link and the City of Edinburgh Council. Thank you for your continued support and feedback as we use this to influence how we deliver our business. June Brown PSL Manager REMITTANCE ADVICE NOTES PLEASE REMEMBER to keep all your remittance advice notes and copy invoices for your own accounting purposes. If you require any duplicates we may not be able to complete your request within a short timescale as we have to reproduce these documents manually. We are not able to provide any tax or accounting advice so if you need help you should seek information from another source such as your accountant. PROPERTY CONDITION We continue to review the condition of all stock in the PSL scheme. Items listed in the original inventory of each property are subject to depreciation over the length of the lease, due to fair wear and tear. Where the decorative condition or condition of furniture/ fittings in a property has depreciated to a poor condition, we require Landlords to decorate the property or replace items of furniture or fittings. This is in accordance with the terms of each lease and our ethical letting policy, a copy of which was provided to all Landlords in October Where possible, we try and give as much notice as possible regarding the need for any repairs or replacements required. We can also arrange for a quotation from approved contractors for any work identified. 2 Private Sector Leasing (PSL)

3 Gas and Electric Compliance Certification We work with all of our landlords to Whilst Link cannot recommend a particular make sure that properties meet safety requirements. We have over 1700 properties in the PSL scheme, of which 84% have gas central heating (an increase from 78% when Link took over the contract). We work with existing landlords to have gas central heating installed in properties. This is an increase of over 6% since Link became management agent for the City of Edinburgh Council. In addition to this, over 50 properties have also been retrofitted with wet electric heating systems by landlords which are more economical for the tenant to run. Link has to demonstrate its compliance with legislation by holding a valid landlord Gas Safety Certificate. This means we can show that gas appliances have been tested and serviced on or before the anniversary of the previous certificate. Link can provide a certificate only service for landlords for (including VAT). It may be more economical to purchase an annual safety plan where the company provides a certificate for safety and service each year along with cover for parts and labour in case of breakdown or repair. You should make sure you are covered by contacting your service provider and please let us know if there are any changes. contractor, we use Saltire facilities management for all our gas servicing and safety work. You can contact them on for a quote and see if your property meets their criteria. In terms of electrical safety, you as a landlord must have a valid Electrical Installation Condition Report (EIRC) and a Portable Appliance Test (PAT) certificate. An EIRC is usually valid for three or five years depending on the age and condition of the installation. The report looks at various components in your property such as light pendants, sockets and hard wired installations. The PAT certificate is required annually and is valid for 12 months. This certificate covers electrical items supplied by you as the landlord such as a washing machine, fridge freezer and vacuum cleaner. We write to all landlords when these certificates are due for renewal and can arrange to undertake the works on your behalf. If you would like Link to do this it is 72 (including VAT) for a PAT certificate for 10 items and 120 (including VAT) for a PIR for a two bedroom property there is an additional charge of 30 (including VAT) for each additional room. There may be further costs where remedial works are required. Landlords can of course opt to carry out the works themselves. We hold PIR and PAT certificates electronically and will be happy to send you a copy upon request. 3

4 Improve your property and fight fuel poverty Making your property more installing an air source heat In Edinburgh and South East energy efficient can do more pump, draught proofing, wall or Scotland, Home Energy than improve your Energy loft insulation, provision of room Scotland s local Technical Performance Certificate (EPC) thermostats and heating controls Advisor, Kenneth Fraser, offers rating, it could make gas and and/or the insulation of hot and private sector landlords one-toelectricity bills more affordable cold water tanks and pipes. one support in identifying the for tenants. schemes which match the In some areas at particular risk of landlord s and their tenant s As well as the range of support fuel poverty, external wall circumstances. available to private sector insulation and other measures landlords, the Scottish are available under the Home He can also arrange to review government funds measures Energy Efficiency Programmes your property portfolio using your under the Energy Assistance Area Based Schemes. EPCs and advise on various Scheme to help make homes other schemes including Green warmer and cheaper to heat. Free impartial advice on the Homes Cash-back, small funding and financial incentives business loans designed to Homes with a poor energy rating available is provided by Home improve the energy efficiency of and tenants who are over 60 with Energy Scotland, which is properties, the Gas Infill Loan no central heating, or in receipt funded by the Scottish and Green Deal. of qualifying benefits, may be Government to help private eligible for a grant of up to sector landlords, tenants and For more information call This grant covers work homeowners across Scotland to Home Energy Scotland free such as installing or repairing a become more energy efficient. on central heating system or boiler, Landlord registration requirements We would like to remind all landlords of their responsibility to ensure their landlord registration status is active and that all details held relating to your property are correct (including noting Link as managing agents). Please review and update the registration details shown at the end of this letter. Please check, sign and return the enclosed completed sheet to assist us with ensuring that all PSL landlords are compliant with this requirement. If you are unsure about your registration status or would like clarification on your responsibilities with regard to registration, please contact the Landlord Registration Team at the City of Edinburgh Council on who will be able to provide you with further advice and support. The possible consequences of failure to comply with your registration requirements include: l A late application fee of 110 being applied to your registration l A Rent Penalty Notice being served which means that no rent is payable on the property l A report to the Procurator Fiscal may also be considered and upon summary conviction you may be liable for a fine not exceeding 50,000 l You will be in breach of your PSL lease with the City of Edinburgh Council 4 Private Sector Leasing (PSL)

