Ken Livingstone defends his housing record at the Landlord Investment Show

 

On the 13th June at the National Landlord Investment Show, Less Tax 4 Landlords founding director Tony Gimple was joined on stage by former Mayor of London, Ken Livingstone; Mortgages for Business MD, Steve Olejnik and Knowledge and Product Editor of the Mail Online’s money section, Sarah Davidson.  Together they discussed the Future of the UK Housing Market.

Chaired by BBC politics presenter Andrew Neil, the debate covered a variety of pertinent topics, such as Brexit and tax changes, but house building and the shortage of homes was the topic that dominated most of the debate.

In this video, Andrew Neil asked Tony Gimple the following questions:-

Q1) It’s 15 years since the Barker report said that we needed to build 250,000 new houses a year to meet the housing shortage and yet not a single year in the past 15 have we come anywhere close to 250,000 new homes.  We’ve seen the collapse of building social housing, we’ve not built enough new houses for people to buy so now our young people are struggling as never before to get on the housing ladder, homeownership has collapsed, and we’ve seen the rise of a private rented sector because of the decline in these other two sectors.  But even when you put it all together, we still don’t seem to be able to provide enough houses for our people why is that?

Politics has changed. People come into politics now as a career as opposed to a sense of doing great for the nation.  Taxation has become a political issue as opposed to just doing the right thing for the nation. You get exploitation, you get bubbles of population growth, increased immigration and it’s very difficult for politicians of all persuasions to put enough money into what is a basic human resource i.e. somewhere safe, warm and dry and a roof over their head, coupled with that is an anti-private landlord sector. Sometimes planning is too tough, sometimes too easy and we get to a situation now where it’s getting harder and harder to put the right kind of development for the right kind of people on the right kind of land.   But at the end of the day it comes down politics swinging every few years between left and right and the pendulum never settling somewhere in the middle and for what is truly the national interest.

Q2) With the failure to continue to build social housing either by the local authorities or the housing associations and the failure of the private sector to build enough homes to buy, this has resulted in one of the most remarkable developments in British housing, that is the rise of the privately rented sector.  For most of my life, private rent was in decline, people either rented from the state or they owned their own homes and if they rented it from the state, they may have wanted to own their own home at some stage.  They didn’t want to rent privately but as both these sectors have failed to meet the demand, more and more people have been forced to rent privately and so we have a big private rented sector in this country now.  Were we ready for that and is it a healthy way forward for the housing sector?

It’s certainly not an unhealthy way forward.  Were we ready for it?  Society is never ready for change, it just happens, and nature abhors a vacuum.  It’s inevitable that if the state isn’t building, if local authorities aren’t building, the demand is still there and money is available, then the result is land prices rise, development prices rise and house prices rise, and when credit is available then people will take advantage of it.  Post-war there were too many poor-quality bad landlords and private renting was in decline, but during my lifetime that really started to change.   I believe the private rental sector can work in conjunction with central government and local authorities.  Having the right kind of housing policies and the right kind of planning permission is key.  We need balanced affordability criteria and also need to start looking outside of the London centric bubble e.g. rents in County Durham are a fraction of the price, it’s a booming area, there’s lots of building going on,  lots of you good quality housing that people want to buy and people want to rent.  We have this London centric policy which distorts things.  The Private rented sector can work hand in hand with local authorities and there’s a good partnership to be had and that’s why private sector landlords shouldn’t be afraid of Licensing and shouldn’t be afraid of offering a quality product.  Having said that, if we are going to have longer-term tenancies with rights come responsibilities and it must be a two-way street.  You can’t have all the benefits and not expect to take care of the properties. We haven’t got an insolvable problem here.  Politics has sadly become a career. Politicians need to stop treating the PRS as the enemy.

3) It’s easy to beat up on politicians but what should be done that the government aren’t doing?

They should have, not necessarily easier, but definitely more balanced planning rules. It takes forever to get permission. Planners should work in conjunction with developers from the outset saying what CAN be put on a plot of land.  It’s then a question of making sure that it’s not so much too easy to borrow money but it’s not too hard either.  Some monies, more monies perhaps are put into social housing projects and concentrate on a more national view may help.

4) Mrs Thatcher’s change of rules in 1988 saw the rented sector grow a bit in the 90s but not by that much. The real acceleration of the rental sector has been in this century.  This is where we’ve seen the real rise and it’s now more important than the social rented sector in terms of size.  As it’s become more important, have we turned against it?  

Yes, by the blunt instrument of taxation, the politics of jealousy. not realising just how important the private sector and private landlords are. We’ve got hundreds of clients and out of those, we’re yet to meet a rogue or criminal landlord. We have clients that do everything from halfway house recovering addicts, to high-end properties, to HMO’s and all types of landlords are being hit in every conceivable way.  Government and local authorities should be working with the PRS. It can be a partnership for profit. Profit isn’t a dirty word, and every type of organisation even a charity is a business and needs to make more money than it costs to run otherwise you’ll go under very quickly. We should encourage people to buy their own homes and if they are buying an ex council house, then perhaps the easiest way to do it is for the authority to become almost like their commercial partner i.e. they help them build it, help them rent it and maybe take a share of that profit when it’s sold and a certain proportion of the proceeds go back into building the next generation of homes and I believe the right to buy a council home should be based on a real need and not a choice, It’s ridiculous that some people earning over £100k are hogging the council waiting list, that’s not what they’re designed for. if you can support yourself then you should. The PRA should be treating the Private Rented Sector like any other business and not tax it out of existence, which is what’s happening.

