Chartered Surveyors Commercial Property Consultants. The Minimum Energy Efficiency Standards: A Guide for Commercial Property
|
|
- Ashlee James
- 6 years ago
- Views:
Transcription
1 Chartered Surveyors Commercial Property Consultants The Minimum Energy Efficiency Standards: A Guide for Commercial Property
2 2 WHAT ARE MEES? The Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015, are known in the industry as the Minimum Energy Efficiency Standard or MEES. This is secondary regulation that was passed in March 2015 following the UK Energy Act of KEY POINTS: Minimum Energy Efficiency Standards (MEES) will make it unlawful for properties with F or G Energy Performance Certificates (EPC) to be let, without implementing cost effective energy efficiency improvements or fulfilling an exemption criterion. MEES come into effect on 1 st April 2018 for new leases and lease renewals/extensions where there is an EPC already. MEES comes into effect on 1 st April 2023 for all existing leases. WHY HAVE THESE MEASURES BEEN INTRODUCED? The built environment has been identified by Government as a major contributor to greenhouse gas emissions and is therefore an important sector to regulate if the UK is to meet its carbon reduction targets for 2020 and Estimates issued by the government state that 18 per cent of commercial properties are likely to fall within the lowest EPC ratings of F or G. While Building Regulations ensure that new properties meet current energy efficiency standards, MEES will tackle the existing building stock in England & Wales. It is also very important to note that the minimum standards are likely to rise in future. TO WHAT PROPERTIES DO THE REGULATIONS APPLY? The Minimum Energy Efficiency Standards will apply to all rented properties with a valid EPC, both domestic and non-domestic, in England & Wales and with leases of longer than six months and shorter than 99 years. Scotland is not affected by MEES but is subject to similar regulation. If a property does not have an EPC then the regulations will not apply to it. WHAT ARE THE PENALTIES FOR NON-COMPLIANCE? The MEES Regulations will be enforced by Local Authorities who will have powers to impose civil penalties which are set by reference to the property s rateable value.
3 3 The penalty for renting a property for a period of less than three months in breach of the MEES Regulations will be equivalent to 10 per cent of the property s rateable value, subject to a minimum penalty of 5,000 and a maximum of 50,000. After three months, the penalty rises to 20 per cent of the rateable value, with a minimum penalty of 10,000 and a maximum of 150,000. Where a property is let in breach of the MEES Regulations or where a penalty is imposed, the lease between the landlord and the tenant remains valid and in force. WHAT ARE THE EXCLUSIONS & EXEMPTIONS? The key exemptions where property with a low energy rating can be let are: a. all cost effective improvements, being works that would pay for themselves through energy savings within seven years, have been undertaken, or there are no such works that could be done; b. a landlord is unable to obtain third party consent, for example from the planning authority, lender, superior landlords or consent from the tenant under a lease to enter the property to carry out improvement works; c. an independent surveyor determines that the energy efficiency improvements would devalue the property by more than 5% (such as providing thermal insulation to the internal face of external walls) or would damage the property. Exemptions last for five years and to qualify for an exemption a landlord must register the exemption that it is relying upon. Exemptions do not pass from one landlord to another. Where a landlord buys a property already subject to leases, or where a landlord is required to grant a lease pursuant to a statutory or contractual obligation to do so, such as on a lease renewal, the landlord is not in immediate breach of the regulations. It has six months to comply or to determine that one of the principal exemptions apply. WILL THE GOVERNMENT IMPLEMENT MEES Since the General Election in May 2015, doubts have been raised as to whether the Government will actually implement MEES in 2018 due to opposition to the policy from the property industry. Brexit could also provide the opportunity to repeal the Energy Performance of Buildings (England and Wales) Regulations 2012, which underpin the
4 4 MEES Regulations, because these implement the EU Energy Performance of Buildings Directive The underlying policy for the MEES Regulations originated in the UK not the EU and the MEES Regulations remain on the statute books. Accordingly we would recommend that parties therefore assume that MEES will apply from 1 st April The underlying policy for the MEES Regulations originated in the UK. HOW DO MEES IMPACT UPON COMMERCIAL INVESTORS? Landlords are likely to be the most affected parties because the key obligations and restrictions in the MEES Regulations fall on them. We have considered the implications of MEES on commercial landlords and set out below a summary of our opinions of the key implications. 1. Investors will be unable to renew / regear leases of non-compliant properties from 1 st April Investors will be unable to relet vacant noncompliant property from 1 st April Investors will be liable for penalty payments for any let non-compliant properties from 1 st April Properties with F or G ratings are likely to prove increasingly difficult to sell as we approach April 2018 and the market becomes aware of the commercial implications of the legislation. E ratings will also have potential to impact on value as the market anticipates escalation of the legislation. 5. We do not expect commercial mortgage lenders to accept properties with an F or G rating as loan security. We also expect them to be cautious in respect of properties with an E rating. 6. We consider there is potential for rents achievable at rent review and statutory lease renewal to be impacted by the regulations. If the tenant could claim that they have been or will be adversely affected by a low EPC rating (such as inability to sub-let, having costs to bear in spending on improvements or suffering disruption as a consequence of the landlord entering the property to make improvements).
