Are landlords justified in complaining about the new rules?

Cameo said:
Property yields around 7.5% ( on market value after allowing for capital gains tax). What can i invest in that will produce this yiels or income?
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You are still taking a huge amount of risk for a net yield of about 3% or less. That is what you get after revenue expenses, capital expenses (kitchens, flooring etc. wears out) and tax

Plus if you have to sell with the tenant in situ, you've lost ballpark (and I suspect it will be higher) 1/3rd of the vacant possession sale price
 
JamieB_ said:
You have many options that you might not even know of.
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To me the only options are; equities, bonds, cash, commodities, private debt or a mix of these. Still interested to hear what else I should be looking at.
JamieB_ said:
Why not do a money makeover here and say what you are doing and what would people advise you to do.
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i have done one and a separate thread on the merits of residential property versus equities

Sell investment property and buy shares

House was bought for 265 so I am estimating CGT as 33% of (525-265-10) so around 80k, adding on another 10k to cover estate agent fees and legals costs Do you not have any indexation? Or capital expenditure?
www.askaboutmoney.com

JamieB_ said:
Or have a chat with an FA
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With the greatest respect to good financial advisors I am not sure what they are going to suggest that I shouldn’t be able to think of myself, notwithstanding I am struggling with this decision
 
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Greenbook said:
Plus if you have to sell with the tenant in situ, you've lost ballpark (and I suspect it will be higher) 1/3rd of the vacant possession sale price
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I totally get this, this scenario needs to be avoided as far as possible, hence trying to rent to mobile tenants, for example ones who can buy their own property or already have one
 
Cameo said:
I totally get this, this scenario needs to be avoided as far as possible, hence trying to rent to mobile tenants, for example ones who can buy their own property or already have one
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Except mobile tenants are going to be at a premium from now on, every landlord will be looking for one

Plus tenants will lie once they understand that saying they want to rent long term is the kiss of death on any application.
 
Cameo said:
On the basis you suggested the maths was easy to discount residential property as an investment
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Well it is. But you dont think an experienced FA would be as good at it as you. So dont understand how you havent worked it out for yourself.
 
Tempted to put this in the thread about the rent register but decided on here instead.

The RTB site writes "Market rent is the amount a tenant would reasonably pay a landlord for a similar home in a comparable area at the time
the tenancy begins."
rtb.ie

Rental law changes from 1 March 2026 - Residential Tenancies Board

rtb.ie rtb.ie

That's a fair definition which is compatible with normal rules of supply and demand.

However, I would argue this - by definition - excludes rents for properties which have been under RPZ for many years. Perhaps one could argue any rent level set more than 12 months ago is not relevant. (It is possible to infer from the RTB register result set the age of the tenancy.)
 
patfert1 said:
Is it my imagination, or has the list of information seminars disappeared from the RTB website?
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Well spotted. They sent around an email on Friday with the details of the webinars. Let me know if you didn't get and I'll post details from it.
 
JamieB_ said:
They are emotional and unwilling to see that investment must be hassle free, reasonably predictable and safe and reasonably profitable with as little risk as you can find for the reward.
Residential letting over the last 10 years or so, without failed has gotten far less profitable, unpredictable, very very complicated and very risky.
So it should be no surprise that people want out. And the very people baying for their blood are the ones who dont believe they want out and are getting out.
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If you are looking hassle free investing then I think you are in the wrong game. Home ownership isn't hassle free, I am careful with my house but maintenance is needed and you go through stages where multiple things break at once.

The bad landlords that I had did not have the time or money aside to deal with maintenance, they were somewhat accidental landlords, whereas renting from large landlords or companies they had a maintenance person on call and had an understanding that their asset would require a level of maintenance.

I agree with how complicated it has got and the level of non market risk.
 
faketales said:
If you are looking hassle free investing then I think you are in the wrong game. Home ownership isn't hassle free, I am careful with my house but maintenance is needed and you go through stages where multiple things break at once.

