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UK productivity growth hits six-year high after weakest decade since 1820s

Britain’s economic productivity perked up in the three months to the end of September, growing at its fastest rate in more than six years, in contrast to its historically weak performance over the previous decade.

Productivity in Britain has stagnated since the global financial crisis even more than in most other advanced economies, and has played a key role in squeezing Britons’ living standards.

Over the past 10 years productivity growth was the weakest since modern records began and appears to be the slowest since the early 1820s, when Britain was emerging from the Napoleonic wars, the Office for National Statistics said on Friday.

During the third quarter of 2017, output per hour worked grew by 0.9 percent compared with the three months before, its first rise since late 2016 and the biggest increase since the second quarter of 2011, the ONS said.

However, the upturn reflected a fall in the number of people in work over the period rather than strong economic growth, which was a lacklustre 0.4 percent.

Britain’s economy slowed last year, despite strong global growth, as the plunge in the pound that followed its 2016 vote to leave the European Union triggered higher inflation that hurt consumer spending.

The uncertainty generated by Brexit has also weighed on businesses’ willingness to invest.

UNCERTAIN OUTLOOK

Productivity dropped in the first half of 2017 as businesses hired staff faster than they increased output. Compared with a year before, third-quarter productivity was just 0.8 percent higher, less than half its pre-crisis growth rate.

Late last year Britain’s government forecasters revised down their long-run productivity forecasts to around 1 percent a year, after previous expectations for it to pick up to nearer 2 percent were repeatedly disappointed.

A weaker productivity outlook also drove the BoE’s decision in November to raise interest rates for the first time in more than a decade, as it judged the economy would struggle to grow much faster than 1.5 percent a year without creating excessive inflation.

That said, Friday’s data showed unit labour costs – a measure of how much it costs to produce a given amount of output, and a key driver of inflation – rose by the least since the second quarter of 2015, increasing 1.3 percent.

Howard Archer, an economist at forecasters EY ITEM Club, said productivity was likely to have recovered further in the final three months of 2017. Early indications suggest growth remained solid while the number of people in work fell.

But he was less positive about the longer term.

“A major risk is that prolonged uncertainty and concerns over the UK’s economic outlook ends up weighing down markedly on business investment and damages productivity,” he said.

Britain’s government has launched repeated efforts to boost productivity, and says past weakness is partly due to strong job creation, which has pushed unemployment to its lowest in more than 40 years.

ONS data also show a drag from the declining North Sea oil and gas sector, and from heavy losses in financial services after the global crisis. Low investment and inconsistent management quality also weigh on productivity, economists say.

Source: UK Reuters

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Average rents in UK increased by just 0.56% in 2017, latest index shows

Average rents in the UK rents increased by 0.56% in 2017 to £1,196 but fell in London and nationally were flat month on month, the latest buy to let index shows.

The biggest annual growth was in Wales with a rise of 1.36% taking average rents to £643, followed by Scotland with a rise of 1.18% to £729. Rents were up 0.75% in Northern Ireland to £563 and by 0.5% in England to £1,227.

If London is excluded than UK rents increased by 1.29% to £759, according to the Landbay index. And it shows that the only place where rents fell year on year was in London with a drop of 0.8% to an average rent of £1,872.

Month on month rents were either flat or fell in December. There was a marginal 0.01% rise in England, a fall of 0.12% in Northern Ireland, a fall of 0.1% in Scotland, a fall of 0.06% in both London and Wales. UK wide rents were flat on a monthly basis but if London is excluded they increased by 0.03%.

A breakdown of the figures show that commuter towns around London have seen some of the biggest rises in rents. Some 17 out of the 40 towns ranked as the most popular London commuter hotspots have seen rents rise.

They have increased in these towns by 1.68% in the 12 months to December 2017, led by a rise of 2.06% in Cambridge and a rise of 1.58% in Brighton. But some commuter areas have seen annual rents fall, most notably Guildford, Reigate and Woking with a decline of 0.73%.

Landbay suggests that there are now signs that demand for low rent accommodation by longer distance commuters to London is pushing up rents in these areas. Some 31 of the 40 most popular commuter routes have seen rents rise by more than the UK average of 0.56%, and by as much as 2.15% in Southend on Sea and 2.06% in Cambridgeshire.

Only Slough, Buckinghamshire and Surrey have seen rents fall with declines of 0.04%, 0.31% and 0.73% respectively while Reading and Bracknell Forest have seen sub-average growth at 0.03% and 0.05% respectively.

