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Growth of commercial property market ‘reliant’ on functional Stormont government

THE future growth of the commercial property market in Northern Ireland is reliant on a fully functional Stormont Executive according to CBRE.

Recent research from the firm shows the north’s commercial property market continues to be resilient despite the ongoing political uncertainty, but said there is no doubt the impasse has had a negative impact.

“The current political situation has no doubt had some negative impact on the local economy and commercial property market, and will continue to do so should the Stormont stalemate persist,” CBRE managing director Brian Lavery said.

“During an unsettling period of political uncertainty, the continued future growth of the commercial property market in Northern Ireland is reliant on a fully functional local Government being put in place.”

The Northern Ireland commercial investment market has been largely dependent on Great Britain and international investment spend, according to the most recent investment analysis in Northern Ireland. The two markets make up 87 per cent of the £1.64 billion spend over the last five years from 2013 to 2017.

CBRE director, Gavin Elliott believes this can grow even further and feels Brexit must be viewed as an opportunity.

“It is important that Belfast takes full advantage of its unique position between Dublin, London and Europe to drive further growth through real estate investment funds in Great Britain and further afield.

“The local market should be well placed for further future Great Britain and international investment following the deal agreed between the Conservative Party and the DUP, which secured an additional £1 billion funding for Northern Ireland.”

The north’s investment market throughout 2017 has seen an increase in transaction volumes from the previous year, with £316 million being invested across 43 separate transactions. This compares to £248 million invested across 36 transactions in 2016. Notable transactions include the £123 million sale of CastleCourt Shopping Centre to Wirefox, Tesco Extra, Newry at £27.3 million to Investec and Great Northern Retail Park in Omagh to an Northern Ireland pension fund at £9.2 million.

The retail sector has also continued to perform well with the advantage of the current exchange rate and cross-border trade. The market saw a plethora of new entrants in 2017 as well as increased footprints by a number of relatively new retailers including Smiggle, Oliver Bonas, Hotel Chocolat, Sostrene Grene and Newbridge Silverware.

The office market finished the second half of the year in a considerably stronger position with 33 transactions completed bringing the yearly total to 430,290 sq ft, while 2017 saw a number of lettings and freehold acquisitions agreed for new design and build options. This includes large office transactions to HMRC, All State and Concentrix.

Meanwhile six hotels transacted in 2017 worth £42 million, with a number of proposed completion dates agreed for the first quarter of 2018. The bedroom stock in Belfast further increased to approximately 3,600 with the opening of The Titanic Hotel in September, extension to the Bullitt Hotel in November and part of Ten Square’s extension during the year.

CBRE expects that yields across all sectors within real estate in Northern Ireland will remain relatively stable over the next 12 months.

Source: Irish News

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UK landlords will claim £16.7bn back despite government tax changes

UK buy-to-let landlords will still benefit from £16.7bn worth of tax relief after the government’s changes to the system are fully implemented by 2020, analysis by London estate agent ludlowthompson shows.

The tax relief allows buy-to-let property landlords to offset against their rental income expenses like mortgage interest and other costs including property repairs, maintenance and renewals, legal costs, management and professional fees; and rates, insurance and ground rents.

Stephen Ludlow, chairman at ludlowthompson, said: “Despite tightening, buy-to-let tax breaks are still very valuable, highlighting that rental property remains a highly attractive investment vehicle.

“Those tax breaks are essential to ensure that landlords continue to invest in maintaining their properties. If the tax breaks are reduced further then landlords will cut their investment in the properties they own – reducing the standard of UK rental accommodation.”

The Treasury said it expects the amount of taxes it collects from landlords to rise by£840m a year by 2020-21 after its cuts in tax reliefs on interest payments and property maintenance.

Government data showed landlords claimed £17.5bn in property expenses in the last year.

Landlords claimed over £7bn in tax relief on mortgage interest and other financial costs, while £3.7bn was claimed for property repairs and maintenance.

After planned changes to tax relief are fully implemented, landlords will still be able to claim approximately £6.4bn on interest rate costs alone.

Ludlow added: “Labour mobility continues to be central to economic strength. However, if cities like London are to remain a magnet for home-grown and international talent, sustaining a vibrant, high quality rental market is essential.

