Arrears - a dreaded word among landlords and, for anyone with even a mildly British temperament, an often uncomfortable situation to discuss and resolve. We’re fortunate enough to have very few tenants behind with their rent, but we also know the current economic climate could throw anyone’s finances off course. As the cost of living crisis bites, household budgets are getting squeezed, and rent arrears are more of a threat. It may never affect you, but if your tenants do stop paying their rent, you need to act quickly to prevent the situation from spiralling out of control. With that in mind, this week’s blog contains everything you need to protect yourself from the start, find solutions to financial hiccups, and recover what you’re owed. START BY PROTECTING YOURSELF The best way to prevent rent arrears from building up and causing you financial woe is to set your tenancies up correctly and securely. This includes: ● Proper referencing – we can’t stress how important this is, yet we still meet plenty of landlords who accepted a tenant without checking their status. Not to make light of it, but in the words of Julia Roberts in Pretty Woman: “Big mistake. Huge.” ● Face-to-face viewings – never rent to anyone you haven’t met in person or who hasn’t been inside your property. ● Rent guarantee insurance – this offers invaluable security right now for a relatively small monthly cost. Typical policies cover lost rent for 6 to 12 months, together with the legal fees involved in regaining possession. As long as you have satisfactory tenant references, cover is available for new and existing tenancies. For a deeper dive into keeping your income and rental property protected, take a look at our previous blog on what kinds of insurance a landlord should have . GETTING YOUR LATE RENT PAID It’s good practice to check your bank statements religiously on the first working day after the rent is due. A missed payment doesn’t automatically mean your tenant has gone rogue: it could be nothing more than a personal oversight, bank error, or short-term financial glitch. Nonetheless, it’s essential to act immediately and stop one month’s late rent from turning into two or more. Follow this simple three-step process to get your rent up to date asap: 1 Start with a gentle-but-firm reminder text or email asking your tenant to check with their bank if the payment has gone out, or if they know why the rent wasn’t paid. 2 Follow up with a phone call if you receive no response or rent within 24 hours, then with a formal letter if you’ve not heard back after several days. Usually, this works. 3 Make a plan – ideally, your tenant will get their rent up to date right away, but if they don’t have the funds right now, can you settle on a payment plan over a few months? Whether it’s a one-off thing or your tenant is prone to paying a few days late, knowing that you’re on the case can be all they need to pay on time and avoid the embarrassment of being chased up. DEALING WITH UNPAID ARREARS Tenants can fall into arrears for any number of reasons. A relationship break-up, losing their job, becoming ill or simply having trouble with the increased cost of living can quickly put anyone into financial difficulty. Although these conversations can be uncomfortable (a big reason why landlords use managing agents), the first step is to get total clarity on your tenant’s situation. A compassionate nudge around their finances could lead to a solution they may not see on their own. ● Ask your tenant if they’ve considered using a budget planner to identify any short-term cost savings (things like Netflix, gym memberships, coffees, and takeaways can all mount up, but they can also free up useful cash when suspended). ● Explore whether a member of your tenant’s family could step in with financial assistance (or even become a guarantor) if your tenant wants to stay. ● Encourage your tenant to speak to the Citizens Advice Bureau to see if they're entitled to financial support from the Government. If your tenant says they can’t afford to live at your property anymore, remember that you can use their security deposit to make up some or all of the unpaid rent. For tenants who don’t respond to your attempts to get in touch, it’s time to move on to the next step. GETTING YOUR PROPERTY BACK Sometimes you have no choice but to take back possession of your rental property. Perhaps your tenants need you to evict them so they can get local authority housing, or they could simply be refusing to pay what they owe. Depending on the circumstances, letting your tenants out of their contract might be the easiest route, so you can re-let your property and start earning income again. You’ll also create a path for your tenants to pay you back by moving somewhere cheaper or with family. Otherwise, if your property is in England, Wales or Northern Ireland, you could serve the following: ● a Section 8 notice after the arrears hit two months for rent paid monthly (or eight weeks for rent paid weekly), bearing in mind that the process can be over a year with the current court backlog; ● a Section 21 ‘no fault’ notice if the tenancy is beyond its original term, then seek accelerated possession (which doesn’t need a court hearing) if your tenants refuse to leave after the two-month notice period. In Scotland, there’s currently a limited ban on evictions , but you can still apply for an eviction order to enforce after the ban subsides. However, the ban doesn’t apply if: ● your tenant is six months or more in arrears ● you intend to move into or sell your rental property to alleviate financial hardship ● your tenant is no longer living there. Remember: if you do need to start legal proceedings, it’s vital to serve notice in the correct way to avoid being dismissed by the court and having to start again. RECOVERING UNPAID RENT FROM TENANTS WHO’VE LEFT Regaining possession of your rental property is one thing, but recouping any unpaid rent is a different process. Ideally, your tenants will start paying you back after they leave, but if that’s not the case and you wish to claim through the County Court, here are some things to note: ● You need your tenant’s new address to include on the claim form . If you don’t have it, you can apply to the court to serve papers at their work. ● At this point, the threat of a County Court Judgement (CCJ) can push tenants to pay you back and avoid a poor credit rating that will damage their chances of renting or buying a home for years. ● If you go to court and win, it doesn’t necessarily mean your tenant will have the money to pay you what they owe. ● You could then apply for an Attachment of Earnings Order to take the money out of their income, but the courts tend to set very low monthly payments. Given this lengthy legal obstacle course, it’ll probably come as no surprise that many landlords choose to simply move on without chasing unpaid rent. It’s far from ideal, but at least they have their property back and producing income. WHAT'S YOUR NEXT STEP? If you’d like some advice on getting your tenants back on track with their rent, or if you’re looking for a managing agent in Birmingham to take care of this sort of thing (and more!) for you, why not get in touch? Call us on 0121 427 4777 or email us at info@truemanestates.co.uk for some landlord love.

