Boiler Cover insurance saves landlords money and hassle

by Asif AliPosted on 26 March 2019

Studies suggest that landlord stress is growing year on year. Whether it’s dealing with difficult tenants or late rent payments, landlords face a number of worries.
However, it’s large costs for unexpected urgent repairs that can cause the biggest headaches. A call from a tenant saying they have no hot water and a possible boiler breakdown has to rank amongst high amongst the types of calls landlords do not want to receive!
Being prepared for such an emergency can be a lifeline at a difficult time. Our advice? If you are a smart landlord, get a Landlord Boiler Cover insurance and save yourself the stress.
Boiler cover is there to help the landlord if the boiler in any one their properties packs up. It ensures renters are not left without heating for longer than is absolutely necessary, saves the landlord money and, just as importantly, removes a whole lot of stress.
As a landlord, it is your responsibility to ensure your tenants are not left without heating, but repairs to a boiler can be expensive. Costs can be as high as £2,000 which is why a good landlord boiler insurance policy can be vital.

Choosing the best landlord boiler cover

As with any other insurance product, ‘you get what you pay for.’ Basic options will leave you with only limited cover, but will cost less per month, while the most expensive premiums will ensure all your bases are covered.
In general, you’ll have two options:

Boiler cover only: This is a relatively affordable option and will only cover you for the cost of repair to your boiler. Other costs, such as repairs to your pipes, will not be included.
Boiler and central heating cover: This insures your entire central heating system including your boiler, pipes, radiator and central heating pumps. It costs more each month but offers the most extensive cover.

You might also choose home emergency cover. This is cheaper than the other options and provides cover for various emergency repairs for your property, including your boiler. This, though, only covers to a limit of £500 which will only insure you for the most basic repairs.

Deciding on the best policy

Boiler cover insurance is often included as part of your wider landlord insurance products. This can be a little cheaper, but it doesn’t always ensure you get the best policy for your situation. Taking out a separate policy will give you a chance to tailor it to your needs. Your energy supplier may also offer boiler cover as part of the service. Again, this takes away some of the stress, but you may not get the best deal for you as a landlord.
You can choose the level of excess you pay – namely the amount of money beyond which you will pay for repairs. This can save day to day costs, although you will need to be certain that you can afford to pay the excess in an emergency.
Many services also include landlord boiler cover with CP12 excess. This policy includes the annual inspection for a gas safety certificate and an annual boiler service, and can be a good way to reduce the burden of fulfilling your obligations. Some insurers, though, may require you to check your boiler with a Gas Safety engineer before they will give you boiler cover.

Things to think about

The costs of boiler cover can vary from around £5 to £20 per month so it’s worth shopping around to find the best deals. Some insurers may not be willing to cover you if your boiler is older than seven years. There are various schemes to encourage you to replace an old boiler with a more energy efficient new boiler which cost less to run and reduce your carbon footprint.
Most of all, this is a low stress way to meet your obligations as a landlord. You have to make all reasonable efforts to provide a good environment for your tenants. Landlord insurance isn’t mandatory, but it will provide peace of mind, save you from call out charges and that can be worth the money alone.

Landlord Gas Safety Certificate | Why Landlords Need it

by Asif AliPosted on 26 March 201910 March 2021

It is illegal for a landlord to rent out their property without a gas safety certificate.

A landlord’s gas safety certificate is a legal requirement and a crucial piece of documentation which proves your gas appliances were checked by a qualified gas safety engineer within the last twelve months. It’s a vital part of your legal duties to ensure you provide your tenants with a safe environment to live in.

Here’s what it involves, why you need one, and how to find a qualified engineer.

About the gas safety certificate

As a landlord, you have a host of legal obligations to your tenant, but providing a gas safety certificate is arguably the most important. It is your documented proof that flues, appliances and all relevant fittings have been checked by a gas safety qualified engineer within the last 12 months.

It is also widely known as the CORGI Proforma or CP12 and dates back to the days when CORGI was responsible for ensuring the safety of all gas appliances in a property. Since 2009, the responsibility belongs to the Gas Safety Register, which contains the official list of gas engineers who are legally allowed to work on gas appliances in the UK. These are the only people qualified to carry out their checks and you can find a list of qualified engineers in your area on their website.