“To do that, the system has to work well for both tenants and landlords.”

Source: Mortgage Introducer

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SME-focused fund eyes potential after lending firms £2m

A fund backed by the Scottish Government specialising in loans to Scottish SMEs that have been turned down by larger lenders has so far lent £2 million, creating hundreds of jobs, it has been revealed today.

The Scottish Microfinance Fund (SMF) is managed and delivered by community development finance institution DSL Business Finance with additional support from the Start-up Loans Company and European Regional Development Fund.

It recently held a parliamentary reception at Holyrood to celebrate its first birthday, and has lent to more than 130 new and existing firms, helping create more than 200 jobs in the last year.

The fund has a dedicated £6m pot to lend SMEs up to £25,000, and is part of a larger £40m boost from the Scottish Government’s SME Holding Fund. Interest is 6 per cent a year, and it imposes no admin or early repayment fees, or hidden charges.

DSL executive director Stuart Yuill said: “We are approached by a huge variation of SMEs from all industries; from dental design studios and cafés to clothing and fashion companies.

“Taking the leap to start your own business is a daunting prospect for many entrepreneurs, especially in today’s economic and political climate, which is tough to adapt to. But there is huge potential for the SMF in 2018, and we’ve been heartened by the number of people we’ve been able to assist in Scotland… we’ve doubled our own team, with plans to recruit another loan officer for Edinburgh.”

SMF beneficiaries include Mike Stalker and Natalie King, founders of SK Dental Design Studio, who used its loan support to fully equip and fit out their studio as well as help with cashflow until the business becomes established. Stalker said: “We wouldn’t be here without the support of DSL and the SMF. We approached the banks for a loan, and they simply were not interested.”

The parliamentary reception was sponsored by Gail Ross MSP with a keynote address from economy secretary Keith Brown on the importance of continued business growth in Scotland. The fund aims to help tackle the much-cited issue of firms, particularly in Scotland, struggling to secure the funding required to achieve their scale-up goals. The inaugural Scottish Start-up Survey published last year found that 95 per cent of respondents said they needed extra capital to move their business forward, and seeing it as a bigger immediate concern than Brexit, for example.

Additionally, a study from Barclays published in November found that in 2016 the number of Scottish high-growth firms fell to 171 from the previous year. However, UK Chancellor Philip Hammond the same month unveiled in the Autumn Budget £2.5 billion for the British Business Bank, to support UK smaller firms looking to scale up and realise their potential.

Source: Scotsman

 

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UK consumers trapped in credit card debt for longer than thought

British consumers are trapped by credit card debt for longer than previously thought, according to a study by officials at the Bank of England and the City regulator, as unsecured borrowing reaches levels unseen since the financial crisis.

Analysis by the Bank and the Financial Conduct Authority showed it was common for people to remain in debt even after paying off one of their credit cards, as they shift debts from one lender to another. Previously, Threadneedle Street had believed that credit cards were paid off more quickly, particularly in relation to mortgages.

Nine out of every £10 of outstanding credit card debt in November 2016 was owed by people who were also in the red two years earlier, according to the study.

The analysis follows the rapid growth in personal borrowing on credit cards, loans and car finance, now rising at almost five times the rate of growth in UK pay. Households are finding themselves increasingly squeezed by meagre earnings growth and rising inflation, as the weak pound after the Brexit vote pushes up the cost of imported goods.

Bank data shows personal debts have risen to the highest level since before the credit crunch, reaching more than £200bn – with credit cards accounting for more than £70bn of the total.

Households are also facing a year of stagnant real earnings growth in 2018, which may push them further into debt should they wish to maintain their living standards.

Writing on the Bank Underground blog – where Threadneedle Street staff can air their views in public – the officials said: “Although a consumer may clear their debt on one credit product, it is not uncommon for them to remain in debt as they transfer balances, take out new credit products or draw down on existing credit lines, such as credit cards.”

The Bank has become increasingly worried about the boom in personal debt over recent months, forcing banks to beef-up their financial reserves to protect against any losses. It warned against reckless lending standards emerging after a period of economic stability since the financial crisis, saying Britain’s banks could incur £30bn of losses if interest rates and unemployment rose sharply.