According to John Goodall, Landbay chief executive officer, at a time when rents in London are falling, some people living in commuter towns may even be considering a move into London.

Source: Property Wire

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Buy-to-let: financial changes landlords need to watch out for in 2018

A look at nine changes that could affect the buy-to-let market in 2018 and what landlords should do about them.

A lot is changing for landlords in the coming years.

Simply Business has put together nine predictions for what will affect the buy-to-let market in 2018 and what you need to be thinking about if you own rental property.

1. You’ll need to focus on energy efficiency

New rules arriving on 1 April 2018 will mean that all new tenancies need to meet the Minimum Energy Efficiency Standard (MEES).

It will become illegal to let out a property with an Energy Performance Certificate (EPC) rating that is lower than an E.

That rule will apply to all existing rentals from April 2020.

So, 2018 is the year to focus on making sure your buy-to-let properties are energy efficient.

If your property currently has an EPC rating of F or G you need to act now to get it up to the new standards before April.

Even if your rental property has a reasonable EPC rating you may want to start considering cost-effective ways you can improve energy efficiency.

2. Tenancies could get longer

In the Autumn Budget, Chancellor Philip Hammond announced that there would be a consultation on how to incentivise landlords to offer longer-term tenancies.

Off the back of this, some experts are now calling for landlords to get tax relief if their tenants have longer tenancy agreements.

David Cox, chief executive of ARLA Propertymark – the trade body for the lettings industry – has said combining tax relief with a new housing court to speed up the eviction process would help encourage landlords to offer longer-term tenancies.

“Tax incentives and easier access to justice are the two key things which will give landlords the confidence to offer longer-term tenancies,” Cox told the Daily Mail.

“Therefore, a specialist housing court with judges who are housing law experts will both speed up the process and provide much greater consistency in judgements. Combining the housing court with tax incentives such as repealing the punitive restrictions on mortgage interest relief should provide landlords with both confidence in the legal system and financial incentives to offer longer-term tenancies.”

Over the year you can expect to hear more about how to encourage landlords to offer longer tenancy terms as the consultation progresses.

3. Rent-a-room changes

Chancellor Hammond has also called for evidence to show how rent-a-room tax relief could be better used to target long-term lettings.

At the moment, you can earn up to £7,500 renting out a room in your house before you have to pay income tax on the earnings.

The problem is the relief was designed to encourage people to let out a room in their home on a long-term basis, but the rise in popularity of short-term lets due to websites such as Airbnb has meant the relief is being used by homeowners looking to make a fast buck, not offer long-term accommodation.

Simply Business expect changes to the Rent-a-Room scheme in 2018 in order to make it more targeted towards long-term lettings.

4. Rent included on credit reports

The government wants technology firms to create tools that will make it possible to record rental payments on your credit history. The Rent Recognition Challenge starts this month and will run until October 2018.

The idea is that by including rent on credit reports it will help people get a mortgage, but it will also benefit landlords as they will be able to see whether prospective tenants have paid their rent on time in the past.

5. Stop using a letting agent?

A draft bill was published in November 2017 for a ban on tenancy fees. It shouldn’t be long until it comes into force and when it is done many landlords may stop using letting agents.

In fact, research from Paragon has found that almost a third of landlords may abandon letting agents if tenancy fees are banned.

Will you be one of them? Vote in our poll and share your thoughts on letting agents in the comments section below.

6. Arrival of a rogue landlord database

A database of rogue landlords and letting agents is expected to go live in April 2018. It has been delayed from October 2017, but hopefully, it will appear in the spring.

Only local and central government will have access to the database when it is launched and it will include those with criminal convictions and any landlords or letting agents who have been issued with banning orders for a range of offences.

7. You may need a licence for your HMO

The government is also expected to target rogue landlords with new tougher rules on houses in multiple occupation (HMOs).

At present, all large HMOs need a licence, but this could be expanded to far more HMOs if new rules are introduced to remove the three-storey minimum rule on what qualifies an HMO for the licence requirement.

This could mean that HMOs of five or more people, regardless of the number of storeys, will need a licence. That would mean the number of properties needing a licence would soar from 60,000 to 175,000.

8. Streamlined dispute resolution

Sajid Javid, the Communities Secretary, has announced plans to make it a legal requirement for landlords to belong to an ombudsman redress scheme.

