Property Management L3 Flashcards
What is an assignment?
Tenant transfers legal interest in lease to another tenant. Incoming tenant takes over lease obligations.
What is sub-letting?
Lease property from tenant, rather than Landlord. Original tenant maintains relationship with Landlord, and sub-tenant has relationship with original tenant.
Difference between assignment and sub-letting?
With assignment, original tenant is no longer liable under the lease. With sub-letting, original tenant remains liable but creates new relationship with sub-tenant. Landlord and sub-tenant have no direct relationship.
Why sub-let rather than assign?
Lease requirement
Tenant may want to re-occupy in future
New party may be of lesser covenant strength
Typical alienation clause?
Permitted to assign/sub-let whole but not part, with LL consent not to be unreasonable withheld or delayed
What should PM do when receives application to assign or sub-let?
Review lease - what are the terms? Are there reasonable grounds for witholding conset? Is there AGA clause?
Request undertaking of surveyor and legal costs
Check if proposed market rent is same as passing rent
Check effect on investment value of property
Check if incoming tenant will pay a rent deposit
Surveyor to provide recommendation to client and obtain client approval
Licence for Assignment or Licence for Sub-Letting required
Aim of LL & T Act 1988?
S1 of LL & T Act 1988 states consent must be provided within reasonable timeframe (no delays)
Aim of LL & T Act 1927?
S19 of LL & T Act 1927 states consent must not be unreasonably withheld
S18 of LL & T Act 1927 limits the amount of damages a LL is able to recover for breach of T repairing covenants
Benefit of Licence for Alterations?
Protection for LL - requires T to reinstate unit at end of lease, back to how it was originally let
Protection for T - prevents LL from rentalising alterations/improvements at rent review
Key RICS publication in regard to alterations?
RICS Guidance Note: Licence for Alterations in Commercial Property, 2nd Edition 2013
Provides advice for surveyor
Notes importance of avoiding delays
Ensures licence is complete to protect parties
Licence must clearly document works agreed
Process for completing LtA application?
Receive T application - needs to be in writing, surveyor to check lease provisions and request undertaking
Review it and get third party input (Building Manager / Building Surveyor / Planners / Insurers)
Consider nature of works, whether rental value would be improved as result, the impact on building operations, consider getting warranty, LL to confirm if they require reinstatement at lease expiry
Respond and obtain undertaking for costs from T
Document the LtA
Complete final inspection to ensure works were done accordingly.
Note: if T believes LL being unreasonable at any stage, can go to Court
Different ways that consent to make alterations can be granted?
Automatically by lease terms (no consent required)
Formal Licence Deed - used for projects where there are internal changes being made
Simple Letter Licence - less complex project, no solicitor necessarily required
Why should inspection be carried out after completion of tenant works?
Surveyor needs to be satisfied that works were carried out to required standards, in line with plans and specifications
Need to check if snagging is required
PM responsibility when managing vacant building?
Building Insurance - inform them it is vacant and comply with the
Repairs - maintain fabric of building
EPC - obtain one
Inspections - regularly for insurance purposes
Health & Safety and Fire Risk Assessments to be carried out
Inform Council - Empty Rates
Isolate utilities and power supplies
Arrange for security
Maintain landscaping and asbestos register
Implication of Insurance Act 2016?
Key law which introduced more accoutnability for insurers
Introduced new responsibility to policy holders to provide all relevant information and aim to reduce claims
What is the tax on insurance premiums?
Insurance Premium Tax
Two fundamental principles of rent collection?
Accuracy of information provided
Timing of when demands are sent out / rent is collected by
Difference between standing order and direct debit?
Standing order = regular payment set up by payer, and payer has control
Direct debit = payer authorises the payee to take payments
Warning signs of future tenant rent arrears?
Persistent late payments and bounced cheques
Typical lease terms regarding interest on late rent?
2-4% above base rate 14 days after due date
First step when seeking to recover rent arrears?
Read lease - need to establish what procedures are in place
Remedies for rent default?
Negotiate payment plan
Draw down rent deposit
Pursue guarantor
CRAR
Serve Statutory Demand
Forfeiture
Court proceedings
What should be considered before drawing down on rent deposit?
Tenant covenant strength - will they be able to top it back up?
Future debt - if tenant struggling, may be wise to keep deposit for future debt EG dilapidations
Does LL need to give T notice before drawing down on rent deposit?
Depends what it says in rent deposit deed
Does LL have to use rent deposit for arrears?
No, can use deposit at LL discretion
Benefit of drawing down on rent deposit?
Good if tenant only struggling short-term and LL wants to keep tenant in occupation
Provides relief for tenant so they can focus on recovering business
Tenant can top up deposit when more financially stable
How can Court proceedings be used to recover tenant arrears?
LL can obtain court judgement
High Court Enforcement Officer may then enforce this but need to pay court fees
Similar to CRAR
Can be useful if tenant is still solvent as threat of going to Court may prompt payment!
However - slower process, more expensive etc
When can former tenant be pursued for arrears?
If Lease started before 1 January 1996
Privity of Contract was abolished by LL & T (Covenants) Act 1995
Before this, any tenant who was original tenant under lease was responsible for rent and other covenants throughout the term (even if lease had transferred to new tenant)
What is Statutory Demand?
Preliminary step to pursuing winding-up proceedings (AKA bankruptcy)
Can be used to put pressure on tenant to pay arrears
Used on undisputed arrears of £750 + where rent deposit has already been used
What is the process of serving a Statutory Demand?
Notice served and T has 21 days to pay or propose plan
After this time, LL can present winding up petition to Court
What is CRAR?
Commercial Rent Arrears Recovery
Replaced ancient law of distress for rent
Introduced in 2014 by Tribunals, Courts and Enforcement Act
Available to commercial Landlords to recover rent (plus VAT and interest)
No minimum amount of arrears required
What are CRAR timelines?
7 days unpaid rent
7 days notice
Enforcement Agent visits
7 days before sale of any seized goods
What goods cannot be seized under CRAR?
Perishable goods, work tools, and kit belonging to a 3rd party
What are tenants rights under CRAR?
Can apply to Court for order that no further steps can be taken without permission from Court
What is forfeiture?
Clause in lease that allows landlord to re-gain possession of lease
Either by peaceful re-entry or Court action
When can forfeiture be used?
When there is a forfeiture clause in the lease
No notice is required from LL
What are tenants rights under forfeiture?
Tenant has the right to apply for relief from forfeiture
Can only apply to Court as they are only one that can grant it
If they grant it, lease is restored as though forfeiture never happened