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Do you have an EICR for your property?
The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 were passed by Parliament on 18 March 2020 and came into force on 1 July 2020. The new Regulations require private landlords to ensure that electrical safety standards are met, providing compliance with BS 7671:2018. The new Regulations affect all new specified tenancies from 1 July 2020 and all existing tenancies from 1 April 2021.
HOW DOES THIS LEGISLATION IMPACT YOU AS A LANDLORD?
1. With effect from 1st July 2020, ALL new tenancies commencing from this date will need to have had a satisfactory electrical installation safety inspection report (EISR) carried out prior to the commencement of the tenancy.
2. ALL existing tenancies renewed from 1 July 2020 will also require the above EICR carried out (with any mandatory remedial works completed) prior to any new tenancy being executed. The electrical installation must be deemed safe for continued use before any tenancy commences from 1 July 2020. If the installation is already covered by an existing Electrical Installation Certificate (EIC) or an Electrical Installation Condition Report (EICR) that was issued before the new Regulations came into force, there is no need for it to be inspected and tested again. The next re-test date will be stated on the certificate or report.
3. ALL tenancies proceeding on a statutory periodic (“rolling contract”) basis from 1 July 2020 also fall within the above Regulations, and will require an EICR report and satisfactory EICR completed before 1 July 2020.
4. ALL existing tenancies that begun prior to 1 July 2020 and are managed by Peter James will require an EICR to have been carried out and any remedial works completed by no later than 1 April 2021.
If the EICR report is satisfactory then there will be no further action. However if unsatisfactory (which we anticipate will be the majority), then the mandatory remedial works marked as C1 and C2 have to be completed and a satisfactory certificate issued PRIOR to any new Tenancy commencing and remedial work must be completed within 28 days.
For more information, please click below for our Guide to Electrical Safety Standards or you can email our Property Management team for more information firstname.lastname@example.org
The Property Market Remains Open
The Government’s announcement of greater restrictions will, sadly, mean that many businesses will have to close until 2 December 2020. However, the property market and housing industry has been specifically identified to be allowed to continue to operate under the already strict guidelines and protocols previously introduced by the Government. This applies to Estate Agents, removal firms, surveyors and tradespeople, and includes permission for appointments for property viewings and valuations to continue in accordance with implementation of the Government Covid 19 practice guidelines.
The residential property market within which Peter James operate has been very active and recent volume of sales and lettings transactions have increased by levels not seen in recent years. The sales transactions have led to unprecedented pipelines being reported – despite lockdown – and these sales will be able to proceed as planned. Likewise all lettings activity continues at a pace.
As a result of increased activity in the sales market, important elements in the home buying/selling process (such as mortgage lending and conveyancing) has, unfortunately, failed to keep up with the increased volume of transactions resulting in the average length of time for a sale to complete extending significantly. The average sale transaction is now taking 26 weeks from the property being placed onto the market to eventual completion. This is a national statistic, however Peter James’ figures are more encouraging, but the trend is similar.
Our approach to conducting business within the Covid 19 Government guidelines and practice protocol has always placed the safety of our customers, clients and staff first and foremost and is at the heart of all and what we do.
In light of the most recent Government announcement we would ask that you arrange and book a timed appointment if planning to visit one of our offices, and wearing a face mask when doing so is absolutely essential. Wherever possible, personal attendance appointments should be avoided. Our main offices do remain open (in accordance with the up to date Government guidelines) but our office doors will remain locked. Therefore, if visiting, please knock and a member of our Team (wearing a face mask) will come and greet you. We also have hand sanitiser provision which we would ask that you kindly use the same upon entering our offices.
Appointments at properties are still being arranged and taking place but in accordance with the strict Government guidance and protocols. In the majority of circumstances we will insist that you have viewed the property “virtually” in the first instance, and following confirmation of this and subject to your continued interest, all buyers/tenants associated with any potential transaction should be present at the viewing.
We will fully explain the requirements of our procedure protocols at the time of booking viewings or valuations and everyone will be required to adhere and follow these for the benefit of everyone concerned. It remains our intention to keep our business operating as normally as we can, but any failure to follow our instructions (in accordance with Government guidelines) will unfortunately result in appointments having to be aborted and rearranged.
Whilst our main branch offices will remain open, other aspects of our business (particularly the Property Management Department) following our internal risk assessment will continue to work remotely. Peter James has made a significant investment in this respect since the first lockdown announcement on 23 March 2020 to ensure that business continues as normally as possible. Additional training programmes have been carried out for all staff affected including the implementation of new and more sophisticated IT and communication systems which have been designed to ensure flexibility and ability to meet the ever changing environment we find ourselves working within. Our hope and aim in doing this is to minimise any disruption to our Landlord or Tenant clients, and we sincerely hope that during this period you will not have noticed any negative change or reduction to our customer service, in which case, we will have achieved our objective.