Javid wants to create a single Housing Ombudsman that replaces the four current systems. The plan should be good news for landlords as it should improve dispute resolution with tenants.

9. Tax relief will shrink

This year tax relief on mortgage interest payments will continue to shrink. There will be a gradual tapering down of the tax relief that allows landlords to offset the cost of mortgage interest payments against their rental income before they pay income tax.

It will fall to 50% in April, then 25% in April 2019 and 0% in April 2020.

Source: BT.com

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Brexit failing to dent brisk commercial property sector

BREXIT-induced political turbulence will fail to dent the stability of the commercial property market as long as demand continues to outstrip supply, according to industry experts.

Following an unexpectedly brisk environment in 2017 which saw a surge in transactions volumes across Scotland’s cities, uncertainties caused by the UK’s departure from the European Union are likely to peak in 2018.

David Melhuish, director of Scottish Property Federation (SPF) said the wider issues on Brexit were “too clouded for a real picture” to emerge in the sector.

But he warned: “Clearly there is a mark down for the economy and that is probably the single biggest issue affecting real estate as we are a factor of the wider economy and therefore continued low growth will dampen demand and opportunities for the sector.”

Miller Matheson, executive director at CBRE Scotland, said: “We’ve been used to working under the cloud of political uncertainty for so many years up here that adding Brexit in hasn’t made a material difference over the course of the year.

“Clearly Brexit will come more into focus but that said, it’s hard to see how it’s going to derail what is a relatively stable situation at the moment.”

That stability has seen strong transaction volumes in Glasgow and Edinburgh, while in Aberdeen, there have been signs of investment returning after the oil and gas downturn began in 2014.

Mr Melhuish said that with little new space delivered across Scotland, the strength of the market has put upward pressures on rental prices.

“The lack of new office development or even redevelopment in the centres of Glasgow and Edinburgh looks set to continue as developers have to work hard to access finance,” he said.

Alasdair Steele, head of Scotland commercial at Knight Frank, said that Edinburgh – driven by the St. James Quarter development – would go from strength to strength in 2018, but its biggest challenge would be bringing forward new developments.

“There are currently precious few [developments] to alleviate the disparity between supply and demand in Edinburgh city centre, with the former at near all-time lows and the latter at a historic high,” he said. “That dynamic has created a strong buying market, with huge demand from investors.”

Overseas investors continued to dominate the market in 2017, and signs indicate this is set to continue, though institutional investors from the UK are looking north once more.

And this is something which may be required to keep the market buoyant after the Chancellor moved to scrap corporation tax relief on foreign owners of commercial property – with some exceptions, such as pension funds.

“Perhaps the most interesting aspect of the year is the return of UK money to Scottish markets, with the UK’s institutional funds again being active and reversing roles with overseas capital,” said Mr Melhuish. “This could be crucial with changes to tax rules for overseas investors on the cards.”

Mr Matheson said these funds would likely stick to lower risk products however.

“You’ll find [UK investors] bidding for offices let on long-leases for the government, or annuity type investments,” he said. “Because there is such a shortage of them UK wide, if they come up geography doesn’t come into it.”

These properties include New Waverley in Edinburgh, which was let to HMRC on a long-term basis, having been funded by Legal & General. In Glasgow, 3 Atlantic Quay, let to the UK Government, has also drawn the interest of annuity funds.

“For anything of any scale the majority of interest is overseas,” added Mr Matheson, who noted that when the building which houses the Apple store on Buchanan Street was made available, all 12 bids were from overseas, from the likes of retail tycoons Stefan Persson, of H&M and Amancio Ortega, owner of Zara, whose property vehicle Ponte Gadea prevailed.

On the occupier side, demand continues to outstrip supply, a persistent challenge for the sector. “We are still facing a significant issue in Glasgow,” said Mr Matheson. “There are still no speculative new builds so we are relying on good quality refurbs coming through.”

In Edinburgh, there is more grade A progress with The Mint building on St Andrew Square, 2 Semple Street and Capital Square all at various stages of completion.

Mr Matheson said he expected those to be pre-let in the “not too distant future” while Quartermile 3 is now fully pre-let before completion – helped by the 65,000 square feet taken by financial services giant State Street.

“As offices, you very rarely even now get a genuine pre-let,” said Mr Matheson. “You’ll get things letting during construction, but before a shovel is in the ground, it’s very unusually to have it let.”

With occupiers facing a lack of choice, it is leaning towards an investors’ market, where in Mr Matheson’s words, they “don’t need to roll over and do a soft deal for occupiers, because they will do a deal during construction. Occupiers will come because there’s lack of competing product”.