The study found some crumbs of comfort for the Bank, finding that the growth in consumer credit had not been driven by people with poor credit scores – known in the finance industry as “subprime” borrowers. This would help to suggest that the growth in consumer credit has been less risky than feared.

But while the proportion of borrowers with bad credit scores remained roughly the same over the two years to November 2016, officials said there should have been an improvement because of the economic recovery over the same period of time, which points to banks still being at risk from bad debts.

Source: The Guardian

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UK house prices fall for first time in six months – Halifax

British house prices unexpectedly fell in December compared with November, their first decline in six months, mortgage lender Halifax said on Monday, adding to signs of weakness in the country’s housing market since the 2016 Brexit vote.

House prices slipped by 0.6 percent month-on-month after a 0.3 percent rise in November, Halifax said.

Economists taking part in a Reuters poll had expected prices to rise by 0.2 percent.

On an annual basis, house price growth slowed to an annual 2.7 percent in the three months to December, weaker than a rise of 3.9 percent in November. The Reuters poll of economists had pointed to a 3.3 percent rise.

Shortly before the referendum decision to leave the European Union in June 2016, Halifax was reporting annual gains in house prices of around 10 percent.

The pound’s fall after the vote pushed up inflation and added to pressure on the finances of households. Furthermore, many businesses are holding back on investment decisions as they await clarity on Britain’s future relationship with the EU.

Samuel Tombs, an economist with Pantheon Macroeconomics, said the Bank of England’s first interest rate hike in more than a decade, made in November, was also weighing on the market.

“Halifax’s data suggest that the recent jump in new mortgage rates has poured cold water on a market that already was flagging,” he said.

Two surveys published earlier on Monday showed that British shoppers tightened their belts over Christmas, leading to the first year-on-year fall in spending since 2012, and leading businesses aim to do the same over 2018.

“The housing market in 2017 followed a similar pattern to the previous year,” Russell Galley, managing director of Halifax Community Bank, said.

“House price growth slowed, whilst building activity, completed sales and mortgage approvals for house purchase all remained flat. This has been driven by a squeeze on real wage growth and continuing uncertainty over the economy.”

However, a shortage of homes up for sale was likely to continue to shore up the market and Halifax reiterated its forecast for growth of between 0 and 3 percent in house prices in 2018.

Last week, rival mortgage lender Nationwide said its measure of British house prices grew last year at its slowest pace since 2012 and in London it fell for the first time in a full year since 2009.

Source: UK Reuters

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Sunderland social club could be demolished to make way for housing

A Sunderland social club could soon be a thing of the past if plans to demolish it and build new housing get the green light.

Proposals have been submitted to Sunderland City Council to bring down the single storey Farringdon Social Club, which is in Anthony Road.

Farringdon Social Club redevelopment of residential accommodation plans

Farringdon Social Club redevelopment of residential accommodation plans

Agent TTS Planning Consultants has said that if permission for the move is granted, residential accommodation will be built in its place, although there are no concrete plans for what type of housing would be created at this stage.

The application reads: “The application site is currently a social club and therefore the proposal for residential accommodation would be the development of brownfield land.

“The site is also within a highly sustainable location being within short walking distance to shops, services and public facilities. “Farringdon Primary School is directly north of the site with St David’s Church immediately to the west.

Farringdon Social Club redevelopment of residential accommodation plans

Farringdon Social Club redevelopment of residential accommodation plans

“There are a number of shops and facilities on Ashdown Road to the south of the site, which includes a Post Office, The Dolphin public house and Gills Golden Fry fish and chip shop. “There is also access to good public transport links with bus stops on Ashdown Road and Allendale Road which are a short walk from the application site.”

The time of accommodation which could be built on the land should the club be demolished is not specified in the plans. The application added: “A proposed layout for a residential scheme would very much depend on the type of development which would eventually be brought forward.

“It is considered necessary that a strong frontage is created along the main highway of Anthony Road. “Therefore it would be suggested that whether apartment blocks or individual houses/bungalows are brought forward, the built form would be built up to the main road, creating parking and garden/amenity areas to the rear of the site.