We will continue to keep you updated as and when further announcements are made, along with advice on how we think they may impact on you.
We would like to extend our thanks to you for your continued understanding and assistance in helping Peter James deal, and comply, with the ever changing landscape that we are all facing at present. It goes without saying that we are always available to assist with any questions arising from the information provided within this communication and please do not hesitate to contact one of our Team if you require any further clarification or assistance.
Stamp Duty Holiday
How much is Stamp Duty?
There are several rate bands for Stamp Duty.
The tax is calculated on the part of the property purchase price falling within each band.
Until 31 March 2021, you’ll pay no Stamp Duty on the purchase of your main property costing up to £500,000. If the property you’re buying costs more than £500,000, you’ll pay Stamp Duty based on the revised rate bands, below.
For example, if you buy a house for £575,000, the Stamp Duty Land Tax you owe is calculated as follows:
- 0% on the first £500,000 = £0
- 5% on the final £75,000 = £3,750
This is a saving of £15,000 based on the Stamp Duty rates that were in place before 8 July 2020.
"Diplomatic Negotiating skills"
"A belated note from Matt and I to say THANK YOU! We are both happy in our new home and without your amazing levels of patience and your diplomatic negotiating skills we wouldn't be here!!"
Cath & Matt
"By far the most proactive estate agents"
"You might like to know that out of all the estate agents that we deal with, you are by far the most proactive, your clients are getting more value for their money. Thanks Iva ”
"An Excellent service always!"
"Thank you very much for all your hard work, especially Linda & Peter, you provide an excellent service always! "
"We have just exchanged on our property sold through Peter James at Blackheath Standard! The service and support we have had throughout the sale (marketing, viewings, offers and tying up the purchase) has been outstanding. We were happy for them to sell our house because of the very positive experience we had had with the management service provided when we let our house the previous year. What made it so good? They listened to our particular needs, they are very responsive to phone calls and emails, they are proactive in their advice and they made sure that any possible glitches in the conveyancing process were dealt with speedily. What's more the whole team from switchboard/administrators to branch manager are really friendly and reassuring in what can be one of the most stressful processes."
Ann Lewin & Bob Newland
"Lovely manor, personable approach, knowledge and passion"
Thanks for all your help Sandra from the New Cross offices of Peter James estate agents. We appreciate all your hard work, advice and time spent. Thanks for showing us around some great properties in south east area, an area that we were unfamiliar with. Your lovely manor, personable approach, knowledge and passion for the southeast area was inspiring and refreshing to experience. We shall be recommending you and the new cross Peter James Estate branch to all. Thanks again .
"Really pleased with the service"
Just a few words to say how professional Demi has been with our purchase of Furzefield Road which completed this week.
Demi was constantly updating us as to the progression of the sale and always enthusiastic, polite and helpful. As purchasers we were really pleased with the service.
" Thank you [...] everyone at Peter James"
Tenant of 3 Water Lane - I would like to thank you and everyone at Peter James for making my time at Water Lane an enjoyable one.
"First class service and excellent client care"
"First class service and excellent client care.
I was very fortunate to have Peter Brown and his excellent team handle the sale of my house at Brightfield Road. I had suffered persuade bereavement and a set of challenging circumstances during the house sale and was blessed to be supported by Peter and his wonderful team who were kind, sympathetic, patient and understanding and protective of me during this difficult period. In addition to the wonderful care I received as their client they have the highest price to date for a two bedroom house on my street. A great result and a fantastic team. Highly recommend them! "
"Just a quick note to say thank you to you and your team. The sale of our London home went quickly and trouble free. Your service was fantastic and we felt very confident in all our dealing with the office. You took a lot of worry from our shoulders and made it a really nice experience."
"Sincere and reliable agent"
"Just a quick email to say thanks for you and your team's hard work. I honestly never thought I would be impressed with any estate agent, having bought, sold and let quite a few. In particular I thought Jamie went above and beyond and is definitely the most sincere and reliable agent I've ever worked with. "
Elizabeth and Patrick Henshaw
"From start to finish was outstanding"
We recently sold our house through your Office in New cross. The service we received from start to finish was outstanding. There wasn't anything that was too much trouble, any questions phone calls and emails were always answered efficiently and with enthusiasm. Linda was so helpful , always there to listen and guide us through the process of selling our house and taking away the stress. Thanks again Linda for all your hard work in imaking our move a success, it was much appreciated.