The decision by the Scottish Government to change business rates applicable on vacant buildings has been welcomed by the industry – with developers no longer subject to rates until their first tenants move in. “Whether it’s enough to fix the gap between the development and the funding side remains to be seen, but it’s certainly a step in the right direction, because the developer risk was significant,” said Mr Matheson.

On the wider issue of the Barclay Review into business rates, which made 30 recommendations, Mr Melhuish said: “The implementation of the Barclay Review will begin in earnest [this year] and it will be vital to get this right if we are to achieve a working platform for commercial development growth.”

This will have a particular benefit in industrial builds, he said, noting that positive movement was likely in 2018 for the first time in a few years.

“Industrial development is marginal at the best of times in its viability, and when you added in that void risk there was no way, it just wasn’t a risk worth taking,” added Mr Matheson. “Take that out and all of a sudden the industrial sector looks a bit more popular”.

Mr Steele said he expected the industrial market to recover, with prices gaining on those available south of the Border. “We anticipate that gap closing as the market continues to heat up and yields sharpen,” he said.

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GBP USD and EUR USD close to multi-month highs

GBP: Thin runners

Although markets were thin yesterday with a lot of market participants opting for another day of festive rest, the pound was happy to run higher, predominantly against the USD. Cable hit a 3 month high yesterday and as of this morning sits about 0.5% away from its highest level since June 24th 2016; the day after the Brexit vote.

Yesterday’s UK manufacturing data showed that the sector continues to chug along at a decent rate buoyed by demand from export markets and domestic intermediate and investment sectors. UK goods are, courtesy of the weakened pound, on a Blue Cross sale at the moment but the news that providers to domestic consumers saw a slowing of demand will harden concerns over the outlook of the British shopper. Inflation within the sector remains at a high level too and we will have to keep a close eye on how much of this can be passed through to the end consumer and how much will have to come out of already stretched margins.
News from the construction sector is due this morning with the services sector reporting on Thursday. .

USD: Buttons and minutes

The dollar has recovered some of its 2018 losses overnight although remains weaker on the year still against the pound, euro, yen and most other major currencies.

Donald Trump is still playing a game of ‘my dad is bigger than your dad’ on Twitter vs Kim Jong Un. Following the North Korea leader’s announcement that the nuclear button “is always on my desk”, Trump tweeted “Will someone from his depleted and food starved regime please inform him that I too have a Nuclear Button, but it is a much bigger & more powerful one than his, and my Button works!”
Tonight’s Fed minutes release is from December’s meeting that saw the Federal Open Markets Committee hike interest rates for the 3rd time in 2017. This meeting and decision had two dissenters on that move although growth expectations had been revised higher thanks to the then expected passage of the Republican tax plan.
Although we are in the early days of 2018, there is very little change in the overall market psychology from the 2nd half of 2017. As a result the age old back and forth of inflation, wages, the impact of the US deficit on costs will be in focus for much longer.

EUR: Stronger sellers when it comes to pricing

News from the overall European manufacturing sector was enough to push EURUSD to within touching distance of its highest level for some near 3 years. Within the manufacturing numbers pricing pressures are tipping back into the hands of sellers as opposed to buyers which is a good thing for those looking for higher inflation and therefore higher interest rates from the European Central Bank in time.
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16,000 first-time buyers saved money after stamp duty reforms, Government says

Stamp duty reforms announced in the autumn Budget have saved thousands of pounds for more than 16,000 first-time buyers, according to the Government.

The changes announced in November mean a stamp duty cut for 95% of all first-time buyers who pay it and no stamp duty at all for 80% of first-time buyers, with savings of up to £5,000.

Prime Minister Theresa May will be in Wokingham, Berkshire, on Wednesday to meet people who have benefited from the changes.

Ahead of the visit, Mrs May said: “I have made it my personal mission to build the homes this country needs so we can restore the dream of home ownership for people up and down the UK.

“In the autumn we set out ambitious plans to fix the broken housing market and make sure young people have the same opportunities as their parents’ generation to own their own home.

“This has had an immediate impact, with thousands of people already making savings thanks to our stamp duty cut, and over a million first-time buyers over the next five years are expected to save money that they can put towards a deposit, solicitors’ fees or furniture.”

She added: “We are building a Britain that is fit for the future and our message to the next generation is this – getting on – and climbing up – the housing ladder is not just a dream of your parents’ past, but a reality for your future.”