5 5 HOW DO MEES IMPACT UPON COMMERCIAL TENANTS? The structuring of MEES places the key obligations and restrictions on landlords however tenants should ensure that they obtain professional advice. We set out below our opinions of the key implications on commercial tenants. 1. A tenant may need to underlet and will be subject to the requirements of MEES in this scenario. 2. The terms of an existing lease or the terms sought by a landlord in a new lease may shift the responsibility and costs burden onto the tenant. 3. A tenant may find their landlord requesting access in order to undertake improvement works which may present an opportunity for tenants to leverage their position in order to negotiate a preferential lease regearing or the completion of other required works. 4. A tenant may, dependant on the terms of the lease and their MEES compliance position, be in a position to obtain an EPC in order to have a preferential impact upon rent review outcomes or to strengthen a request to their landlord to undertake improvement works to the property. 5. Tenants acquiring new units may have the opportunity to extract concessions from landlords of low rated properties. 6. MEES will also impact tenant s dilapidations and reinstatement liabilities. Landlords may seek retention of elements of tenant s fit out alterations in order to avoid adversely affecting EPC ratings. There will also be risk presented by undocumented alterations as well as landlords seeking to restrict tenant alterations which may adversely impact EPC ratings. HOW ARE LEASES CHANGING TO TAKE ACCOUNT OF MEES? 1. Alterations There may not need to be a specific mention within the lease however we consider that it would be reasonable for landlords to withhold consent where an alteration by a tenant will have a negative impact upon the EPC rating of the property. For landlord s we consider it essential to ensure that any tenant s alterations are properly considered and Environmental Performance Modelling is undertaken if appropriate prior to consent being documented. For tenant s we consider that obtaining advice in respect of the lease prior to undertaking alterations is of great importance since we see potential for landlord s to incur losses which may be recoverable from the tenant as a result of non-consented alterations.
6 6 2. EPCs The Model Commercial Lease requires that a tenant may not obtain or comission an EPC on the premises unless authorised to do so by the Landlord unless required to do so by the EPB Regulations. If the Tenant is required to obtain an EPC, the Tenant must (at the Landlord s option) obtain an EPC from an assessor approved by the Landlord or pay the Landlord s costs of obtaining an EPC for the Premises. These restrictions are important to control the commissioning of EPCs. 3. Sustainability Improvement Costs The Model Commercial Lease now includes provision that the Tenant must pay the costs incurred by the Landlord in carrying out works to the Premises to improve their Environmental Performance where the Tenant, in its absolute discretion, has consented to the Landlord doing so and the landlord will have the right to enter the Premises to carry out any such works to which the Tenant has given its consent. The Tenant is the party that stands to benefit from the improvements as a result of reduced energy bills. The discretion as to whether the works should be undertaken remains with the Tenant (since it is they who will be paying the costs in this structure), on the basis that if they refuse then the landlord may obtain an exemption from the MEES Regulations on the basis that consent from the tenant to undertake works cannot be obtained. WHAT SHOULD COMMERCIAL PROPERTY TENANTS & OCCUPIERS DO NOW? Firstly you should review your lease to understand your rights when it comes to MEES. You should also understand how MEES may impact other provisions within your leases, and audit your estate portfolio for compliance. You should ensure that you seek professional advice before entering into any negotiations with your landlord regarding a lease renewal, regear, rent review or alteration to ensure that you understand the potential impacts of MEES. WHAT SHOULD COMMERCIAL PROPERTY INVESTORS DO NOW? Boddy & Edwards have established a strategy for commercial investors to understand the extent to which their investment portfolio may be affected by MEES and can advise upon and implement measures to minimise the commercial impacts, in order to ensure compliance at the required time. Please contact us if you would like to discuss this further. 4. Yield up There is argument for a requirement that the tenant should yield up the premises with an EPC rating no lower than the minimum energy efficiency standard rating from time to time. This may however be considered as an improvement. A requirement that the premises be handed back with a rating at least the same as at the date of the letting may therefore be more realistic. This is however likely to remain a contentious issue; development of the Building Regulations is likely to enhance the requirements of current ratings (i.e. a building currently assessed as a C rating may be classed as a D if reassessed in the future under more demanding Building Regulations.
