Websters Accountants - Property Accounting & Property Auditors

Archive for the ‘Tenant’ Category

Wednesday, June 23rd, 2010

CRC Efficiency Scheme

David Goddard notes that a further imposition has been put on Landlords and Tenants with the Governments CRC Efficiency Scheme, as this article by by Reynolds Porter Chaimberlain explains.

The CRC Energy Efficiency scheme is a mandatory scheme affecting the whole of the UK, which requires participants to annually buy and surrender allowances priced in pounds per tonne to cover the amount of CO2 a participant emits each year. It is part of the 2008 Climate Change Act, which was introduced to try to meet the Government’s target of reducing greenhouse gases by 80% by 2050. The scheme’s main purpose is to drive down energy consumption.

Read the full article here

Wednesday, April 7th, 2010

Procedural requirements for residential landlords

An article by John Levy of Lewis Silkin solicitors

The Landlord and Tenant Act 1985 (as amended) imposes stringent procedural requirements on landlords who wish to carry out repairs to residential premises and recover the costs from the tenants. The Leasehold Valuation Tribunal (“LVT”) has power to dispense with those requirements if it is reasonable to do so.

In the case of Daejan Investments v. Benson and others, Daejan sought to recover approximately £270,000 from five leaseholders. The leaseholders complained that Daejan had not complied with a number of provisions of the Act. The LVT upheld that complaint.

The Lands Tribunal of the Upper Chamber examined each of the breaches and found, with one exception, that the breaches had not prejudiced the tenants to any significant extent. However, it agreed that the curtailment of the period within which the tenants could examine the estimates was capable of being a serious breach. The final words of the judgment are interesting: “we are unable to say that LVT has erred in principle, or that its decision was clearly wrong. The financial consequence may be thought disproportionately damaging to the landlord, and disproportionately advantageous to the lessees, but, as we have said, that is the effect of the legislation.”

It could be inferred that the Upper Chamber felt that the decision was wrong, but not ‘clearly wrong’, and on that technicality Daejan was only able to recover £250 from the five leaseholders, rather than £270,000.

So, a rather expensive mistake. And a salutary lesson that, if there is a clear set of rules, stick to ‘em!

Field Fisher Waterhouse also wrote about the same case

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Thursday, December 3rd, 2009

Ian Stubbs demystifies the Companies Act changes

THE SIMPLE FACTS ABOUT THE COMPANIES ACT 2006

Decisions taken by shareholders

Written resolutions no longer need to be signed by all the shareholders instead a simple majority of the eligible shares for ordinary resolutions or 75% for special resolutions.

Companies can choose to make more use of electronic methods and resolutions can be circulated by email or other electronic methods such as websites, with shareholders agreement.

Shareholders Meetings Streamlined

Private companies will no longer hold an annual general meeting although shareholders can demand a meeting if at least 10% (5% in certain circumstances) wish to. Shareholders still have the right to receive accounts.

Shareholder meetings for private companies can now all be on a 14 day notice period, unless different arrangements are specified in a company’s Articles.

Company Secretary

Private companies will not have to appoint a company secretary unless they choose to do so.

If they choose to do so they will have the same authority and responsibilities as now and will continue to be registered at Companies House.

Filing Directors Addresses

Directors will be required to file a service address on the public record at Companies House. This may for example be their company’s address, rather than their private home address.

A director’ private address will be held as protected information at Companies House.

Reduction of Share Capital

Private companies can now choose to reduce their capital by special resolution supported by a solvency statement by each of the directors.

Financial Assistance to purchase Private Company’s own shares

The statutory rule that companies cannot give financial assistance for the purchase of their own shares has been abolished for private companies.

Directors Conflicts of Interest

Directors have always had a duty to avoid a situation in which they have an interest which conflicts or may conflict with the company’s interests unless the matter has been duly authorised. At the moment only shareholders can authorise such a conflict of interest.

In future in the case of existing companies, it will be possible for those directors who do not have an interest in the matter to authorise it if this is specifically permitted by the company’s Articles.

Forming a Company from October 2009

The Memorandum of Association will become a historic document which will simply record the facts at the time of incorporation.

The Articles will set out the principles covering the way the company conducts business.

New companies registering under the 2006 Act will be able, if they wish, to take advantage of a new default model Articles of Association for private companies. These are set out in a clear language and reflect the way many small companies operate.

Existing companies can also choose to adopt these new Articles.

In future neither the Memorandum or the Articles do not have to state the objects of the company. This means that companies need not be restricted in what they do, but they can choose to be restricted if they wish.