Ken Livingstone’s response was, “The Private rented sector is a crucial part of the solution to the housing crisis and the government and councils should be working with landlords, dealing with the bad ones and creating good relationships with all others and giving the landlords a voice to debate the tax issues and the regulation issues. But there doesn’t seem to be any debate going on.”

 

 

 

BBC’s Andrew Neil questions panel of experts (including Iain Duncan Smith MP) on Brexit, Government policy, intervention and the future of the Buy to Let market

Government Panel Debate

On the 21st March at the National Landlord Investment Show, the Rt Hon Iain Duncan Smith MP joined a panel of experts, including Less Tax 4 Landlords founding director Tony Gimple, to discuss Government policy, intervention and the future of the Buy to Let market.

Chaired by BBC politics presenter Andrew Neil, the panel also featured Paul Mahoney (Nova Financial Group) and Sarah Davidson (Knowledge and Product Editor at the Mail Online’s money section, This is Money).

The debate ranged over a wide variety of pertinent topics, such as Brexit and house-building, as well as the obstacles homeowners and landlords currently face.

The three expert panellists were unanimous in voicing optimism for the UK housing market over the next five years, with some of them believing market fundamentals to be strong and supportive, despite apparent political uncertainty in the present.

In this video Tony Gimple was asked the following questions:-

Q1) What impact have you seen the Brexit process have on the property market?

On the BTL business sector actually very little.  Nature abhors a vacuum,so whilst demand exceeds supply in the rental sector, those running high quality housing and those who have the ability to recycle capital are continuing to do so. It’s working really well.

Q2) Tax relief cuts, higher stamp duty pressure on margins, is it serious?

It’s only serious if you don’t do anything about it.  Over the last 3 years we’ve seen a lot of ‘head in the sand’ attitude.  Landlords who are jumping to incorporate are making a huge mistake.  Companies get taxed in every conceivable way.  Stamp duty is transactional, what comes around goes around, whether it’s window tax, clock tax or shop front tax, it’s nothing new.  Section 24, the capping of mortgage interest relief at basic rate, is however starting to have a significant impact.  We’re seeing a lot of highly geared less profitable landlords and social landlords who work de facto who are also having to pay taxes in advance, these are the landlords that will be forced out of the market unless they act.  Will it have an impact if people do nothing?  Absolutely, but it will have a negative impact not only on the people in this room but on the tenants of the people in this room.  Where is the money going to come from as a result of having to re-house?

Q3) So what should they do?

Look at what their options are.  Are they truly an accidental landlord?  If they have one, two or three properties with no intention of growing then maybe in these circumstances they should pay down their mortgages, go for the longer term better quality tenants, maximise the rental yields and maintain the properties so that in these circumstances Section 24 won’t affect them because it only affects mortgage payments.  They also need to look at other ways of dealing with inheritance tax.  Don’t sell if you can help it.  Why on earth would you want to sell an income-producing asset if you’re beyond that point?

If however, you are beyond that point and you’re looking to run this as a proper business, which is exactly what George Osborne’s reforms were allegedly about i.e. professionalising the sector, then they really need to start taking specialist advice and make sure that the people they’re talking to are effectively selling advice that they don’ t already know.

Listen to the full episode for more comments from Tony and the other panellists and to hear why Mr Duncan Smith, former leader of the Conservative party, believes former Chancellor of the Exchequer George Osborne’s economic policies led to “landlords scaling back or even leaving the sector entirely”.

If you missed the debate, you can now watch the full 86 minutes here.

Less Tax 4 Landlords also exhibited at the event, and we were thrilled to meet so many landlords and aspiring property investors on the day. If you connected with us at the event, either at our stand or at one of our Tax Talks, we’ve put together a short article explaining what to expect next.

 

 

Property TV Question Time Ep 161 – Tony Gimple, Stephen Galpin and John Howard

 

Learn about working with councils, and the best way to own a property portfolio in this interview with Tony Gimple (Less Tax 4 Landlords) Stephen Galpin (London Property Consultant) and John Howard (Property Developer)

Questions in this episode include:

  • I’ve looked into working with local councils to diversify my tenant profile but calculate my profits would fall. What are the advantages of doing this? 
  • I have 6 buy-to-lets and have given up my day job. Whilst I am currently a basic rate taxpayer, I’m expecting this to change soon. Am I better off keeping these under my own name or selling them to a limited company?

 

Proper Wealth Episode 13 -Buy to Let Property Tax

https://www.youtube.com/watch?v=ck0I3iVxciw   Learn about the three major changes in relation to property and property investment in this interview with Tony Gimple (Less Tax For Landlords) and Paul Mahoney (Nova Financial Group). The changes in tax have forced...

read more