7 7 ABOUT BODDY & EDWARDS Boddy & Edwards is a firm of Chartered Surveyors and Commercial Property Consultants, founded in 1989, who provide commercial property consultancy services to investor and occupier clients throughout the UK. Our retained Elmhurst Certified Level 4 Non- Domestic Energy Assessors provide technical support consultancy services to two EPC Accreditation Schemes, Elmhurst Energy Solutions and Sterling Accreditation and are experts in the field of energy performance modelling. Our collaborative approach to MEES compliance is unique in utilising detailed energy performance modelling overseen by a qualified Quantity Surveyor, providing accurate cost / benefit advice for performance improvements which is combined with expert lease consultancy advice in order to develop the optimum compliance strategy. KEY CONTACTS David Boddy MRICS DDI: david@boddyandewards.co.uk Barry Munday MRICS DDI: barry@boddyandewards.co.uk
Countdown to the Minimum Energy Efficiency Standards (MEES)
Countdown to the Minimum Energy Efficiency Standards (MEES) Guidance for CRE Investors and Landlords March 2017 CONTENTS SECTION 1 AIM OF GUIDANCE SECTION 2 OUTLINE OF MEES REQUIREMENTS SECTION 3 ENFORCEMENT
More informationMINIMUM ENERGY EFFICIENCY STANDARDS (MEES) Protecting Your Assets
MINIMUM ENERGY EFFICIENCY STANDARDS (MEES) Protecting Your Assets MINIMUM ENERGY EFFICIENCY STANDARDS (MEES) PROTECTING YOUR ASSETS REQUIREMENTS The Energy Efficiency (Private Rented Sector) (England and
More informationMinimum Energy Efficiency Standards. Frequently Asked Questions
Minimum Energy Efficiency Standards Frequently Asked Questions These Frequently Asked Questions relate to the Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015 and have been
More informationA TUFFIN FERRABY TAYLOR GUIDANCE NOTE MARCH 2015
A TUFFIN FERRABY TAYLOR GUIDANCE NOTE MARCH 2015 MINIMUM ENERGY EFFICIENCY STANDARDS: NON-COMPLIANCE RISKS SIGNIFICANT FINES, MAJOR COMMERCIAL RESTRICTIONS AND A DAMAGED REPUTATION. BUT COMPLYING IS NOT
More informationThe rules will affect both commercial and residential properties, but this paper considers only the implications for commercial properties.
Discussion paper on proposed amendments to the Model Commercial Lease to take account of the Minimum Energy Efficiency Standard regulations and the Heat Network regulations 7 October 2015 Overview The
More informationMinimum Energy Efficiency Standards Fact Sheet The Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015 introduce measures
Minimum Energy Efficiency Standards Fact Sheet The Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015 introduce measures to improve the energy efficiency of private rented
More informationMinimum Energy Efficiency Standards (MEES) How are you affected?
Minimum Energy Efficiency Standards (MEES) How are you affected? If you haven t already heard about the Minimum Energy Efficiency Standards (MEES) here s a bit more about what they are, what to do to prepare
More informationA Guide to MEES: the new Minimum Energy Efficiency Standards. It s business. But it s personal. mishcon.com
A Guide to MEES: the new Minimum Energy Efficiency Standards It s business. But it s personal. mishcon.com This note gives an overview of how the Minimum Energy Efficiency Standards (or MEES ) will affect
More informationInformation. MEES The final countdown for residential leases. Are just lettings affected? Minimum Energy Efficiency Standards Regulations ( MEES )
Information March 2018 Head Office 3 Lonsdale Gardens Tunbridge Wells Kent TN1 1NX T 01892 510000 F 01892 540170 Thames Gateway Corinthian House Galleon Boulevard Crossways Business Park Dartford Kent
More informationThe Carbon Challenge
The Carbon Challenge How emission reduction schemes may affect property lenders November 2015 Commercial property is now subject to a range of EU-wide and UK domestic law aimed at reducing carbon emissions.
More informationEnvironment and energy briefing from Burges Salmon published in the February 2015 issue of The In-House Lawyer:
Environment and energy briefing from Burges Salmon published in the February 2015 issue of The In-House Lawyer: Minimum energy efficiency standard for commercial buildings: issues for landlords and tenants
More informationCarrots and sticks - improving energy efficiency of non-domestic buildings
Briefing June 2016 Carrots and sticks - improving energy efficiency of non-domestic buildings Both the Scottish and the UK Governments have produced regulations that are intended to improve the energy
More informationTHE NON-DOMESTIC PRIVATE RENTED PROPERTY MINIMUM STANDARD
THE NON-DOMESTIC PRIVATE RENTED PROPERTY MINIMUM STANDARD Guidance for landlords and enforcement authorities on the minimum level of energy efficiency required to let non-domestic property under the Energy
More informationTHE IMPACT OF MEES LEGISLATION FOR THE PROPERTY MANAGER
THE IMPACT OF MEES LEGISLATION FOR THE PROPERTY MANAGER ENVIRONMENTAL LANDSCAPE FOR COMMERCIAL REAL ESTATE MEES Minimum Energy Efficiency Standards Energy case study 9th November 2016 2 (MEES) Minimum