5 MANAGING YOUR PROPERTY Over the last year we have completed over 1100 tenancy inspections. Ethical Letting In September 2012, we launched an ethical letting information booklet. The leaflet lets landlords know how the terms of their lease agreement are managed in the event of hand-back of a property or what happens if property components need repaired, replaced or upgraded (if they are considered at the end of their useful lifespan). Although we cannot give landlords an update on the tenancy throughout the lease, we can arrange for an accompanied inspection at your property once a year to discuss any concerns you may have. The average number of anti-social behaviour complaints we manage each month is only 1.4% of our overall stock. As part of our review of service provision we introduced an administration charge of 20 when we have to arrange any works which are considered the responsibility of the landlord. The majority of our landlords arrange works identified as their responsibility themselves. On this basis, we need to address the costs in managing the process for other landlords who ask Link to fulfil their repairs. If you would like a copy of the ethical lettings leaflet, please call us on and we can send you an electronic copy. Property Improvement Programme We will be contacting landlords of properties who have been in the PSL scheme for more than three years to agree any works required to continue the lease of the property. This will happen particularly at the void stage (i.e. between leases) when works such as painting or new flooring is required in order to keep the property in a lettable standard. 5

6 Why should you place your property with Link PSL? We are currently looking for more landlords who wish to place their property in the PSL scheme. Why choose to rent with PSL? l Guaranteed income with the security of a lease with the City of Edinburgh Council. l Rent paid even when the property is void. l CPI (Consumer Price Index) increment after the first April anniversary on our three year term lease deal. l Properties are handed back with any repairs completed (except for fair wear and tear) any damaged items will be repaired, replaced or compensated for. l No hidden charges such as management fees or advertising fees. l Free gas safety checks at void stage. l Support and advice to landlords throughout the lease regarding repairs, safety requirements etc. l FREE 24 Hour Emergency Repairs Advice to tenants. l Professional management service with eight-weekly tenancy visits to ensure our tenant looks after your property. l Dedicated housing staff trained and experienced in dealing with anti-social behaviour and housing management issues in the social rented sector. l Full legal service included to recover your property in the event of non payment of rent or anti social behaviour at no cost to you. l Tenant liability repairs through neglect or damage are paid for by Managing Agent. l Free in-house welfare benefits advice service for tenants. LINK LANDLORD FORUM We are pleased to confirm the annual landlords forum will be held on Thursday 11 December 2014 from 4pm to 7pm at Link House, 2c New Mart Road, Edinburgh, EH14 1RL. The forum will provide various information on how to access advice and support on energy efficiency of your property and how to access grants and loans. Our staff will also be available to answer any queries that you may have relating to your lease responsibilities. 6 Private Sector Leasing (PSL)

7 Welfare reform In our last newsletter, we told you about the impending Benefit Cap as part of wider welfare reforms. Since it was introduced in September 2013, it has not had a significant impact on our tenants. To date, only 68 tenancies have been affected with 34 of these households moving on to alternative accommodation. Currently, there are only 21 tenancies that are affected by the Benefit Cap. Our staff have the knowledge and skills to assist them, providing benefits advice and help to claim. The introduction of Universal Credit is likely to reach Edinburgh in February This will be phased in over a number of months and will initially only affect new single claims for Job Seekers Allowance (JSA), although people in temporary accommodation will not be included in the initial phase. Any single tenant under the age of 35 will only qualify for the shared accommodation rate of benefit. Under Universal Credit regulations our tenants will be affected by the under-occupancy rules whereby their entitlement to the housing cost element will be reduced by 14% of the total rent charge for those with one spare bedroom and by 25% for those with two or more spare bedrooms. Any single tenant under the age of 35 will only qualify for the shared accommodation rate of benefit. As a direct result of this, we will continue to reduce the number of 3 and 4 bedroom properties we lease in order to meet our customers needs. 7

8 PAYING FOR REPAIRS We currently front fund invoices for repairs where the liability rests with the landlord. From 1 December 2014, staff from Link will contact landlords to take a card payment in advance of work being completed. Any payment taken which exceeds the final invoice amount will be returned to the landlord when the invoice is processed. Where works exceed the estimate, staff will contact landlords as soon as practicable to arrange further payment. What we look for in a new property for the PSL scheme Link and the City of Edinburgh Council look to procure properties or renew leases for: Properties that offer value for money to the City of Edinburgh Council. Properties with one or two bedrooms. Properties that meet all lease requirements, are in an excellent condition with affordable heating systems, double glazing and modern well maintained kitchens and bathrooms. Landlords who embrace ethical letting principles. Landlords who will work with Link and the Council in a professional manner and effect required repairs within prescribed timescales. Landlords who are realistic about the concept of fair wear and tear to properties throughout the length of a lease. Alternatively, in line with most management agents, Link is happy to hold a float for each property you have leased with us of 300 which can be replenished at each lease payment. Please get in touch and let us know if you would like to set this up. Please call us on Link will produce this information on request in Braille, Audio Tape, Large Print and Community Languages. To find out more, telephone us on Contact us Monday to Thursday 8.30am-5.00pm, Friday 8.30am-4.00pm. Telephone linkpsl@linkhaltd.co.uk Link PSL is a trading name of Link Housing Association Limited. Link Housing Association Limited is a company registered in Scotland under the Companies Acts, Company Number: SC216300, Registered Office: Link House, 2c New Mart Road, Edinburgh, EH14 1RL. It is registered as a Property Factor Id: PF and authorised and regulated by the Financial Conduct Authority, Interim Permissions Reference Number: Part of the Link group Private Sector Leasing (PSL)