In the autumn Budget the Government abolished stamp duty altogether for first-time buyer purchases up to £300,000, and made this relief available for the first £300,000 of properties worth up to £500,000, providing help for people in higher value areas.

The Government claims that 16,000 first-time buyers have already saved thousands of pounds since the changes took effect and more than a million first-time buyers are set to benefit in total over the next five years.

It said the change builds on the steps already taken to help young people enter the housing market, including the Help to Buy scheme and introduction of Lifetime Isas.

Labour’s shadow housing secretary John Healey said the Government’s policy on stamp duty would just drive up prices.

He added: “Cutting stamp duty without the increase in affordable house-building that Labour has promised will only drive up prices, rather than help the millions of young people who want to buy a home of their own.

“The number of young home-owners is in free-fall but under the Tories the number of new low-cost homes for first-time buyers has halved and not a single one of the 200,000 ‘starter homes’ promised has been built.

“After almost eight years of Conservative failure on housing, homelessness has doubled, home-ownership has fallen to a 30-year low and the number of new social rented homes is at the lowest level since records began.

“It’s clear Theresa May has no plan to fix the country’s housing crisis.”

Source: BT.com

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Leeds relaunches mortgage calculators

Leeds Building Society has unveiled new versions of the mortgage calculators on its website.

The new versions of its online lending affordability calculator and monthly repayment calculator are designed to give a more accurate borrowing range and cover more types of lending like buy-to-let, second properties and lending to the self-employed.

Martese Carton, Leeds Building Society’s head of intermediary distribution, said: “These latest refinements to both calculators are part of ongoing improvements to make our service as easy and straightforward as possible.

“We work very hard to be responsive to feedback and have listened to intermediaries’ comments and the types of inquiries we regularly receive, which led to us extending the calculators’ functionality.

“The improved affordability calculator gives a more accurate borrowing range and now covers more types of lending, including buy-to-let, second properties and to self-employed borrowers.”

Source: Mortgage Introducer

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UK commercial property volumes to exceed £50bn in 2018

Sales in commercial property are tipped to exceed £50bn for the sixth year running this year.

Transaction volumes in the UK’s commercial property sector reached £55bn last year, according to Colliers International. The real estate firm expects volumes to remain above £50bn in 2018.

And, although the capital continues to benefit from its stock of skyscrapers and traditional office spaces, the flexible working trend is set to continue growing in the year ahead.

In London, WeWork’s presence is expected to reach 3.5 million square feet, which is likely to put pressure on landlords to provide more flexible working spaces.

Meanwhile, the industrial sector is forecast to continue its growth as retailers seek out warehouse space for online products.

Colliers International has predicted industrial assets will be the top-performers for the year, especially in London and the South East. The competition for space could also lead to mixed developments for homes and warehouses.

Mark Charlton, head of UK research and forecasting at Colliers International, said: “Property performance is likely to moderate in 2018 as pricing remains pressured and rental growth modest, but on the up-side, the market will become less volatile, offering attractive, stable returns for investors.”

And, foreign investors are likely to maintain their interest in the UK market due to sterling’s devaluation.

“With sterling likely to remain competitive against the US dollar, further new entrants, particularly from Asia, are expected to enter UK market, attracted by buy-side currency plays,” said Tony Horrell, chief executive for the UK and Ireland at Colliers International.

“The UK will also continue to benefit from ongoing questions surrounding US and Chinese foreign and economic policies, as its reputation as a safe, liquid and transparent haven for investment and will continue to attract global institutional money.”

Source: City A.M.

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Cheltenham house prices rise while Perth sees biggest fall as market slows

House prices in the Gloucestershire town of Cheltenham rose more rapidly than in any other part of the UK in 2017, while Perth in Scotland saw the steepest fall, according to data from mortgage lender Halifax.

Homes in Cheltenham, a former spa town on the edge of the Cotswolds, jumped by 13% during the year, up £36,033 to £313,150, nearly five times the average UK increase of 2.7%.

The UK housing market has slowed considerably compared with last year, when the national average growth rate was 7.5%. Now forecasters are predicting increases could slow to a halt in 2018 amid uncertainty over Brexit.

While 15 of the fastest 20 risers were recorded in London and the south-east, towns in Wales, Yorkshire and the East Midlands also made the top 20, unlike last year when the list was dominated by the capital and southern England.