More informationTHE IMPACT OF MEES LEGISLATION FOR THE PROPERTY MANAGER
THE IMPACT OF MEES LEGISLATION FOR THE PROPERTY MANAGER ENVIRONMENTAL LANDSCAPE FOR COMMERCIAL REAL ESTATE MEES Minimum Energy Efficiency Standards Energy case study Optional caption placeholder 2 (MEES)
More informationA TUFFIN FERRABY TAYLOR WHITE PAPER MAT LOWN, MARCH 2018
A TUFFIN FERRABY TAYLOR WHITE PAPER MAT LOWN, MARCH 2018 MINIMUM ENERGY EFFICIENCY STANDARDS: NON-COMPLIANCE RISKS SIGNIFICANT FINES, MAJOR COMMERCIAL RESTRICTIONS AND A DAMAGED REPUTATION. BUT COMPLYING
More informationValuation Update 2017
Valuation Update 2017 Valuing Sustainability & Valuing In Uncertain Times Since the BREXIT yes vote, the Trump USA presidency and problems in the Eurozone, property markets are more volatile. Nick French
More informationValuation Update 2017
Valuation Update 2017 Valuing Sustainability & Valuing In Uncertain Times Since the BREXIT yes vote, the Trump USA presidency and problems in the Eurozone, property markets are more volatile. Nick French
More informationMinimum Energy Efficiency Standards (MEES) Impact on UK property management and valuation
Insight Minimum Energy Efficiency Standards (MEES) Impact on UK property management and valuation rics.org/insights Minimum Energy Efficiency Standards (MEES): Impact on UK property management and valuation
More informationDomestic Private Rented Sector Minimum Level of Energy Efficiency
Domestic Private Rented Sector Minimum Level of Energy Efficiency Consultation to amend The Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015 in relation to domestic properties
More informationYour Guide to Energy Efficiency in the Private Rental Sector
Your Guide to Energy Efficiency in the Private Rental Sector Introduction In 2016, two pieces of legislation relating to energy efficiency, came into force: The Tenant s Energy Efficiency Improvement and
More informationFactsheet 2. Good practice and factors for consideration in England and Wales
Good practice and factors for consideration in England and Wales This factsheet is intended to help resolve some of the questions that arise in relation to disability-related alterations to common parts
More informationRetail therapy. MEES: Implications for Retail Owners and Occupiers. Nick Hogg 26 February 2015
Retail therapy MEES: Implications for Retail Owners and Occupiers Nick Hogg 26 February 2015 MEES in retail Implications for Retail Owners and Occupiers Can we be sure our EPCs are accurate? What might
More informationPrivate Sector Housing Fees & Charges Policy
APPENDIX C Private Sector Housing Fees & Charges Policy for the Regulation of Housing Standards Updated 1 August 2017 CONTENTS Page 1. Introduction 3 2. Purpose of the Fees & Charges Policy 3 3. Principles
More informationAdvice to Local Weights and Measures Authorities on Enforcement of Energy Certificates and Air- Conditioning Inspections for Buildings
1 The Inspections) (England s 2007 SI 2007/991, amended by SI 2007/1669, SI 2007/3302, SI/2007 647 and SI 2008/2363 Advice to Local Weights and Measures Authorities on Enforcement of Energy Certificates
More informationLeases of land and/or buildings to sailing clubs generally fall within the provisions of Part II of the Landlord and Tenant Act 1954.
LEASE RENEWALS THE LANDLORD AND TENANT ACT 1954 Overview: Leases of land and/or buildings to sailing clubs generally fall within the provisions of Part II of the Landlord and Tenant Act 1954. The Act broadly
More informationSole Agency Agreement
Sole Agency Agreement You should read this document thoroughly. If you have difficulty in understanding any of the terms or conditions laid out in this document, we strongly recommend that you seek the
More informationGUIDE TO SSAS PROPERTY PURCHASE
GUIDE TO SSAS PROPERTY PURCHASE www.investaccpensions.co.uk 2 InvestAcc Pension Administration Limited Guide to SSAS Property Purchase Guide to Purchasing Property and Land through your SSAS This guide
More informationMinimum Energy Efficiency Standard for Buildings Regulations published
Minimum Energy Efficiency Standard for Buildings Regulations published 1 Briefing note February 2015 Minimum Energy Efficiency Standard for Buildings Regulations published The Department of Energy and
More informationIMPLEMENTATION OF THE EU DIRECTIVE 2010/21/EU ON THE ENERGY PERFORMANCE OF BUILDINGS (EPBD2)
IMPLEMENTATION OF THE EU DIRECTIVE 2010/21/EU ON THE ENERGY PERFORMANCE OF BUILDINGS (EPBD2) AMENDMENTS TO THE ENERGY PERFORMANCE OF BUILDINGS (CERTIFICATES AND INSPECTIONS) REGULATIONS (NI) 2008 CONSULTATION
More informationProperty Consultants making a real difference to your business
Property Consultants making a real difference to your business Making commercial sense of property Focused on commercial benefits Making property add value to your business In everything we do, we are
More informationFully Managed Landlord Agreement The Landlord and the Agent hereby agree to enter into a Contract under the following terms and conditions.