It makes good sense as a Landlord to take out an annual gas service contract as this ensures your gas appliances are in tip top condition and likely to last longer. Getting the annual gas safety check renewed can be easily completed as part of this annual service.

Having a service contract in place also gives your tenants peace of mind as it shows you are taking your Landlords’ responsibilities seriously and can quickly get boiler and other gas appliance equipment fixed easily should an issue arise.

This will also give your tenants a separate point of contact with the company you take out the service contract with should a gas emergency occur.

How long does a gas safety certificate last?

Each CP12 certificate lasts for 12 months and should be given to your tenants within 28 days after the previous certificate expired. You should also provide one for any new tenants before they move in or within 28 days of them moving in.

How long must the landlord keep the gas safety certificate once it has expired?

You should keep hold of all your old ones for at least two years, so you can demonstrate a history of compliance if you need to.

What if the landlord doesn’t have a gas safety certificate?

If landlords do not fulfil their gas safety obligations, they may be liable to a fine and you may have further protections as a tenant if they try to evict you.

What if the tenants owns their own gas appliances?

If tenants have brought their own appliances with them, they are their responsibility. Landlords are only required to look after the flues and fittings. Even so, in the spirit that it’s better to be safe than sorry, it’s probably worth including them in a check.

What should an inspection include?

Each annual gas safety inspection will check any equipment or appliance that uses gas. This includes gas supply, gas boiler, and any gas fires
The inspection should also include the following:

Check appliances for tightness and safety regulations
Ensure there is sufficient provision for ventilation
Check burner and gas pressures against the manufacturer’s data plates
Check the flue flow to ensure the removal of combustible products
Monitor standing and working gas pressure
Safety devices must be checked to ensure they work safely and you should also check for any misuse of gas devices or items

How much does a landlord’s gas safety certificate cost?

The Gas Safety Regulator does not oversee the price of a gas safety inspection. As a result, costs can vary considerably depending on who you’re going with. It’s a good idea, therefore, to shop around. Don’t go with the first name appearing in your search – try to draw up a shortlist of about three.
It’s also worth ensuring you go with the best people possible. Gas Safety Engineers are registered professionals so the chances are that you’ll be working with someone reputable, but even so, some will be better than others. You might go by word of mouth recommendations or try looking at reviews.

Carbon monoxide alarms

You are also required by law to fit a carbon monoxide alarm in any room used for accommodation in which solid fuel is used. So, if there is a fireplace or a wood burning stove, it’s important to have one in the same room. The only exemption is if the open fire is purely decorative and is unusable, in which case you will probably not need a Carbon Monoxide alarm.
The landlord’s gas safety certificate shouldn’t take too much time or money to arrange, but it is an important box to tick. You can always check the Government’s renting website for more information about your obligations – or have a look around our blog for the latest guidance.

Landlord Rent Guarantee Insurance – How to protect your rental income

by Asif AliPosted on 14 March 2019

Landlords have to jump through hoops to make sure they comply with all the complex rental rules and regulations. You’d hope that after doing all the credit checks and taking tenant references and deposits, your rental income will just start building up nicely. This is often the case, but sometimes things can go pear-shaped and a tenant defaults on their rent.
There are a number of reasons why rents might stop coming in. Whatever the circumstances, at Howsy we thought through all of them and came up with a solution that protects your rental income and gives you peace of mind. Landlords, meet Howsy Protect!
While it matches or beats the cost of a standard property management service, the Howsy Protect plan provides a far higher level of service to you and your renters. Here’s a drill-down:

Rent arrears and Rent Guarantee Insurance

One in two landlords will have to deal with renters getting into arrears during the course of a year, according to the National Landlords Association (NLA). When you rely on rent payments to pay your mortgage or other expenses, things can quickly turn into a disaster for you.
If the renter fails to pay the rent due within 5 working days, then Howsy guarantees to pay the rent to you*.

We’ll pay the rent arrears whilst your tenants still occupy the property, for up to 12 months.
You’ll always receive each month’s rent, even if the tenant does not pay.