“It is considered that a suitable residential layout can be delivered which would offer a strong built form in the Farringdon area.” The application adds that a residential scheme would create an improvements in terms of an environmental impact on the surrounding area, with less noise if the social club was demolished.

No-one from Farringdon Social Club or TTS Planning Consultants could be contacted for comment. The application, which can be viewed on Sunderland City Council’s planning portal, is set to be decided on by February 13.

Source: Sunderland Echo

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Brexit: why the UK economy hasn’t led to buyer’s remorse

We’ve all been there: that moment when you get home and realise you didn’t want that new jumper and couldn’t really afford it either. It is known as buyer’s remorse, and it was a concept that gave the remain camp comfort as it reeled from the shock of defeat in the EU referendum vote in June 2016. In the context of Brexit, buyer’s remorse meant that people who had voted to leave would quickly regret what they had done because the economy would plunge instantly into the stonking recession predicted by the Treasury in the run-up to the plebiscite. Project Fear was actually Project Reality, it was said, and before too long Brexit voters would be clamouring for the chance to think again.

No question there were those in the remain camp who, despite the obvious flaws in the European project, genuinely thought nothing good could ever come of Brexit and it would be the poor and the vulnerable who had voted leave who would suffer most from what they saw as its inevitable baleful consequences. There was, though, a snobbish and nasty subtext to the buyer’s remorse theory, which was that the plebs were too dumb to know what they were voting for.

Yet it was always a long shot that a second referendum would come about by these means and so it has proved. Eighteen months on and there has been little sign of buyer’s remorse.

In part, that is because people voted remain or leave in the referendum for complex reasons. The referendum was never just about economics, and in retrospect it was a strategic blunder on the part of the remain camp to fight only on what the vote would mean for GDP per head and house prices.

Another reason why buyer’s remorse has not set in is that the country – or rather the part of the country (by far the bigger part) that is not obsessed with Brexit – has moved on. There are Brexit fanatics, there are remain fanatics, and in between there are millions of people who were asked for a decision in June 2016, made it and now expect democracy to take its course. They have switched off from Brexit in just the same way that they switch off from politics between general elections.

But buyer’s remorse strategy required the UK to fall into recession and it has not come remotely close to doing so. The economy’s performance has been lacklustre – especially in comparison with other major developed countries – but buyer’s remorse would have required the economy to contract sharply and for unemployment to rocket. Something equivalent to 2009 – when the economy shrank by more than 4% – might have done the trick. Instead of which the economy is growing slightly below its long-term trend and unemployment has fallen to a 42-year low. The absence of economic Armageddon has simply reinforced the lack of trust in expert forecasters.

The stickiest patch for the economy since the referendum was in the first half of 2017, when inflation rose sharply as a result of the depreciation of the pound triggered by the Brexit vote, and even then growth averaged 0.3% a quarter. Since then, things have picked up a bit and, with inflationary pressures abating activity, is likely to remain reasonably firm in 2018. Expectations for the global economy are being revised up and that will help UK exporters of both manufacturing goods and services. Some of the exuberance in stock markets is froth, but one thing can be said with confidence: 2018 is not going to be another 2009. The tide turned for the global economy around the time of the Brexit vote and the upswing will continue for some time yet.

There are a few reasons for the changed mood. Prolonged stimulus in the form of record-low interest rates and the money-creation process known as quantitative easing has been one factor. Another has been the improved financial position of the banks. A third has been the natural rhythm of the business cycle, which means that even cautious firms have to start investing because their existing equipment packs up or becomes obsolete. For all these reasons, animal spirits started to revive. Firms that had made it through the Great Recession decided that things were going to get better rather than worse. They got fed up with being fed up.

This does not mean that the world has been magically transformed and that all the problems that have dogged the past decade have magically gone away. Far from it. Those deep structural problems – the over-reliance on debt to support consumption, a lost decade of productivity growth, growing income inequality – have not gone awayand are merely being disguised by a strong cyclical upturn. A period of solid growth creates a more benign climate in which some of those weaknesses can be addressed. It remains to be seen whether the opportunity is taken.

