The stated purpose of all these 'reforms' is to keep existing landlords in the market and encourage new entrants
New Residential Tenancies Bill
- Thread starter Greenbook
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And the funny thing is, they are fooling themselves into thinking they are achieving this..The stated purpose of all these 'reforms' is to keep existing landlords in the market and encourage new entrants
Hopefully voters will remember all of this next time... but then who do you vote for?
Helped by the fact that the RTB figures for landlords and tenancies will keep increasing in leaps and bounds by various sleights of hand and manipulations.
They know well what they are at, It has nothing to do with getting more Landlords
It is very simple they are trying to lock in as many private landlords as they can who fell into the trap of providing housing for people the government should be housing,
We will keep on voting for the people who stopped building public housing and sold off the public housing they had rather than manage it,
I am a landlord the one thing I always ask myself when reletting is the new letting really a private sector tenant or someone the Government should be housing long term, I have no problem paying tax to house people the state need to house but I have no interest in entering this Housing sector,
I hates to hear landlords saying The Government and the RTB are anti Landlord They are not in the least bit anti Landlord,
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If that's the case, I'm not sure what's worse! The RTB giving out false information, or the IPOA taking what the RTB says on face value. It really feels like the IPOA just parrot on whatever the RTB says with no push back or holding them to account.
To be fair, it's not the IPOA's fault if the RTB gives the wrong advice.
- We know the RTB made up the 3 month comparable rule, no way the IPOA could know that, they don't even know about it I think
- We have no other representative body than the IPOA
- The IPOA have zero power over the RTB, how can they hold them to account
- The IPOA were invaluable to me a couple of years ago with my NofT. Margaret, who unfortunately has retired last month, she was also good with the media anytime I heard her.
- I was not at all impressed with the IPOA Q&A to the RTB Emer Webinar last month.
- I'm not certain that the people from the IPOA knew more than I did (it was my first Webinar) and I'm brand new to all this as I've not been taking much notice for various personal reasons in the last 3 years.
- We landlords need to figure out the rules ourselves if we can. The PRB is supposed to be there to guide us and help us. From what I can see
RTB
- make up rules
- when they get caught out with something incorrect on their website, instead of informing us, the public, their audience, they act as though nothing changed, they don't acknowledge it or inform us, we literally have to guess it ourselves.
- the only people that will get screwed by getting it wrong is us landlords, I DO NOT intend to be in that category in one year's time when my rent increase process has to be done (I'm quite happy right now to argue my Market Rents set to top of market this year)
They may well not be anti-landlord, but everything they do makes it difficult to be a landlord, so why would anyone stay in the game? They are trying to lock landlords in, but so many have left over recent years and many more now (including myself).. They are trying to lock in the few remaining, overall making the housing crisis worse, if they had fairer rules etc, landlords would remain, therefore alleviating the crisis somewhat..
It doesnt take many brain cells to see that.. it mystifies me as to what they are doing?
TBF, if ppl on AAM can see the issues, not sure why the IPOA cant? Or at least ask for clarification on the number of issues that have been raised all over AAM..
I always think of the IPOA as football supporters. A group of people who get together with a common interest but think they are far more knowledgeable and important than they really are. Constantly professing their expertise to anyone who will listen and slapping each other on the back thinking that means the rest of the world think they are great and not just their club members.
LarryScott
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Yeah, that is it. Guess I was being over optimistic
.The rent setting rules are really unclear. It needs to happen at the start of the tenancy, without defining what "start" means.
Even changing that to be clear would be helpful.
If you notify the tenant during lease signing, does that count as at the "start"? Could the tenant say the tenancy started later, and so they were notified before the start of the tenancy.
The rule is you can reset the rent to market
- At the start of the tenancy
- If the last tenant left voluntarily (no-fault), or
- The house was not rented within the previous 2 years
- At the end of each 6 year cycle
You would still be able to reset to rent after the 6 year cycle ends for the new tenancy. Also, if you evict during the probation period and leave the house empty for 2 years, then you can also reset to market.
That is very unclear - it could be when the tenant signs the lease, when the deposit and first month's rent is paid, when the tenant gets the keys or when the tenant moves in.
If the tenant gets the keys on Wednesday, moves some stuff in on Thursday and fully moves in on Friday, when does the lease start (assuming it is not some earlier date when money changed hands)? Should you serve the rent setting document on every possible start date just to be sure, including service on the RTB each time?
It seems to be designed to give the tenant as many avenues to contest the rent as possible and to make life as difficult as possible for the landlord.
Sorry that I maybe sounding stupid
I have a house that only came into a RPZ in June 2025. The last rent setting was in August 2024 (rent commencing)
I thought (stupidly) that I could give the 90 day notice of the new rent commencing in August 2026.
It now transpires that I have to wait until the two years have expired fully in August 2026 before I can issue a New Rent Review giving the 90 day notice.
This is effectively 2 years and 3 months between the two rent events.
I have a house that only came into a RPZ in June 2025. The last rent setting was in August 2024 (rent commencing)
I thought (stupidly) that I could give the 90 day notice of the new rent commencing in August 2026.
It now transpires that I have to wait until the two years have expired fully in August 2026 before I can issue a New Rent Review giving the 90 day notice.
This is effectively 2 years and 3 months between the two rent events.
LarryScott
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Ideally, the lease should say when the tenancy actually starts.
Maybe hand over the keys and the rent setting document at the same moment on the day the tenancy officially start. Probably, hand over copies of the document on signing day and with the keys. You could leave a copy in the house, so they get it when they actually move-in whenever that happens.
Sadly when I rang IPOA the person I spoke to had to engage with other staff on a few occasions in mini "conferences" prior to confirming what I had feared.
Its all a complete mess.
Wishing for a phone call or text message from a Tenant that they are vacating a house.
Its all a complete mess.
Wishing for a phone call or text message from a Tenant that they are vacating a house.
The rules are utterly Byzantine.
It is a complete mess and extraordinary for something that at the end of the day is not a complicated transaction.
That may not work. The lease may say that it starts on the 1st of July, but I'd think it is still possible for the tenant to argue otherwise if he got the keys before or after.
Plus you could end up in a situation where you specify 1 July on the lease but the tenant asks for the keys a week before hand to move some stuff in. You then either get off to a very bad start by telling him no the lease hasn't started yet or serve him with the rent setting documents that day and serve him again with the same documents on the 1 July. He'll think you're mad, again a bad start. If you explain why you have to, he won't believe you and will again think you're mad.
The whole thing is tied up in crazy knots. A landlord charging a perfectly reasonable rent and serving perfectly correct documentation can end up in all sorts of civil and criminal litigation because the forms were served on 1 July instead of 2 July.
Dermot this is no good. Send an email to the RTB. You need instructions in writing. Do not rely on the IPOA for this.
Issue a NOT. After they move out. Then rent to a friend for a month (they dont actually have to live there or pay you rent. they just have to be your tenant). Register it with the RTB. Friend gives notice that they are leaving after the first month. Sell, now that you are off the rent lock.
LarryScott
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I suspect that will be interpreted as a sham tenancy. I don't know if there is a specific rule, but if it was that easy, then everyone would be doing it.
Also, there is a chance your "friend" ends up not being so friendly. There are tales of "friends" refusing to leave when the day they agreed arrives (when they realize that living somewhere else would have much higher rents).