The bad landlords that I had did not have the time or money aside to deal with maintenance, they were somewhat accidental landlords, whereas renting from large landlords or companies they had a maintenance person on call and had an understanding that their asset would require a level of maintenance.

I agree with how complicated it has got and the level of non market risk.
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You say that to me like you think I dont have 25+ years experience of home ownership and renting out property as well at about 10+ years of renting from many different landlords in different countries. And there are plenty here with far more experience than I have.
 
Cameo said:
I totally get this, this scenario needs to be avoided as far as possible, hence trying to rent to mobile tenants, for example ones who can buy their own property or already have one
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The landscape has changed of this there is no doubt. I think landlords need to factor in a longer term time horizon into their decision. I personally (with family members) have two properties one inherited and a second purchased both considerably under market rent (due to RPZ). The purchased one was done so for long term horizon (ie is in the area my brother lives in and will no doubt be given to one of his grandchildren as a family home). Is also part of a diversified investment decision (I have an AVC with max aged related contributions, DB pension scheme, investment via Zurich Prism 5)

I do believe that the anti landlord stance by the Govt will ease a bit in the future (I don't expect this to happen for at least 5 yrs if not longer). Supply will increase, the market will become more balanced between tenants and landlords. If the Govt feels it can force small landlords to invest in their properties be it upgrading BER's etc without the corresponding increase in income it won't happen. If the govt then try to compulsory purchase a property from a small landlord. This could be the "straw that would break the camels back". This in my view would be a step to far for the public and all of our property rights and our right to privately own property.
 
The Horseman said:
I do believe that the anti landlord stance by the Govt will ease a bit in the future (I don't expect this to happen for at least 5 yrs if not longer).
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I fully believe that there is a lot longer to run with anti-landlord policies. Evictions are increasing, so I wouldn't be surprised if there was an eviction ban of some type in the not too distant future.

They may also insist that BERs be increased without a corresponding increase in rent. With a fixed term tenancy, the landlord can't escape.
 
Greenbook said:
I fully believe that there is a lot longer to run with anti-landlord policies. Evictions are increasing, so I wouldn't be surprised if there was an eviction ban of some type in the not too distant future.

They may also insist that BERs be increased without a corresponding increase in rent. With a fixed term tenancy, the landlord can't escape.
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I agree with you it will be a min of 5 yrs if not more (and I am leaning towards more). I also agree with the eviction ban of some sort certainly in the next year or two.

I am not sure if an increase in BER without an increase in rent will work. I know personally I will be happy to say to my tenants they can move out and I will leave the property vacant.
 
The Horseman said:
I am not sure if an increase in BER without an increase in rent will work. I know personally I will be happy to say to my tenants they can move out and I will leave the property vacant.
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It'll come in once the majority of landlords are locked into life long or 6 year tenancies, I think anyway.
 
JamieB_ said:
So whoever owns the properties have decided its not viable so its better to sell the properties. Probably means the yield is too low, probably because, as you have pointed out, they are long term tenants and rent is low.
So the owner decides to sell now as they wouldnt get vacant possession if they waited any longer.
Tenants will now have to move out and pay higher rent wherever they are going.
Any new landlord is going to raise the rents on these places to market rent. So higher rent for anyone who moves in.
And what I find most disturbing is the amount of cheering for the new legislation and rules and regulations that are anti landlord, so anti rental supply, by the very people who this is most going to effect in a big way the next time they move home.

The only hope here for the tenants in this case is for the council to buy the properties. But how many times can the councils do this? The state cant pay top dollar for every property that goes on the market just because it makes the news. At some point they will not have enough money.
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Its amazing how stupid people can be.. Not realising the extent of what they are cheering for :) They just jump on the anti landlord bandwagon, whithout actually thinking the negative affects this will have on them... you couldnt make this stuff up..
 
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