Fully Managed Landlord Agreement The Landlord and the Agent hereby agree to enter into a Contract under the following terms and conditions. Date: Parties:. The Landlord:. Of.. The Agent: Ellen Kay Lettings
More informationProperty notes for the AJ Bell Investcentre SIPP
Property notes for the AJ Bell Investcentre SIPP Contents Introduction 3 The property 3 The seller 3 Valuations 3 Energy Performance Certificate 3 Trustee borrowing 4 The purchase 4 Property management
More informationSSAS Information Booklet Property Investment
SSAS Information Booklet Property Investment About property investments Property investment within a SSAS is complex. This booklet aims to help you to understand the processes involved. However, it is
More informationGUIDE TO SIPP PROPERTY PURCHASE
GUIDE TO SIPP PROPERTY PURCHASE www.investaccpensions.co.uk 2 InvestAcc Pension Administration Limited Guide to SIPP Property Purchase Guide to Purchasing Property and Land through your SIPP This guide
More informationPropertymark Qualifications: Level 2 Award in Introduction to Residential Property Management Practice (England & Wales) Qualification Specification
Propertymark Qualifications: Level 2 Award in Introduction to Residential Property Management Practice (England & Wales) Qualification Specification Propertymark Qualifications Live from January 2017 ABOUT
More informationSpring Budget Submission to HM Treasury From the Association of Residential Letting Agents (ARLA) January 2017
Spring Budget Submission to HM Treasury From the Association of Residential Letting Agents (ARLA) January 2017 Background 1. ARLA is the UK s foremost professional and regulatory body for letting agents;
More informationImproving the energy efficiency of our buildings
Improving the energy efficiency of our buildings Local weights and measures authority guidance for energy performance certificates and air conditioning inspections for buildings December, 2012 Department
More informationProperty administration overview and risk warning notice
Property administration overview and risk warning notice Overview of property administration You have informed us that you wish to purchase a property within your Scheme. Please complete and return to
More informationDecember Arbon House, 6 Tournament Court, Edgehill Drive, Warwick CV34 6LG T F
Response to Department for Communities and Local Government s consultation paper Houses in Multiple Occupation and residential property licensing reforms from Association of Residential Letting Agents
More informationMinimum Energy Efficiency Standard 10 Key Questions for Commercial Property Owners
1 Minimum Energy Efficiency Standard 10 Key Questions for Commercial Property Owners Briefing note March 2017 Minimum Energy Efficiency Standard 10 Key Questions for Commercial Property Owners From 1 April
More informationSCOTTISH GOVERNMENT RESPONSE TO PRIVATE RENTED HOUSING (SCOTLAND) BILL STAGE 1 REPORT
SCOTTISH GOVERNMENT RESPONSE TO PRIVATE RENTED HOUSING (SCOTLAND) BILL STAGE 1 REPORT I am writing in response to the Local Government and Communities Committee s Stage 1 Report on the Private Rented Housing
More informationSECTION 63. Your guide to. in Scotland. Scottish Energy Services. 34 (Suite 1/1) St Enoch Square, Glasgow, G1 4DF
Scottish Energy Services 34 (Suite 1/1) St Enoch Square, Glasgow, G1 4DF info@scottishenergyservices.co.uk www.scottishenergyservices.co.uk Raj Chall (Director) Your guide to SECTION 63 in Scotland 2 Section
More informationLANDLORDS TERMS AND CONDITIONS
LANDLORDS TERMS AND CONDITIONS AGENCY AGREEMENT Between Cloud9 Aspirational Property Management Limited The Old Chapel, 14 Fairview Drive, Redland, Bristol, BS6 6PH and Landlord s name/s (all joint landlords):..
More informationpropertymark QUALIFICATIONS LEVEL 6 AWARD IN RESIDENTIAL LETTING AND PROPERTY MANAGEMENT (SCOTLAND) QUALIFICATION SPECIFICATION
propertymark QUALIFICATIONS LEVEL 6 AWARD IN RESIDENTIAL LETTING AND PROPERTY MANAGEMENT (SCOTLAND) QUALIFICATION SPECIFICATION LIVE FROM JANUARY 2018 ABOUT PROPERTYMARK QUALIFICATIONS Propertymark Qualifications
More informationpropertymark QUALIFICATIONS LEVEL 3 AWARD IN RESIDENTIAL LETTING AND PROPERTY MANAGEMENT (ENGLAND AND WALES) QUALIFICATION SPECIFICATION
propertymark QUALIFICATIONS LEVEL 3 AWARD IN RESIDENTIAL LETTING AND PROPERTY MANAGEMENT (ENGLAND AND WALES) QUALIFICATION SPECIFICATION LIVE FROM JANUARY 2018 ABOUT PROPERTYMARK QUALIFICATIONS Propertymark
More informationPrivate Rented Sector Minimum Energy Efficiency Standard Regulations (Non-Domestic)
Private Rented Sector Minimum Energy Efficiency Standard Regulations (Non-Domestic) to 22 July 2014 Consultation on the non domestic private rented sector energy efficiency regulations (England and Wales)
More informationAGREEMENT FOR THE SALE AND PURCHASE OF TELEPHONE KIOSK(S) TO A LOCAL AUTHORITY IN ENGLAND OR WALES.
AGREEMENT FOR THE SALE AND PURCHASE OF TELEPHONE KIOSK(S) TO A LOCAL AUTHORITY IN ENGLAND OR WALES. This agreement is made this [ ] day of [ ] 20[ ] Background The Buyer wishes to buy the Goods from the
More informationHOUSING (SCOTLAND) BILL
HOUSING (SCOTLAND) BILL SUPPLEMENTARY FINANCIAL MEMORANDUM INTRODUCTION 1. As required under Rule 9.7.8B of the Parliament s Standing Orders, this Supplementary Financial Memorandum is published to accompany
More information2016 No. 790 ENTERPRISE, ENGLAND AND WALES. The Pubs Code etc. Regulations 2016
S T A T U T O R Y I N S T R U M E N T S 2016 No. 790 ENTERPRISE, ENGLAND AND WALES The Pubs Code etc. Regulations 2016 Made - - - - 20th July 2016 Coming into force in accordance with regulation 1(b) CONTENTS
More informationClassification: Public. Heathrow Expansion. Land Acquisition and Compensation Policies. Interim Property Hardship Scheme 1.