If a tenant can’t or won’t pay the rent, you will need to begin the eviction process. This is typically an expensive and time-consuming process, but with Howsy you can forget about the hassle:
We’ll handle the eviction procedures for any breach of tenancy**, including anti-social behaviour, and cover the costs

Legal expenses up to £50,000
Covers rental income up to £3,000 per month

*Terms and conditions apply
**in respect of any material breach of the tenancy agreement by the tenant

Howsy will also find new tenants quickly through our Tenant Find Services.

Accidents & disasters

Unexpected accidents such as a pipe bursting during a spell of very wintry weather or an appliance fire due to a fault could mean your renters have to leave and stop paying rent while the damage is fixed. Here is what Howsy Protect landlord insurance gives you:

Cover up to £1,000 per claim
Provides access to a nationwide skilled contractor network and 24/7 emergency helpline
Failure of, or damage to, plumbing and drainage system, including the toilet(s) which causes internal water leakage; flooding; or water damage
Complete failure of the primary heating system
Repair or replacement of any damaged section of internal gas supply pipe following a gas leak
Where an emergency renders your home unsafe according to our approved contractors, the cost of alternative accommodation for your renters is covered
Removal or extermination of grey squirrels; hornets; wasps; rats and mice.
Damage to the roof resulting from adverse weather conditions, or falling trees or branches.
Failure of, or damage to, external locks where you are unable to access your home, or are unable to secure it.
Boiler cover in the event your domestic boiler is declared beyond economic repair subject to insured event:

– £300 contribution if the boiler is under seven years old (sourced by supplier)
– £150 contribution if the boiler is over seven years old (sourced by supplier)

30 day initial exclusion period

Broken Appliances

Unexpected costs of repairing or replacing an appliance can leave a dent in your profits. Howsy Protect covers two appliances of your choice (including white and brown goods) under our own group insurance policy.

Choose & protect 2 appliances – we will collect the appliance details from you when you join Howsy Protect
Our group policy covers up to £750 per claim
Mechanical and electrical breakdown or accidental damage
All repairs will be carried out by the Whitegoods Trade Association Engineer Network – UK’s largest trade association of domestic appliance engineers
Unlimited claims up to the value of the annual cover limit (£3000)
Parts, labour & call out fees included
There’s a 45 day initial exclusion period

Howsy Protect also covers two hours of Handyman time per year, for any renter reported repairs that affect enjoyment of the property. Anything from appliance installation to blinds and curtains fitting and cat flap installations!
There are many other benefits of our Howsy Protect service for you to discover – from a free tenant find service that includes Premium Rightmove listing & professional photos, to your own ARLA account manager who oversees the management of your property at every step.
If you’d like to know more about Howsy Protect, take a look at our website and don’t hesitate to get in touch!
Our friendly team are on hand to offer any further advice you may need, or to get your property on the market and looking for suitable renters! Call us on 0330 043 0183.

While Howsy offers Landlord Rent Guarantee Insurance for unpaid rent, Accident and Repair Insurance and Broken Appliance Cover, it is important Landlords still arrange their own buildings insurance if required for their property.

Are you getting your money’s worth from your letting agent?

by Asif AliPosted on 7 March 2019

If you’re using a letting agent for property management, you’re in good company – about 61% of landlords are in the same boat according to the NLA. After all, outsourcing to a qualified professional is a no brainer when there are over 400 rules and regulations for letting a property, and fines for noncompliance go up to £30,000.
But when you are paying 8-15% of your rental income – up to 26% in London, on a property management service, you want to be sure you’re getting the best service possible and you’re getting all the benefits you’re paying for. Below are the main things that define what a good property management service looks like. How many of these boxes does your current letting agent tick?

No hidden fees or secret clauses in your contract

Many landlords discover they’ll pay more than they thought when they receive a surprise bill – for something they never realised was chargeable. Among the extra costs and clauses you may find hidden in the small print are:

a ‘Tenancy Renewal Fee’ – you will be charged every time your tenant extends the tenancy beyond the initial fixed-term.
admin charges when new tenants go in
charges for tenancy agreements, telephone calls abroad, etc; while they might be normal, make sure you know what they are and you are happy with them
clauses that state a very long notice period of 6 months or more if you wish to cancel the agreement
estate agency fees clause – the agent will get a fee if the property is put up for sale and is bought by the tenant, even if the letting agent didn’t act as an estate agent for the sale

As a general rule, a good agent will have a clearly written contract and a clear pricing structure, with each cost broken down. Read your contract carefully and talk to a specialist if there is anything you don’t understand. If there’s a particular clause in your contract you’re unsure about, we’re happy to offer a professional opinion, give us a call on 0330 043 0183.