Electronic Documents

Electronic communications, including emails and websites will in future need to include the company’s name, number, registered office and other particulars.

Accounting Arrangements form April 2008

The deadline for private companies to file annual accounts and reports will reduce from ten months to nine.

The exemption from preparing consolidated accounts by medium sized groups has been changed so as to apply now only to small groups.

Directors

All companies must have at least one actual person as a director and cannot just have companies acting as directors.

A new minimum age of 16 is set for directors. Existing underage directors will cease to be directors when the age criteria comes into force.

The Companies Act 2006 confirms current law in respect of the duties of directors.

A summary of these 10 things you need to know will be published tomorrow.

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Wednesday, November 25th, 2009

London Business School research into service charges

The Estates Gazette published a summary of some LBS MBA students’ research into service charges and how they are the cause of friction between landlord, tenant and property managers.  Property Services sponsored the reserach and a summary of the work is on their website.

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Wednesday, October 28th, 2009

Effect of VAT ‘normalising’ on service charges

The short term reduction of the standard rate of VAT, from 17.5% to 15%, introduced from 1 December 2008 in a bid to help alleviate the effects of the recession is due to come to an end at 31 December 2009.

The rate will then return to 17.5%, unless the Government decides that the economy still requires the added stimulus that this reduction was designed to provide and extends the period beyond that date.

Our experience shows that when the rate was reduced some suppliers passed on the benefit of the reduced VAT rate, as the Government had intended, by keeping their net costs unchanged, resulting in a reduction in the gross cost. Other suppliers kept their gross costs unchanged, effectively taking advantage of a “hidden” increase in their net charges.

Presumably, when the VAT rate returns to 17.5%, the gross cost for the former group will simply return to the previous level, whilst the latter group will retain the increased net cost and apply the higher rate of VAT.

In terms of service charge situations the overall effect on a service costing £1,000 plus VAT prior to 1 December 2008 can be summarised as follows :-

Residential service charges Commercial service charges
Option to tax No option to tax
Prior to 1 December 2008 £1,175.00 £1,000.00 £1,175.00
Rate reduced to 15% :
1.) Net cost unchanged £1,150.00 £1,000.00 £1,150.00
2.) Gross cost unchanged £1,175.00 £1,021.74 £1,175.00
Rate increased to 17.5% :
1.) Net cost unchanged when rate reduced £1,175.00 £1,000.00 £1,175.00
2.) Gross cost unchanged when rate reduced £1,200.54 £1,021.74 £1,200.54
Assumes no inflationary increase in the cost of the service during the period.

Therefore, for residential tenants and tenants of commercial non-opted buildings there has been a short-term benefit of lower costs from those suppliers who “played fair” and passed on the benefit of the VAT rate cut, offset by a disadvantage of a higher cost base going forward from January 2010 for those suppliers who took advantage of a hidden price increase.

Watch out for your next service charge statement.

For commercial tenants of opted buildings there is no up-side from suppliers who passed on the benefit of the VAT reduction (other than in cash flow terms), only higher costs going forward from 1 December 2008 for those suppliers who took advantage of a hidden price increase.”

Alternatively, you could just use the first paragraph as a bald statement of fact if you think that my subsequent comments are a bit too cynical!

Wednesday, August 5th, 2009

Article on how to challenge landlords’ service charge demands

We found an article written by Karen Philips at DWF lawyers setting out some clear advice on how tenants can challenge landlords’ service charge demands for the forthcoming year.

She has some good suggestions:

  • collaborate with other tenants
  • check other sites and compare costs
  • consult your landlord early about your dissatisfaction
  • react quickly to the demand
  • pay the part you have no issue with
  • know your lease terms
  • check the RICS Service Charge Code of practice

Here’s the article in full, thanks Karen for a timely reminder.

Thursday, July 16th, 2009

Service charge provisions within leases

A nice article in the Liverpool Daily Post about the lease contract between landlord and tenant in mixed-use properties affecting service charge claims.

The question is whether tenants are able to rely on their lease provisions to force landlords into giving the best value for the services they are obliged to provide?

Best value is an ambiguous concept, particularly where the price paid for shared services may be negotiated several years at a time and may not rise and fall rapidly as market conditions vary.  But we like the suggestion that the best Landlords will always be BPF Lease Code compliant.

Wednesday, April 15th, 2009

The advantages of external audit for managed property portfolios

When we started specialising in service charge audits they were frequently undertaken as part of the property owner’s general annual audit. This was not a satisfactory situation because specialist knowledge is needed for accurate service charge accounting assessment.

Read more…

Service charge specialists for commercial and residential property

London 020 7935 1603
Birmingham 0121 262 3733