The seaside towns of Bournemouth and Brighton were in second and third place respectively, both experiencing price rises of more than 11%.

Huddersfield in Yorkshire also made the top 10 with growth of 9.3%, while Swansea saw the biggest jump of any area in Wales, up 7.7% to £164,895.

The largest increase in cash terms was felt in the London borough of Richmond upon Thames, where a 7.6% rise in house prices saw the average home rise by £45,463 to hit £646,112.

The average in Richmond is now more than three times the price of a home in Perth the area that saw the largest fall in prices.

According to Halifax, which based its data on successful mortgage applications in 119 towns and 24 London local authorities, homes in Perth declined in value by 5.3%, or £10,125 in cash terms, to an average of £190,813.

That puts Perth at the top of a list of just 13 towns or city boroughs where house prices fell in 2017, eight of them in either Scotland or Yorkshire and the Humber.

“Generally speaking, property prices in these areas have been constrained by lower employment levels or relatively weaker economic conditions when compared to those areas that have seen house price growth,” said Russell Galley, managing director of Halifax.

Stoke-on-Trent saw the second biggest fall, down 4% to an average of £152,340, with Paisley in Scotland in third place, after a 3.6% fall to £123,665.

Other towns where house prices fell include Wakefield, Rotherham and Barnsley in Yorkshire, as well as Dunfermline and Aberdeen in Scotland.

While the vast majority of towns saw an increase in 2017, housing market commentators have predicted the steady increases seen in recent years could grind to a halt in 2018, particularly in London and the south-east, citing the twin spectres of Brexit and rising interest rates.

Of the two big lenders that operate closely watched price indices, Nationwide has said it expects property values to be “broadly flat in 2018, with perhaps a marginal gain of around 1%”.

Halifax allowed itself some room for manoeuvre by predicting UK growth in the range of 0% to 3%.

However, the prognosis for London – which according to the estate agent Savills has recorded house price growth of 70% over the past decade – is more downbeat, with many economists forecasting that prices in the capital will slide into negative territory.

According to a Reuters poll of 28 housing market specialists published last month, property prices will rise by 1.3% nationally, but fall by 0.3% in London. The former figure is less than half the current rate of consumer price inflation.

Forecasters have pointed to economic and political uncertainty leading up to the UK’s exit from the European Union in 2019, as well as the rising cost of mortgages if the Bank of England raises the base rate again, having increased it for the first time in a decade from 0.25% to 0.5% in November.

Such predictions are likely to be welcomed by the burgeoning numbers of aspiring first-time buyers who currently cannot afford to join the housing ladder.

However, shortages of homes for sale and continued low levels of housebuilding are likely to support prices, while last month’s abolition of stamp duty for all homes up to £300,000 bought by first-time buyers could provide a boost to those looking to get on the ladder – provided it does not push up property values.

Source: The Guardian

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Crawley Buy To Let Property Investor Fined For Illegally Evicting Tenants

A Crawley buy to let property investor has been fined after being found guilty of illegal eviction, having discarded his tenants possessions and changed the locks of her rental property.

Mitesh Patel, 44, of Chanctonbury Way, Southgate, Crawley, was fined £1,700 for his offence. He had dumped the possessions of his tenants, a couple he was attempting to evict, on the lawn outside their rented flat. He had also changed the locks to the property to prevent them from returning.

Mr Patel was also ordered to pay costs of £3,000 for the offence, as well as £300 in compensation at Horsham Magistrates’ Court on December 18 for illegally evicting the Crawley couple from their home in his property. He was found guilty of breaching the Protection from Eviction Act 1977.

Crawley Borough Council explained that the couple had approached the council in order to report the eviction. The pair had returned to their rented property in February 2017, and were greeted with the sight of their possessions on the lawn outside their flat. They then discovered that the locks had been changed. Not only did the actions of Mr Patel breach eviction law, they were also caused serious distress to the tenants through his improper actions.

Mr Patel had pleaded not guilty to the breach of the Protection from Eviction Act 1977 in front of the court.

Crawley Borough Council has since helped the evicted couple to find alternative privately rented accommodation. This was done through the council’s ‘Rent Deposit Scheme.’

Council leader Peter Lamb spoke out about the case after the hearing. He commented: ‘Rogue landlords cannot just evict privately rented tenants whenever they want. They must follow the correct legislation and issue notices in the right way. Landlords who break the law now know that we are serious about protecting tenants’ rights.’

Source: Residential Landlord