End of tenancies can be a tricky path to navigate. Tenants would like their deposit funds returning straight after they have vacated, and landlords want to make sure the property is returned in pristine condition. This article sets out what deductions can be made against the deposit and why.
In April 2018, new legislation will come into force which will set a new minimum energy efficiency standard for rental properties. We've put together a guide to the potential impact of the new legal standard on landlords.
The Minimum Energy Efficiency Standard (MEES)
The MEES was introduced in March 2015 and originated in the Energy Act 2011. From April 1st, 2018, landlords who are covered by the MEES legislation must not grant or renew tenancies on properties which do not have a minimum energy performance certificate rating (EPC) of E, unless an exemption is registered and approved.
Why is the MEES legislation being introduced?
The UK government has identified the built environment as a significant contributor to greenhouse gas emissions. It is estimated that 18% of residential properties have an energy performance rating of F or G. The MEES legislation will help to reduce the environmental impact of these properties.
Exemption 1: The ‘golden rule’
If an independent energy contractor inspects the property and judges that every modification or improvement relevant to energy efficiency has been made, or that improvements which could be made would not have paid for themselves within seven years from the date of installation, you will be eligible for an exemption.
Exemption 2: Devaluation
If a surveyor examines the property and judges that the changes required to improve the energy efficiency of the building would devalue the market price of the building by 5% or more, you will be able to register an exemption.
Exemption 3: Consent
If consent for work which would improve the energy efficiency of the building has been refused by a third party, such as the local planning authority, you will be deemed exempt.
Any exemptions must be registered on the PRS Exemptions Register from 1st April 2018. If you fail to comply with MEES regulations and you do not register an exemption you may face a financial penalty, so you should take action now.
High Peak, which is located in the hill country of the northern section of the Peak District National Park, is home to many attractive market towns such as Whaley Bridge, Furness Vale and Disley, but is also within commuting distance of Sheffield and Manchester. The location has much to offer homebuyers who are looking to escape city life.
The average price of a terraced property in Disley is £178,494; a similar property in Whaley Bridge is £175,658, while a terraced house in Furness Vale sells for around £128,750. These prices are well below the average house price for Greater Manchester, which stands at £190,500. This makes these locations perfect for first-time buyers who do not have a very large deposit. Semi-detached houses sell for between £194,819 and £263,379. You can expect to pay more for detached properties in these locations, with prices ranging from £320,567 to £479,528 on average.
The area is home to many excellent primary schools such as Whaley Bridge Primary School, Furness Vale Primary School and Newtown Primary School, Disley. These schools are located in the towns themselves, which means your children won't have to face a long daily journey across the moors. For secondary education, your child may need to travel a little further afield to New Mills School & Sixth Form, which is located around 8 miles from Stockport, close to the Cheshire border.
The train from Whaley Bridge or Furness Vale takes around 45 minutes to reach stations in the centre of Manchester, while the train from Disley reaches the city in just half an hour. This makes any of these locations perfect if you wish to commute into the city. Each town is located on the A6, which provides easy access to Stockport and Manchester, as well as the M60 and M56 motorways and Manchester Airport.
Local Amenities and Attractions
Being located in the countryside, High Peak provides great opportunities to enjoy hill walking, climbing and cycling. The small towns dotted along the A6 feature traditional English pubs, which serve great home cooked food and local ales. There are also independent village shops which supply locally sourced foods of the highest quality.
Disley is home to Lyme Park, which is the perfect place for some family fun. The park features over 1400 acres of woodlands, a garden and a large country house which is managed by the National Trust. The onsite tearoom offers seasonal local food and cakes. If you would like to venture further afield, a trip Buxton, which is just a few miles to the south, is recommended. Poole’s Cavern is a beautiful cave system which is located deep in the Peak District national park and has been visited since the 1630s. The Cavern is located within the beautiful Buxton Country Park, which is both family and dog-friendly.
If you are looking for property in a rural location that's well-connected to the city, the towns and villages in High Peak could be the perfect spot for you.
Located on the edge of Derbyshire, the beautiful market town of Glossop is a gateway to the stunning scenery of the Peak District. Dating back to the 12th century, Glossop is home to pretty stone cottages and Victorian buildings. The town is within easy reach of the bright lights of Manchester, but also provides a great base for those who want to explore the countryside.
There is a wide range of different types of property available in Glossop, with many streets lined with Victorian terraces. In recent times, many of the town's mills have been converted into modern apartments. The area also features a number of farmhouses and cottages. You can expect to pay between £90,000-£200,000 for a Victorian terrace or cottage, depending on its location. Farmhouses are on the market for between £375,000-£800,000, varying with the size and location of the property. On the whole, Glossop is an affordable area to live in, with an average house price of £196,495 which is just above the overall average for Greater Manchester.
Glossop has excellent transport links. Trains call at Glossop railway station on a regular basis, and the journey time into Manchester Piccadilly is around 30 minutes. If you drive, it is just a 15 minute trip on the M67 to connect with the M60, M62 and M56 motorways. The town is also on several bus routes, which means it's easy to travel into Manchester or to other towns in the Peak District using road transport.
Glossop is home to a good number of primary schools. Many of these, such as Duke of Norfolk CofE Primary School, and Dinting Church of England Voluntary Aided Primary School, were rated as ‘excellent’ in recent Ofsted reports. For older children, there are the highly rated St Philip Howard Catholic School, and Glossopdale Community College which provide secondary education.
Glossop high street is home to a range of pubs and shops, many of which are located around the stunning Norfolk Square. In recent years, there has been a boom in the number of independent retailers who have set up shop alongside more established brands. There is no better way to spend a Saturday afternoon than browsing the local bookshops, art galleries, butchers and designer clothes outlets.
Pubs such as the Norfolk Arms, the Beehive and the Oakwood serve a range of local ales and tasty food made using local produce. If eating out is your thing, Glossop boasts a range of restaurants which serve Indian, Italian, Spanish and Chinese food. Glossop is also the ideal place for active people. The town has a gym, a tennis club, and plenty of green spaces where you can enjoy the outdoors, such as Manor Park. Manor Park features formal gardens, woodland, a lake and river, and a children’s play area.
If you are looking to buy a house in a rural location, but you still wish to be connected to city life, Glossop could be the ideal location for you and your family.