You receive thorough reports after each inspection

What’s in a good inspection report?

Are you receiving regular inspection reports from your agent or do you have to chase them up?
Because of the 2015 retaliatory eviction legislation (part of The Deregulation Act), it’s crucial to establish the exact condition of your property at regular intervals. After each inspection, you should receive a report that includes good quality photographs of all the areas inspected – so you can compare the current state of the property with the initial inventory.
The level of detail you get in an inspection will also tell you a lot about the quality of your agent. Beyond visible issues such as carpet cleanliness or furniture damage, does your agent pay attention to areas which could lead to costly repairs if action isn’t taken in time? Are kitchen worktops and baths sealed properly and is there water leaking under the sink?

How often should your agent do inspections?

Regular inspections are the only way to identify early problems such as leaks, unauthorised alterations, messy tenants or even illegal activities. Inspections should happen routinely, every quarter or at least every 6 months as an absolute minimum.
Overworked and understaffed agents try to cut corners wherever they can, and inspections are the first things to get skipped. In the most serious cases, the landlord finds out about a problem with their property once it becomes huge – police coming to dismantle a cannabis farm or a boiler exploding. In more common cases, disgruntled tenants will just leave at the end of a tenancy. When the landlord asks the lettings agent why the problems were never reported or resolved after inspections, it transpires the ‘promised regular inspections’ never happened.

No surprise charges for repairs

Are you crystal clear on what the agency has to run by you and what they’re just expected to do? Many agents will carry out emergency repairs without checking with you first, and if they work with their own repairs contractors -and receive commission from the repairer as a percentage of the repair cost, you might end up paying hundreds of pounds for something as minor as a light bulb change.

Set a limit for emergency repairs

Try to agree with your agent on a spending limit for emergency repairs they are allowed to do without notifying you – £200 or £300 is a reasonable amount, and make sure you are notified about all other repairs. Ideally, the agency should present you with a choice of contractors and allow you to choose the one you’re comfortable with, or they should be able to work directly with your preferred contractors if you give their contact details to the agent in advance.

Don’t settle for 1 price quote

Many landlords end up overpaying for a repair because they don’t have the contacts or the knowledge of how much the repair should cost. If you’re in that category and the agency pushes you to work with their preferred contractor, do a quick online search for prices in the area before you commit to the repair.

Your agent is always available

What are your agents’ opening hours? Are they open on weekends? Are they only 9 to 5 during the week?
Most people work during the day – longer hours nowadays, so usually enquiries are made during the weekend and after work hours. If your agent misses them, there’s a good chance the tenant would have found somewhere else by the time their call is returned. Broken boilers have a nasty habit of happening unexpectedly, often on weekends and during night time, so it’s important that your agent picks up and acts quickly, no matter what the hour.
How long does it take your agent to answer a query? People expect to hear from an agent almost immediately, often within an hour, but definitely within 24 hours. If it takes your agent long to answer, that should raise an alarm about their general service.

Your agent is fully regulated and in a professional body

Anyone can set up as a letting agent, without any qualifications or experience, and many landlords working with such ‘cowboy agents’ end up suffering. For an agent that knows what they’re doing and will keep you on the right side of the law, choose a member of the National Approved Letting Scheme, or one of the professional bodies that support it:
– The Association of Residential Letting Agents (ARLA)
– The Royal Institution of Chartered Surveyors (RICS)
– The National Association of Estate Agents (NAEA).
All letting agents are required by law to be a member of one of three government-approved letting agency redress schemes. If they aren’t a member of at least one, they are operating illegally and could face prosecution The schemes are: Ombudsman Services Property, Property Redress Scheme and the The Property Ombudsman.
Also remember to check if your agent has client money protection in place. Sounds like a bad movie plot, but there have been instances where agents have ran off with tenancy deposits and rents. Without client money protection the landlord was left to repay the tenants, and couldn’t ask the tenants to pay rent again. A professional lettings agent should also have professional indemnity insurance which will cover them against the chance of being sued.