Heathrow Expansion Land Acquisition and Compensation Policies Interim Property Hardship Scheme 1 Policy Terms 1 Introduction 1.1 This document sets out the terms of the Interim Property Hardship Scheme
More informationLETTINGS INSTRUCTION AGREEMENT ORCHARD. orchard-online.co.uk
LETTINGS ORCHARD Sales Lettings Property Management Land and New Homes INSTRUCTION AGREEMENT Offering unrivalled levels of personal service in property to our valued clients orchard-online.co.uk PERSONAL
More informationBriefing Paper: Allotment Law in Scotland Introduction Allotments (Scotland) Act of 1892
Disclaimer: The contents of this paper is the best understanding of the current state of Scottish law relating to allotments by a lay person who is a member of the SAGS committee. It is not intended to
More informationHeathrow Expansion. Land Acquisition and Compensation Policies. Interim Property Hardship Scheme. Policy Terms
1 Introduction Heathrow Expansion Land Acquisition and Compensation Policies Interim Property Hardship Scheme Policy Terms 1.1 This document sets out the terms of the Interim Property Hardship Scheme (the
More informationPrivate Rented Sector Tenants Energy Efficiency Improvements Provisions
Private Rented Sector Tenants Energy Efficiency Improvements Provisions Guidance for landlords and tenants of domestic property on Part Two of the Energy Efficiency (Private Rented Property) (England and
More informationASSIGNMENT OF LEASES. Presented by Andrew Brown, Principal Brown & Associates, Commercial Lawyers. 8 March 2016
ASSIGNMENT OF LEASES Presented by Andrew Brown, Principal Brown & Associates, Commercial Lawyers 8 March 2016 CLE Papers 8 March 2016 CONTENTS Page No Scope of Paper 2 A. Preliminary matters 1. Be clear
More informationPrivate Housing (Tenancies) (Scotland) Bill. Written submission to the Infrastructure and Capital investment Committee
Private Housing (Tenancies) (Scotland) Bill Written submission to the Infrastructure and Capital investment Committee Background: The National Landlords Association (NLA) The National Landlords Association
More informationEnergy Performance Certificates (EPCs) and renting homes: A landlord s guide
Energy Performance Certificates (EPCs) and renting homes: A landlord s guide From 1 October 2008 landlords are required to provide an Energy Performance Certificate when they rent out a home. An Energy
More informationReal Estate Advisory Services. Legal advice and specialist property services for investment, development and management
Real Estate Advisory Services Legal advice and specialist property services for investment, development and management Real Estate Advisory Services Everything you would expect from real estate legal experts,
More informationImproving the energy efficiency of our buildings
Improving the energy efficiency of our buildings Local Weights and Measures Authority guidance for the enforcement of the requirements of the Energy Performance of Buildings (England and Wales) Regulations
More informationThe Types of Standard 2 Guidance on the Standards 2 Changes to Legislation 2
CONTENTS INTRODUCTION 2 The Types of Standard 2 Guidance on the Standards 2 Changes to Legislation 2 SCOTTISH CORE STANDARDS FOR ACCREDITED LANDLORDS 3 1 Communication with the Tenant 3 2 Equality Issues,
More informationTerms and Conditions of Appointment
Terms and Conditions of Appointment Terms and Conditions of Appointment Definitions Agreement refers to the Terms of Business between the Agent and the Client The Agent refers to SurreyLets Ltd Client
More informationBristol Commercial Property
Bristol Commercial Property With its unique atmosphere characterised by creative businesses and independent shops, restaurants and bars, Bristol is one of the most vibrant and exciting places in the UK
More informationLETTING & MANAGMENT TERMS AND CONDITIONS
LETTING & MANAGMENT TERMS AND CONDITIONS Thank you for instructing Blackstones Residential to act on your behalf in marketing your property for rental. Our terms and conditions are detailed in the following
More informationPapers The Digital Economy Act : What surveyors need to know about changes to the law on telecommunications equipment
Journal of Building Survey, Appraisal & Valuation Volume 6 Number 3 Papers The Digital Economy Act : What surveyors need to know about changes to the law on telecommunications equipment Michael Watson
More informationQualification Snapshot CIH Level 3 Certificate in Housing Services (QCF)
Qualification Snapshot CIH Certificate in Housing Services (QCF) The Chartered Institute of Housing (CIH) is an awarding organisation for national qualifications at levels 2, 3 and 4. CIH is the leading
More informationAnthea Lettings is a highly successful letting agency with properties throughout the North London area.