That is particularly true of Britain where the big story of the past decade has been dismal productivity. Had growth in output per head since 2008 continued on its pre-recession trend, living standards would be about 20% higher by now. Not even the most pessimistic predictions for the long-term impact of Brexit expect it to be that costly.

All of which brings us to the final problem with the buyer’s remorse theory: its proponents have spent so much time banging on about how terrible Brexit will be that they have neglected to come up with any solutions for tackling the reasons people voted for Brexit in the first place: low wages, job insecurity, the feeling that they were not being listened to. Remainers have latched on to any piece of negative economic news – no matter how trivial – in the hope that this will lead to change of heart among leave voters. But they have struggled to sketch out a plan for dealing with Britain’s structural economic problems, which were there before 23 June 2016 and will still be there whether or not the referendum result is overturned.

Constantly accentuating the negative without coming up with any solutions to Britain’s chronic balance of payments deficit, its north-south divide and its reliance on debt-fuelled growth has helped create the impression that some remainers would welcome a stiff recession because it would bring voters to their senses.

Remainers do themselves no favours when they over-hype the bad economic news. They may be better off pointing out that the part of the global economy that most outperformed expectations in 2017 was the eurozone and that Mario Draghi has done a brilliant job as president of the European Central Bank in disguising the single currency’s innate flaws. The UK economy will do better than expected in 2018. That it will do better partly as a result of a stronger eurozone is one of life’s ironies.

Source: The Guardian

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Can UK property market continue to be a government cash cow?

As the UK property market looks set for a period of subdued growth in the short to medium term, can the sector still deliver growing tax revenues to the UK government? This is a question which will be on the lips of many politicians who have continually milked the UK property market for increased tax revenue in times of economic stress. The opportunity to paint buy to let investors as investment opportunists was grabbed with both hands by the UK government – with all political parties happy to increase tax obligations for private landlords. However, will the government still be able to milk the sector in the short to medium term?

FRAGILE GROWTH

Even though the London housing market is set to underperform the rest of the UK, it is easy to forget that it has far outperformed the UK market in general for many years. There have been signs of London homeowners selling up and taking advantage of the “London premium” to acquire larger properties in areas outside of the capital. This could to a certain extent soften the blow for regional markets over concerns regarding the UK economy and Brexit in the short to medium term. However, even the most opportunistic of forecasts in the short to medium term do not offer very attractive growth scenarios.

TINKERING WITH STAMP DUTY

In recent times we have seen political parties right across the UK attempting to tinker with stamp duty as a means of “attacking the rich” and defending those at the lower end of the property market. The likelihood is that these moves were simply a way of currying favour with voters in the UK but there is only so much tinkering you can do before you milk yet another tax cow dry.

The situation with buy to let investors is even worse with a significant increase in tax liabilities in recent years. We know from a variety of surveys that some buy to let investors will be taking a sabbatical from the UK market to wait and see how things pan out. So, these two particular tax income streams are under pressure and likely to deliver reduced returns in the immediate future.

WHO REALLY PAYS FOR INCREASED PROPERTY TAXES?

While every politician will suggest that a tax on property investors is a tax on economic growth in the UK, this is not necessarily the case. The simple fact is that if you have a product which will cost you more to “produce” in the future then you simply increase your price and the end user will subsidise the increased costs. In this particular instance it is the private rental market which will have to bear the brunt of recent tax rises. Indeed the recent attack on those acquiring second homes/holiday homes could also backfire with local house prices likely to consolidate together with a potentially detrimental impact on local economies.

SHORT TERMISM DOES NOT PAY

Rightly or wrongly, each government in the UK can only look to the short term to consolidate its position with the voting public. An increase in taxes to subsidise public services, tax on the rich to curry favour with voters and constantly milking the property/housing market cash cow may grab the short term headlines but they can do long-term damage. Investors quite rightly demand a level playing field where they can visualise costs in the short to medium term as well as prospects for the UK economy.

The more taxes heaped onto the property market the less incentivised investors will be to invest and with UK interest rates starting to rise, albeit slowly, there will come a point where the risk/reward ratio for investment in buy to let property becomes unattractive. In the short to medium term at least, it does look as though the UK government has milked the housing/property market to the extreme and may need to look elsewhere for new tax income streams.