Switching letting agents isn’t as hard as you think

According to the PRS, property management issues were the most common reason for complaints received from landlords about their agents in 2017. Late payment of rent, bad repairs management, lack of communication, deterioration of the property, rude staff and long void periods between tenancies are all depressingly common.
Even when they are unhappy with their current agent, many landlords hesitate to make the switch. Some don’t want to deal with the hassle, while others don’t even realise that changing letting agents is a possibility.
Contrary to popular belief, you don’t have to wait until the end of a tenancy to change letting agents. The Tenancy Agreement is a contract between you and your renter, with the agent working on your behalf, so changing agent does not affect the legal rights or obligations of either party.
Tenants are usually the most affected by a defective property management, so it is likely they will be happy to see it replaced, and may even stay in the property for longer than they would have with the previous agent.
At Howsy, we have a lot of experience taking over property management, and our process is completely smooth and totally free for both landlord and renter. We’ll work with your current letting agent to manage every aspect of the transfer, from agreements to deposits to liaising with the renters. If you’re unsure about your contractual obligations with your current agent, we also offer a free legal helpline.
If your current agent doesn’t exactly tick all the boxes and you’re looking for a better solution, give us a shout over at Howsy. We’re a friendly bunch and we’re happy to share experience and advice anytime. Call us on 0330 043 0183.

Getting your house ready for renting

by Asif AliPosted on 7 March 2019

People become landlords for different reasons… Maybe you decided to move house and rent yours out, perhaps you’ve unexpectedly inherited a property or you could be well on your way to building your own property empire. Whatever the reason, getting a rental property ready is a bit of an art form, but done well, it can save you a lot of hassle.

Here are some top tips from Howsy:

1.Ready, steady, rent!

It pays to start preparing for your new renters at least 6 weeks beforehand. Get your paperwork in order, do your research, work out your terms, make sure things are in good working order and do any decorating or repairing well in advance. If you’re becoming a buy-to-let landlord, do your research so that you have an understanding of what’s involved. It’s worth reading up on relevant legislation, so you get to grips with your legal responsibilities.

2. Who made the cut?

If you’re an inexperienced landlord then this is a top priority. Good agents are hard to come by so do some background research and find out what other landlords think. Choosing the right one is vital as they’ll be taking care of everything – from agreeing the monthly rent, marketing the property and finding and screening potential tenants, to drawing up contracts, handling the deposit and managing regulatory documents. Howsy have turned the world of renting on its head. We offer two fixed fee plans; Howsy Standard gives you great value property management on your terms and Howsy Protect means you can be completely hands off yet fully protected from unpaid rents and unexpected damages. Tenant find is free with both. What’s not to love?

3. Hello, is it me you’re looking for?

Although this comes down to the size of the property, you need to know what type of people or person you’d like to rent to. Are you looking for a professional couple? Or perhaps a family with young children? How do you feel about smokers and pets? And what if they work a night shift? You’ll need to share these thoughts with your agency and make sure you meet prospective renters before signing a contract.

4. A lick of (white) paint

Renters will want to give your property the personal touch when they move in so it’s best to strip it right back so it’s clean and neutral and will appeal to a broad audience. It’s worth giving walls and ceiling a lick of paint and putting down the same affordable flooring or carpet throughout. If you’re keeping it furnished, get rid of anything that’s worn out, broken or more of an acquired taste.

5. Know your stuff

Your lettings agent will handle legalities for you, but it’s important you know the ins and outs. Did you know that by law, your property will need an Energy Performance Certificate and a Gas Safety Certificate? You’ll also need to make sure tenants have access to the Government’s online How to Rent guide and their deposit (if there is one) will need to be put into a recognised Tenancy Deposit Scheme. New right to rent checks also mean it’s now yours and your agent’s responsibility to check that tenants have a right to be in the UK. Check out our Landlords Responsibilities guide for more information.

6. What new tax laws?

Make sure you’re up to speed on any changes to tax laws that could affect you now and in the future. Sign up to free online alerts and read trade press to stay on top of things.