About Us Anthea Lettings is a modern and innovative Letting Agent. Our office will provide you with a professional lettings and property management service that embraces our core principles of quality
More informationLETTER TO COMPANY - DRAFT CITY OF LONDON LAW SOCIETY LAND LAW COMMITTEE CERTIFICATE OF TITLE (7 TH EDITION 2016 UPDATE)
LETTER TO COMPANY - DRAFT CITY OF LONDON LAW SOCIETY LAND LAW COMMITTEE CERTIFICATE OF TITLE (7 TH EDITION 2016 UPDATE) This is the first of two letters which may be sent by the solicitors giving the Certificate
More informationdilapidations 1 ADB DILAPIDATIONS It is important for all tenants of commercial property to be aware of dilapidations and the
1 ADB DILAPIDATIONS www.adblondon.com dilapidations It is important for all tenants of commercial property to be aware of dilapidations and the implications for maintenance/repair strategies and financial
More informationArbon House, 6 Tournament Court, Edgehill Drive, Warwick CV34 6LG T F
Response to the Home Office Proposals for an Immigration Bill 2015 Housing Measures From the Association of Residential Letting Agents (ARLA) August 2015 Background: 1. The Association of Residential Lettings
More informationResidential Tenancies Act Review Environment Victoria submission on the Options Discussion Paper
10 February, 2017 By email: yoursay@fairersaferhousing.vic.gov.au RE: Residential Tenancies Act Review Environment Victoria submission on the Options Discussion Paper Thank you for the opportunity to make
More informationPROPOSED DISPOSAL OF ALLOCATED HOUSING SITE AT STIRCHES, HAWICK TO EILDON HOUSING ASSOCIATION FOR THE DEVELOPMENT OF EXTRA CARE HOUSING.
PROPOSED DISPOSAL OF ALLOCATED HOUSING SITE AT STIRCHES, HAWICK TO EILDON HOUSING ASSOCIATION FOR THE DEVELOPMENT OF EXTRA CARE HOUSING. Report by the Services Director Regulatory Services EXECUTIVE 17
More informationPOLICY BRIEFING.
High Income Social Tenants - Pay to Stay Author: Sheila Camp, LGiU Associate Date: 2 August 2012 Summary This briefing covers two housing consultations; the most recent, the Pay to Stay consultation concerns
More informationProperty Guide. Strong partnerships, better results DECEMBER Property Guide Ref: 12/16 Page 1 of 17
Property Guide Strong partnerships, better results DECEMBER 2016 Property Guide Ref: 12/16 Page 1 of 17 Contents 03 Investing In Property 04 Before You Start A Few General Rules 05 Property You Already
More informationpropertymark QUALIFICATIONS LEVEL 3 AWARD IN RESIDENTIAL TENANCY DEPOSIT PROTECTION AND MANAGEMENT (ENGLAND AND WALES) QUALIFICATION SPECIFICATION
propertymark QUALIFICATIONS LEVEL 3 AWARD IN RESIDENTIAL TENANCY DEPOSIT PROTECTION AND MANAGEMENT (ENGLAND AND WALES) QUALIFICATION SPECIFICATION LIVE FROM JANUARY 2018 ABOUT PROPERTYMARK QUALIFICATIONS
More informationTERMS AND CONDITIONS OF SALE
TERMS AND CONDITIONS OF SALE As is 1. ALL ASSETS ARE SOLD AS IS, WHERE IS AND WITH ALL FAULTS. ANY EXPRESS OR IMPLIED WARRANTIES INCLUDING THOSE AS TO THE NATURE, QUALITY, QUANTITY, VALUE OR CONDITION
More informationBUILDING PATHOLOGY & DILAPIDATION. Unit 1: Key Concepts of Dilapidations Law
BUILDING PATHOLOGY & DILAPIDATION Unit 1: Key Concepts of Dilapidations Law Learning Objectives Explain what is building pathology and its relevance Understand how the concepts of dilapidation relate to
More informationThe Right to Manage A short guide
The Right to Manage A short guide Real Estate Private Client Corporate Law CONTENTS Introduction 2 Commonhold & Leasehold Reform Act 2002 4 Qualifying conditions 4 Setting up a right to manage company
More informationMinimum Energy Efficiency Standards (MEES) The implications for rent reviews, lease renewals and valuation
Minimum Energy Efficiency Standards (MEES) The implications for rent reviews, lease renewals and valuation 1 Contents 1.0 Introduction and acknowledgements ------------------------------------------------------------------------------
More informationThe new EPC Rules. What landlords need to know about energy performance certificates
The new EPC Rules What landlords need to know about energy performance certificates Duncan Chambers enior Account Manager & ARLA Board Member Calum Brannan Landlord & CEO Fed up with Letting Agents? Us
More informationMFRS Hot Topics. Onerous operating leases
MFRS Hot Topics Onerous operating leases APRIL 2015 Welcome to MFRS Hot Topics - a publication from SJ Grant Thornton. This issue discusses the application of MFRS 137 Provisions, Contingent Liabilities
More informationMinimum Energy Efficiency Standards new strategy for tackling cold homes. Ian Wright Environmental Health Service Manager
Minimum Energy Efficiency Standards new strategy for tackling cold homes Ian Wright Environmental Health Service Manager Content MEES the regulations & their pros and cons The Oxford approach to cold homes
More information2. The BSA welcomes the opportunity to respond to the Welsh Government s White Paper on the future of housing in Wales.
