With the Government preparing to control tenant’s deposits at five weeks rent, Herne Hill landlords will soon only be protected in the event of a single month of unpaid rental-arrears, at a time when Universal Credit has seen some rent arrears quadrupling and that’s before you consider damage to the property or solicitor costs.
It can’t be disputed that the deposits Herne Hill tenants have to save for, certainly raises the cost of renting, putting another nail in the coffin of the dream of home ownership for many Herne Hill renters whilst at the same time, those same deposits being unable to provide Herne Hill landlords with a decent level of protection against unpaid rent or damage to the property.
In fact, the total of all the tenants’ deposits in
Herne Hill, deposited or protected, is £3,812,765
When you consider the value of all the privately rented properties in Herne Hill total £1,614,123,610, the need for decent landlord insurance to ensure you are adequately covered as a Herne Hill landlord is vital.
However, I want to consider the point of view of the Herne Hill tenant. Several housing charities believe spending more than a third of someone’s salary on rent as exorbitant, yet for the tenants they find themselves in that very position. I feel especially sorry for the Herne Hill youngsters in their 20’s who want to rent a place for themselves, as they face having to pay out the rent and try to save for a deposit for a home.
The average 22 to 29-year-old in Herne Hill spends 61% of their typical salary on a one bed rental property
….and 74% of their salary for a 2-bed home in Herne Hill.
40 years ago, British people who rented spent an average of 10% of their salary on rent, and only 14% in London. Looking in even greater detail, according to the ONS, over the past 60 years the proportion of total spending on all housing (renting and mortgages) has doubled from 9% in the late 1950’s to 18% today. Whilst on the other hand, the proportion of total expenditure on food has halved (33% to 16%), as has the proportion of total spending on clothing (10% to 5%) … it’s a case of swings and roundabouts!
Yet landlords also face costs that need to be covered from rents including mortgages, landlord insurance (especially the need for the often-inadequate deposits to cover the loss of rent and damage), maintenance and licensing. In fact, rents in the last 10 years have failed to keep up with UK inflation, so in real terms, landlords are worse off when it comes to their rental returns (although they have gained on the increase in Herne Hill property values – but that is only realised when a property sells).
There are a small handful of Herne Hill landlords selling some/or all of their rental portfolio as their portfolios become less economically viable with the recent tax changes for buy to let landlords, which will result in fewer properties available to rent.
However, this will reduce the supply and availability of Herne Hill rental properties, meaning rents will rise (classic textbook supply and demand), thus landlords return and yields will rise. Yet, because tenants still can’t afford to save the deposit for a home (as we discussed above) and we are all living longer, the demand for rental properties across Herne Hill will continue to grow in the next twenty to thirty years as we turn to more European ways where the norm is to rent rather than buy in the 20’s and 30’s age range. This will mean new buy-to-let landlords will be attracted into the market, buy properties for the rental market in Herne Hill and enjoy those higher yields and returns … isn’t it interesting that things mostly always go full circle?