7. Your property, your terms

Think through the terms of your tenancy agreement in advance and make a call on things like the length of tenancy and notice period. Your agent will draw up an Assured Shorthold Tenancy Agreement (AST), which is a standard contract between yourself and your tenant.

8. A lick, a spit and a polish

It’s your job to set the standard in your property, so it’s definitely worth hiring in professional cleaners to give your home an intense clean before anyone moves in. It’s typically around a £100 and pays off in the long run. Your new tenants will then need to get the property professionally cleaned, or at least to the same standard, when their tenancy ends and they move out.

9. A manual for everything

Making sure your renter has instructions and manuals for everything in the property will save you some late night calls and unwanted stress. Dig out instructions for major things like the boiler, cooker and white goods as well as gas and electricity keys, and make sure you leave them in a prominent place within the property. It might be worth adding a clearly marked key ring.

10. Get the right protection

If you’re a new landlord, you’ll need to talk to your insurer about getting a landlord’s policy or dwelling policy because your standard home insurance policy won’t cover you as a landlord.

11. Speak to your mortgage lender

You’ll also need to inform your mortgage lender if you are renting out a house that has a standard homeowners mortgage.

If you’re ready to rock ‘n’ roll and your rental property is ready for renting, get in touch! Our friendly team are on hand to offer any further advice you may need, or to get your property on the market and looking for suitable renters! Call us on 0330 043 0183.

How to evict a tenant – a step by step guide

by Asif AliPosted on 5 March 2019

Unless you’re an exceptionally lucky landlord, you will have to deal with evicting a tenant at least once in your career. Since you got to this page, you’re probably considering an eviction right now. We won’t lie, it can be quite a distressing experience. But we promise that as long as you follow the rules, it will be a straightforward process. We prepared this step-by-step eviction guide to help you follow the correct procedure and keep you on the right side of the law.

1. Tenancy Types

The first thing you need to know is that eviction procedures will differ based on what type of tenancy agreement you have with your tenants. For private tenancies, the most common contract is the assured shorthold tenancy (also known as an AST). There are two types of AST:

fixed-term tenancy – runs for a set amount of time
‘periodic’ tenancy – runs week by week or month by month with no fixed end date. A periodic tenancy can also arise when a fixed term tenancy expires and is not renewed for another fixed term.

Another type of tenancy that has become very rare nowadays is the assured or regulated tenancy. Your tenants might be on it if they started their tenancy before 27 February 1997. If this is the case, different eviction rules will apply.

2. Serving a notice

If your renters are on an AST, the eviction process must start with you giving a “notice seeking possession” to your tenants.

2.1 Serving a section 21 notice

If you simply don’t want your tenants to continue living on your property at the end of the tenancy or you want to trigger an agreed break clause, you must start by serving a valid section 21 notice of possession.

Technically, a section 21 is not a notice of eviction. It’s a notice to inform your renters that you wish to recover possession of the property, so you don’t have to give any reason for your decision. But if your tenants choose to ignore your notice you might have to present it in court, and you won’t be able to enforce it in court unless everything has been done by the book. To serve a correct section 21 notice, you must follow these rules:

You must give the tenant at least two months notice using the prescribed form of the notice.
It can’t be served during the first 6 months of the tenancy.
The notice is only valid for six months from the date it was issued. If possession proceedings are not issued during the six month period, another notice will have to be served.
If your renter makes a legitimate complaint about the condition of your property and you fail to deal with it, they may then refer the matter to the local housing authority. A section 21 notice issued after the initial complaint will be invalid once the local housing authority notice is served.
You must use form 6A to make a section 21 notice. Hand the form together with your Section 21 notice letter.
For a Section 21 to be valid, you must have given your tenant the following information at the start of the tenancy:
- A Gas Safety Certificate
- An Energy Performance Certificate (EPC)
- The How to Rent guide, this guide must be given to a tenant at the start of any new tenancy.

You must be aware that you cannot use a section 21 if you or your letting agent don’t protect your tenancy deposit. Please take a look at our Tenancy Deposit Protection Schemes article to learn more. The tenant can also raise a claim against you for the return of the deposit and a penalty of as much as three times its original value.