Homes for Wales: A White Paper for Better Lives and Communities Response by the Building Societies Association 1. The Building Societies Association (BSA) represents mutual lenders and deposit takers in
More informationASSET TRANSFER REQUESTS Community Empowerment (Scotland) Act 2015 Guidance Notes
www.hie.co.uk ASSET TRANSFER REQUESTS Community Empowerment (Scotland) Act 2015 Guidance Notes January 2017 CONTENTS ABOUT THIS GUIDANCE 3 INTRODUCTION 4 About Highlands and Islands Enterprise 4 HIE s
More informationA Leasehold Guide to Alterations for Flats
A Leasehold Guide to Alterations for Flats If you own a leasehold flat and wish to make alterations, this guidance note is designed to guide you through the process of obtaining landlord s consent through
More informationTenancy Deposit Scheme for Lettings Agents and Corporate Landlords Membership Rules
Who should read this? Key Documents Tenants Agents Landlords Tenancy Deposit Scheme for Lettings Agents and Corporate Landlords Membership Rules 12th Edition Effective from 2nd April 2018 Contents Definitions
More informationTenancy Deposit Scheme for Landlords Membership Rules
Who should read this? Key Documents Tenants Agents Landlords Tenancy Deposit Scheme for Landlords Membership Rules 6th Edition, revised 20th March 2018 Effective from 2nd April 2018 Contents Definitions
More information1.1 Explain the nature and the characteristics of a lease
Title Residential and Commercial Leasehold Conveyancing Level 3 Credit value 7 (Registered land only) Learning outcomes The learner will: Assessment criteria The learner can Knowledge, understanding and
More informationChapter 8 VALUATION OF AND INFORMATION ON PROPERTIES. Definitions
Chapter 8 VALUATION OF AND INFORMATION ON PROPERTIES Definitions 8.01 In this Chapter:- (1) carrying amount means, for an applicant, the amount at which an asset is recognised in the most recent audited
More informationMember briefing: The Social Housing Rent Settlement from 2015/16
28 May 2014 Member briefing: The Social Housing Rent Settlement from 2015/16 1. Introduction On Friday 23 May Government issued the final policy for Rents for Social Housing from 2015/16, following a consultation
More information19 September Tackling unfair practices in the leasehold market. Introduction
19 September 2017 Tackling unfair practices in the leasehold market Introduction The Royal Institution of Chartered Surveyors (RICS) is pleased to respond to the above consultation. RICS is the leading
More informationPreston Valley Irrigation Co-operative Ltd. Customer Service Charter. For. Preston Valley Irrigation Scheme
Preston Valley Irrigation Co-operative Ltd Customer Service Charter For Preston Valley Irrigation Scheme 2010 Note: This Charter Is To Be Read In Conjunction With The Bylaws Revised 23-11-2010 EMERGENCY
More informationKey principles for Help-to-Rent projects. February 2017
Key principles for Help-to-Rent projects February 2017 1 Crisis and the private rented sector Crisis is the national charity for single homeless people. We are dedicated to ending homelessness by delivering
More informationTerms of Business, Landlord Insurances & Property Information (v2.0)
Terms of Business, Landlord Insurances & Property Information (v2.0) 1 General Agreements 1.1 By signing this document, The Landlord is appointing Belvoir! as The Agent. The Landlord confirms that he has
More informationWho you are and why it matters
Principles of Negotiating a Lease A guide for Voluntary Organisations, Social Businesses and Charities A Resource by James McCallum and Clare Garbett, Russell Cooke James McCallum and Clare Garbett provide
More informationAPPENDIX 7. Housing Enforcement Policy V May 2003
Housing Enforcement Policy V1.2 9 May 2003 INTRODUCTION This policy provides guidance on the aims and objectives of the Housing department to make homes on the Island fit and available for occupation.
More informationNUS SCOTLAND WRITTEN SUBMISSION
NUS SCOTLAND WRITTEN SUBMISSION Introduction Given the continued increase in tenants living in the private rented sector, NUS Scotland is keen to see legislation introduced which results in empowered tenants,
More informationAGREEMENT FOR THE SALE AND PURCHASE OF TELEPHONE KIOSK(S) TO PRIVATE LANDOWNERS OR REGISTERED CHARITIES / COMMUNITY INTEREST COMPANIES
AGREEMENT FOR THE SALE AND PURCHASE OF TELEPHONE KIOSK(S) TO PRIVATE LANDOWNERS OR REGISTERED CHARITIES / COMMUNITY INTEREST COMPANIES This agreement is made this day of 20 Background The Buyer wishes
More informationWhat s the deal with Green Deal?
What s the deal with Green Deal? The RLA s guide to Green Deal legislation and what it means for landlords July 2012 What is Green Deal? The Energy Act 2011 includes provisions for the new Green Deal,
More informationGENERAL TERMS AND CONDTITIONS
GENERAL TERMS AND CONDTITIONS 1 Definitions In these terms and conditions the following definitions apply "Broker" means Pareto. "Charge" means the charges (including all commissions) payable for the Services
More information