Winter is the time when most problems arise in rental properties. Emergency callouts abound, and insurance claims rocket, mostly from water or weather damage. While your policy might cover the costs, the inconvenience of midnight phone calls, stressed-out tenants and urgent repairs is something every landlord wants to avoid. Autumn is the perfect time to plan for the colder months, get ahead of the elements and give your property a seasonal MOT and fix any minor repairs before they become a major headache. Covering everything from your legal obligations, the checks to make at your property, and the conversations to have with your tenants, this week’s blog is a complete landlord’s guide to getting your rental property prepared and protected for winter. VISIT YOUR RENTAL PROPERTY The first step in making sure your rental property is ready for the rigours of winter is to go and see it. To get the most out of your visit, here are some guidelines for arranging, carrying out and following up on your inspection. ● Make an appointment with your tenants (they don’t necessarily need to be present). ● Ensure all safety certificates and service contracts are up to date. ● Check the inside and outside of your property thoroughly (more on that later). ● Identify any winter comfort measures and safety precautions your tenants need to be aware of. ● Confirm any advice in writing. Performing a pre-winter check-up now can save you a whole lot of drama later on. More than that, it’ll give you and your tenants peace of mind, knowing that your rental property will stay warm and dry, whatever the weather may bring. PROTECT AGAINST THE ELEMENTS Unsurprisingly given the British climate, most home insurance claims over winter are down to water finding its way in, either from weather damage at the time or simply that the property is another year older. Prevention is always cheaper and far less hassle than cure, so check the following vulnerable spots: ● gutters, down pipes, and drains for blockages from rubbish or fallen leaves (water needs to run freely to avoid overflowing and seeping into walls) ● roof coverings (including slipped tiles and slates, loose flashings and seals on asphalt) ● cracks or holes in render, bricks or mortar (from climbing plants or general ageing) ● window frames and woodwork (are the seals water and airtight, and is any wood or paintwork in need of repair?) ● boundary walls and fences for any rotting or loose posts and panels that might collapse in high winds ● chimneys (open fireplaces are about to get some serious use, so make sure the chimney is cleared and cleaned, and the cap is in place to stop rain coming down the stack) Having all this sorted now will boost the resilience of your rental property from the elements and minimise the potential for water damage and costly repairs. CHECK THE HOT WATER AND HEATING Getting a call from your tenants at an unearthly hour that there’s no hot water or the heating doesn’t work, or turning up for your spring inspection to find condensation dripping from mouldy ceilings, is hardly a landlord’s dream! The good news is that you can minimise the risk with a few pre-emptive checks. ● Ensure the boiler is serviced and has enough pressure (1 to 1.5 bar is normal, but refer to the manufacturer's handbook). ● Turn on the heating and feel the radiators to see if they're warm all over, or whether they need bleeding (get a key from somewhere like B&Q and show your tenants how to use it). ● Look at pipes under sinks, boilers and hot water tanks for signs of leaks or rust, and include the dishwasher and washing machine connections while you're there. ● Inspect bathroom extractor fans and ventilation sources, then speak to your tenants about preventing condensation (you can’t make them use the heating, but you can help them ventilate correctly, so they don’t end up with a repair bill). Fortunately, the days of frozen pipes are mostly behind us with modern insulation and installation methods. But, if your rental property has any exposed pipework that could be at risk of freezing (is any mounted on an outside wall?), wrap them in foam tubes or heat tape. LOOK AT SAFETY & SECURITY Whether your rental property is empty or occupied, it's most at risk from intruders during the winter months. Longer nights give burglars more opportunities to strike, both at vacant homes and from tenants being at work while it's dark. Even if your rental property is unfurnished, intruders still damage door locks, windows and permanent fittings when breaking in, or steal things like copper pipes. So it’s well worth carrying out some checks to ensure your property is safe and secure. ● Double-check that all window locks work and make sure your tenants know how to use them. ● Test the locks on sheds and garages - these are particularly vulnerable, so remind your tenants to be mindful of what they store there. ● Try the alarm, including the keypad and any movement sensors. ● Cut back any hedges that provide a hiding place. If you want to install some extra deterrents, consider motion-sensor lighting at the front, back and any side entrances, or a path of stone chippings that crunch underfoot to prevent a silent approach. FOLLOW THE LETTER OF THE LAW Landlords have a lot of legal obligations, and failing to meet them can have huge ramifications for your tenancy, from handling disputes to getting your property back. You are responsible for providing a home that is safe, secure and habitable, so now is the perfect time to ensure your rental property makes the grade before winter kicks in. Among your main look-out points are: ● gas and electrical safety with up-to-date certificates from qualified engineers ● having smoke alarms on every floor of living accommodation and testing at the start of each tenancy ● hot and cold water supply and adequate sanitation ● the structural integrity of the building ● ensuring sufficient natural light and ventilation ● maintaining and repairing the property, including appliances and fittings. As a managing agent, we need to stay on top of the ever-changing legislation to protect our landlord clients from falling foul of the law. If you’d like us to do the same for you, drop us a line at info@truemanestates.co.uk or call us on 0121 427 4777 to see how we can help. HOW WELL PREPARED IS YOUR RENTAL PROPERTY FOR WINTER? Autumn really is the best time of year to get your rental property ready for a smooth and event-free journey through the colder months. If you’re a landlord in Birmingham we'd love to show you how we take care of everything for you. Call us on 0121 427 4777 or email us at info@truemanestates.co.uk to tell us all about your property.