If you have respected all the rules above, you are entitled to possession by default if a section 21 notice was served. However, if your tenant becomes difficult or refuses to leave never reply in a way that could be regarded as harassing or anti-social. This could result in them claiming harassment damages in court.

2.2 Serving a section 8 notice

What if your tenants have broken the terms of the agreement? You will need to start the eviction process by giving your tenants a Section 8 notice. You will have to fill in a ‘Notice seeking possession of a property let on an assured tenancy or an assured agricultural occupancy’ which can be downloaded here.

You will need to specify which terms of the tenancy have broken. The most common reasons for evicting a tenant are rent arrears, damage or disrepair to the property and nuisance.

A section 8 notice should be your last resort. If you end up in court, the outcome might not go your way, especially if the tenant has remedied the breach that you relied on to seek possession. Even if that didn’t happen, a judge in court may not decide in your favour.

So it is best to start by trying to convince your tenant to reach a mutual agreement before serving a section 8. You might want to consider a Section 21 notice instead, particularly if it’s approaching the end date of the agreed tenancy or it is a periodic tenancy.

2.3 What if my tenants won’t accept the notice?

Sometimes, difficult renters will refuse to accept the notice. The correct way do deal with this issue is by going to the property with a witness and posting it through the letterbox, before 5pm. The courts will then consider it delivered the next day.

A second choice for you is to use a professional server, but remember to get a certificate of service from them to use in court.

2.4 What if my tenant lives with me?

If your tenant lives with you, sharing the kitchen, bathroom, or other common spaces, you don’t have to give any written notice. You must give a ‘reasonable notice’ that can be delivered verbally. Normally, ‘reasonable notice’ is considered the same as the rental term, and if they refuse to leave by that date, the law gives you the right to change their locks.

3. Making a possession order

If your renters don’t leave the property by the date specified on the notice, you will need to escalate by applying to the court for a possession order. There are two types of possession orders you can use:

standard possession order if your tenants owe you rent and you served either a section 8 or 21 notice
an accelerated possession order if you’re not claiming any unpaid rent and you served a section 21 notice

It’s good to know that if for whatever reason want to get your property back faster but your tenant still owes you rent arrears, you could still use an accelerated procedure then make a separate court claim for the rent arrears.

3.1 Making a standard possession order

A standard possession order costs £325.

You can do it at the County Court for the area where the property is situated, or use the possession claim online service, which will allow you to fill in court forms online and track how the claim is progressing.

3.2 Making an accelerated possession order

This option will get you back in possession of your property faster than a standard order and usually there is no court hearing. From the issue of proceedings to receipt of the order for possession, it can take between six and ten weeks.

The court fee for this procedure is £355. You will need to fill in the appropriate forms and send them to the County Court for the area where the property is situated.The court will notify the tenant, who can lodge an objection within 14 days.

In a successful outcome, you will get an order for possession without a hearing (normally enforceable 14 days after the order is made) and the tenant will have to pay the court fee.

If the paperwork is not in order or if your tenant raises an important issue in their objection, there might be a court hearing.

4. Applying for a Warrant Possession

If the possession order has expired and your tenants are still on the property, the last step is to ask the court for a warrant of possession and arrange for a bailiff to evict them. This will cost £121 and may take a further 4 to 6 weeks.

You can speed up the process by applying to have the warrant transferred from the county court to the High Court, in which case a high court enforcement officer will carry out the eviction.

You must be aware that even at this stage you tenants will be able to ask for a suspension at a new hearing. For example, if they can make payments again the judge can delay the eviction or let your tenants stay in the property.

5. Howsy introduces: Free Eviction Service

We provide a fixed fee property management service that covers everything for landlords: from finding tenants to rent collection, repairs, 24/7 service etc.

While our checking and referencing process is top-of-class, sometimes a tenancy will go wrong despite everybody’s best efforts. If you are a Howsy Landlord and your tenants passed our referencing process, including guarantor backed tenancies, our Free Eviction Service will handle the entire eviction process on your behalf and cover the bill.

For any questions about Howsy or our Free Eviction Service, chat to us, email hello@howsy.com, or call us on 0330 999 1234
Disclaimer: this guide is for informative purposes only, if you need advice specific to a particular situation please get in touch with a solicitor.