Source: Property Forum

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Buy-to-let remortgage spike expected in April

The industry is expecting a surge in buy-to-let business in April 2018 – two years on from the rush to get deals done before the 3% stamp duty surcharge was introduced.

A number of people took out 2-year fixes before April 2016, meaning a significant amount of landlords will be looking to refinance around that time this year.

Geoff Hall, managing director of Berkeley Alexander, said: “In the insurance world, I suspect there’ll be quite a lot of activity around Spring on buy-to-let.

“There was a change of regulation in April 2016 so there was a rush to do buy-to-let mortgages.

“A lot of those mortgages will be on a 2-year fix and they’ll be expiring on April 2018 so they’ll be a lot of buy-to-let mortgage activity around then.”

Estate agent chain Haart reported a 35% increase in property exchange activity in the last week before the regulation was enforced at the beginning of April 2016.

Paul Brett, managing director of intermediaries at buy-to-let lender Landbay, said: “I agree with him. I think it was very, very busy two years ago because of that and lots of 2-year deals will be coming to maturity.

“It still may not be as attractive as refinancing. The main thing for brokers is to keep their eyes on the ball in terms of interest rates and products and to widen their horizons, not to keep with the same lenders.

“There are several not as prominent lenders, but with attractive rates and products.”

Kevin Paterson, managing director at The Source, also agreed but thought there may be more activity in other areas, for example insurance.

He said: “There was a spike in new business then so there would be a spike in remortgage activity April this year.

“The interest to me is not just remortagege, but across the market.

“Are we going to see some buy-to-let insurance come to the end? That’s something to be aware of. It’s worth brokers seeing what business they did and deciding on what’s their action plan and what they’re doing about it, like looking to rebroke to a good deal.”

Paterson added: “An interesting counter point to a spike in remortgage activity, is we may we also see a spike in more properties coming onto the market as some of the amateur landlords may leave, which may be a boost for the housing market.

“They might come out and dump the property and not have to pay stamp duty.”

Despite predicting activity in April this year, Hall doesn’t expect the year to be much different overall.

He said: “I don’t think we’ll see a great deal of change this year. It’s going to be too early to see what happens with Brexit.

“I don’t think there’ll be a huge pick up point in the economy this year because of Brexit but I don’t think there’s going to be a massive dip.

“I’m hoping that interest rates don’t go up too far. I think that would be a big mistake if they do.”

Source: Mortgage Introducer

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Housing Minister confirms that UK needs a better housing policy for older people

The UK needs a better housing policy to deal with the needs of older people whether they want to stay in their own home or rent, the Housing Minister has confirmed.

Giving evidence recently to the Communities and Local Government Committee in Parliament, Alok Sharma admitted that the whole issue about housing for older people is very much an emerging area.

He said there is currently no ‘joined up’ policy and there is a need for better planning for home and the Department for Communities and Local Government (DCLG) is currently working on guidance for local authorities for housing for older people.

‘This is not really a question of one size fitting all. People will have different needs. Some will want to stay in mainstream housing. 96% of older people are currently in mainstream housing, others may want to look at sheltered housing,’ Sharma told the committee.

He acknowledged that the Government need to make sure that there are more homes built that older people would want to move into as well as making sure that the homes that are currently in place are effectively fit for purpose.

He pointed out that there is a disabled facilities grant that is available to people who are eligible to make adaptations to their homes and gardens to allow them to live longer in their own properties. It can be used, for example, to update heating systems and improve insulation and is available to tenants as well as home owners.

Sharma also explained that officials are trying to widen the scope of planning guidance on home building for older people and getting charities and local authorities to talk to each other and to get their thoughts on how the guidance could actually be structured.

The committee heard that at a time when more older people are renting homes, then any policy on housing for the older generation needs to take the private rented sector into account. Figures suggest that 200,000 have joined the private rented sector in the last four years alone.

Sharma confirmed that landlords need to be included in the policy going forward. ‘If there are adaptations to be carried out, it is about making sure they are carried out. I would just say that I would expect that landlords would actually find it quite a positive thing if adaptations were put in to a building, because it is entirely likely that might enhance their ability to rent the property further to other people with similar needs,’ he said.

Source: Property Wire