"I do not hesitate to recommend"
A big thank you to Linda and Sandra at the New Cross office for dealing with what ended up a problematic sale of my flat in New Cross. Linda dealt efficiently and professionally with the initial valuing and marketing of the property and then viewings and negotiations were handled by Sandra. Numerous hurdles were encountered along the way due to lease extension problems, an unexpected extension of a Japanese eradication program and delays with replies from the management company. Sandra kept me fully informed of progress at all times and chased up on these issues to facilitate the sale.I am more than pleased with the service I received especially from Sandra in what proved to be a difficult and time consuming transaction .I do not hesitate to recommend the New Cross office if you are looking for an agency to handle a potential sale of a property in the area.
"5 star service"
Thanks very much to George and Lee for all their help. The whole process was extremely smooth from start to finish. 5 star service provided by the team!
Peter James have been fantastic from promptly finding tenants (via their New Cross branch) through to the full property management service offered by their head office. In that regard Lydia has been fantastic as she has has had to coordinate large numbers of tradesmen to assist in renovating the property to a tight timescale while also ensuring the tenants' needs are met. She did a fantastic job in difficult circumstances and so a huge thank is due to her and everyone else on the Peter James team. All in all, highly recommend.
"Excellent in every way"
We had a very difficult house to sell, and Demi was excellent in every way. I would highly recommend her and Peter James for any sales you may have in mind
"Professional from start to finish"
From the moment Lee from Brockley entered our home to carry out a requested valuation he demonstrated a genuine interest and desire to sell our property. He was the consumm ate professional from start to finish and inspired us with confidence that he was the best person to manage our sale. We invited 3 estate agents to value our home and selected Peter James because of the enthusiasm exhibited by Lee and his team. From the first visit to exchange we felt supported and were hugely impressed by the high levels of communication and care taken over meeting our needs as clients. Visits were organised and supervised by an informed negotiator and an offer above the asking price was made on our home within a week of being advertised. Whilst it took longer than expected to get to exchange, throughout the process we felt supported by Lee and his staff and were totally overwhelmed by his involvement with the purchase of our new home, securing it at a really good price. We can not recommend Peter James highly enough for their excellent work.
"On the ball and quick to repsond"
I would like to thank the Blackheath office for all their work in helping me complete the sale and purchase of my home, in a long chain. They were all on the ball and quick to repsond to any queries I had, a level of customer service I had not had with a previous agency. I would particularly recommend this team , specially Demi Moore who reall did go the extra mile in dealing with the exchange and completion despite my uncommunicative solicitors. Also Maria was very helpful in answering my queries.
George Regan from the Brockley office showed us several excellent flats. He's a top estate agent whose passion for, and knowledge of, south east London is second to none. Based on our experience we can highly recommend Peter James Estates.
Peter and Corinne
Lee Davis from the Brockley branch was very professional,also very amusing.His knowledge of SE London was fantastic and he made the whole experience very easy,I can't fault him at all. We would both recommend him and his branch.
Sarah & Paul Matthews
"A pleasure to work with "
"As property developers for the last 70 years, we have a portfolio of over 40 propetries all of which are managed by Peter James. We have worked with various local managing agents over the years, none of which offered the level of professional and detailed management we receivefFrom Peter James.
They have been managin our properties for the last 14 or 15 years. Properties are inspected regularly and maintenance issues dealt with promptly and efficiently. They have good connections to various contractors and maintenance teams. Occasional tenant issues are also dealt with efficiently. I can’t remember any non payment of rents in any of our properties due to tenant/maintenance issues. On the one occasion we did have issues in a aproperty (tenant trying to sub let a property as bedists). Peter James identified the issue immediately thanks to their regular inspections and acted swifty with the necessary legal procedures and paperwork to eveict the tenant. They offer us excellent advice and instruction with regard to landlord responibilities and meeting new regulations.
It is a pleasure to work with all of the various teams at Peter James and assurinf to know that our propetries and tenants are being well looked after.
"Impressed by the attention to detail"
"I have used the services of Peter James Letting and Property Management for some years. I Have always been impressed by the attention to detail, the promptness in dealing with any issues and th eall round professionalism of Gary Cole, Mary-Ann Dixon nd their team. They look after all aspects of my lettings and property management and I place full trust in them. Their management of the tenancy arrangements is first class and they provide full value for money to the clients. I would have no hesitation in recommending them."
"First class service"
"Ryan Campbell at the Sidcup office confirmed it was definitely the right decision. Ryan has provided a first class service over the past few months. His organisation and communication skills are outstanding. He remembers everything and forgets nothing. Ensuring all bases are covered. He actions everything quickly and effectively which keeps the tenants and us very happy.
His attention to detail makes us feel relieved and relaxed knowing the properties are in safe hands."