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CITYAM.COM<br />
WEDNESDAY 8 JUNE 2016<br />
OPINION<br />
21<br />
WE WANT <strong>TO</strong> HEAR YOUR VIEWS › E:theforum@cityam.com COMMENT AT:cityam.com/forum<br />
LETTERS<br />
<strong>TO</strong> <strong>THE</strong> EDI<strong>TO</strong>R<br />
Brexit and<br />
protectionism<br />
[Re: Forget Remain’s Brexit deceptions: EU<br />
backers are the real protectionists,<br />
yesterday]<br />
While some will like Ryan Bourne’s vision for a<br />
Britain exposed to the bracing winds of global<br />
competition, as former W<strong>TO</strong> director general<br />
Pascal Lamy explained on Newsnight on<br />
Monday, if the UK gets rid of all tariffs (as<br />
Bourne suggests), then other countries will<br />
have no incentive to negotiate favourable<br />
access to UK companies. Although British<br />
consumers would benefit, big exporters<br />
would feel the pain and we could well see<br />
more manufacturing jobs leave the UK for<br />
elsewhere. That is presumably what the<br />
Remain campaign is saying when they<br />
question the impact of Brexit on UK jobs.<br />
Robert Marks<br />
Remain’s argument can essentially be boiled<br />
down to this: the people can’t be trusted.<br />
Whether it’s not to demand restrictive trade<br />
policies, pull up the drawbridge on migrants,<br />
or nationalise every industry, Remain says we<br />
need the EU to ensure that Britain doesn’t<br />
become a worse place. How patronising.<br />
Will Stewart<br />
Tax on success<br />
[Re: The post-crash entrepreneurial<br />
revolution has changed Britain: I want MPs<br />
to spur it on further, Monday]<br />
If the government were serious about helping<br />
entrepreneurs, it would alleviate the tax<br />
burden on the most economically successful<br />
and entrepreneurial region of the UK: South<br />
East England.<br />
Name withheld<br />
BEST OF<br />
TWITTER<br />
Our latest EU referendum<br />
rolling average puts Leave<br />
ahead by 0.5 per cent:<br />
Remain: 44.0 per cent;<br />
Leave: 44.5 per cent.<br />
@britainelects<br />
UK Brexit uncertainty<br />
hurting over one-in-three<br />
companies.<br />
@MarkitEconomics<br />
Cameron is just wrong<br />
about Brexit: we’ll have<br />
more freedom to lessen red<br />
tape and lower taxes. Britain<br />
will be even more<br />
investable.<br />
@DrPippaM<br />
Latest EU growth figures<br />
show countries on edge of<br />
Europe doing best –<br />
Sweden, Spain, Poland, UK.<br />
@asentance<br />
4 per cent chance of a rate<br />
rise in June, 26 per cent in<br />
July. Yellen quite right to<br />
slap down the hawkish and<br />
clueless Fed presidents who<br />
can’t read the data.<br />
@D_Blanchflower<br />
As UK house prices rise at an<br />
annual rate of 9.2 per cent,<br />
Mark Carney and the Bank<br />
of England are “vigilant”!<br />
@notayesmansecon<br />
Sadiq Khan won’t improve life for<br />
London’s renters by wrapping<br />
buy-to-let landlords in red tape<br />
A“referendum on housing.”<br />
That was how Sadiq Khan<br />
described the London mayoral<br />
contest. Access to housing<br />
that Londoners can afford is<br />
certainly critical to the future success of<br />
the capital, and at the heart of the<br />
mayor’s plans are substantial reforms to<br />
private rented property.<br />
As the voice of private landlords, we<br />
welcome debate about the future of the<br />
sector. With predictions that 60 per cent<br />
of Londoners will be renting by 2025, up<br />
from 27 per cent today, there needs to<br />
be action to ensure that there is an adequate<br />
and enduring supply of affordable,<br />
high-quality homes.<br />
But it is vital that the mayor roots his<br />
plans in facts rather than horror stories<br />
trumpeted by siren voices who have a<br />
problem with anyone making money<br />
out of renting. The mayor has pledged<br />
to introduce a new “living rent”, for<br />
example, a proposal that comes close to<br />
rent controls. Many will welcome such a<br />
move, but the facts do not support the<br />
hypothesis that landlords are fleecing<br />
tenants for all they can get.<br />
ONS figures show that, in the year to<br />
February 2016, London house prices<br />
rose by 9.7 per cent compared to a rise of<br />
3.8 per cent in private sector rents. If the<br />
mayor doesn’t think house price controls<br />
are needed, why are they required<br />
for rented properties? The solution is to<br />
increase the supply of housing across all<br />
tenures, not to introduce some artificial<br />
control on rents which would only stifle<br />
investment and make it harder for people<br />
to find somewhere to live. More<br />
housing will give tenants more choice,<br />
controlling rents and allowing tenants<br />
to avoid crooked landlords.<br />
Alan<br />
Ward<br />
But Khan can only achieve this by<br />
working with the private rented sector.<br />
Encouraging landlords to develop new<br />
properties on small plots of unused<br />
land across the capital, for example,<br />
would make a real difference.<br />
Landlords, whether as individuals or as<br />
small to medium-sized companies, have<br />
a good record of investment in new<br />
buildings, including on small plots.<br />
These plots are too small to be of<br />
interest to larger, corporate developers<br />
and they are often left empty, becoming<br />
unsightly and magnets for anti-social<br />
behaviour.<br />
The mayor must also come up with a<br />
comprehensive plan to address the nearly<br />
60,000 empty homes government figures<br />
suggest there are across the capital.<br />
He might, for example, adopt an idea<br />
suggested by Islington Council to introduce<br />
planning restrictions on newlybuilt<br />
property to prohibit the deliberate<br />
practice of letting properties lie empty.<br />
The mayor is right to want longer tenancies,<br />
but he needs to remember that<br />
landlords can already offer them. The<br />
most recent English Housing Survey<br />
shows that the average length a tenant<br />
has lived in their private rented<br />
property is now four years. In fact, some<br />
good agents already offer tenancies of<br />
more than 12 months as standard and<br />
:@cityam<br />
this is spreading.<br />
Efforts need to be made to create an<br />
environment in which it is easier to<br />
offer longer tenancies instead of imposing<br />
them. Data compiled for the RLA by<br />
DJS Research found that 25 per cent of<br />
landlords were not allowed to agree tenancies<br />
longer than a year by their mortgage<br />
lender or insurers. Some less<br />
reputable letting agents in London also<br />
base business models on tenants regularly<br />
renewing tenancies.<br />
And what of regulation? Every tenant<br />
deserves to live in a safe, legal and<br />
secure home, but the mayor’s plans to<br />
help London boroughs set up landlord<br />
licensing schemes would do little to<br />
find criminal landlords. Analysis by<br />
London Property Licensing found that,<br />
between 2011 and 2014, of the 10 boroughs<br />
with the highest rates of prosecutions<br />
against landlords, just two<br />
operated any form of licensing scheme.<br />
Rather than creating more bureaucracy<br />
for good landlords, and more costs to<br />
be passed on to tenants, a more effective<br />
solution to identifying bad landlords<br />
would be to ask tenants who their landlord<br />
is through the council tax registration<br />
form. Boroughs already have the<br />
power to do this, but usually don’t do so<br />
or do not use the data obtained for<br />
housing enforcement.<br />
The private rented market has the<br />
potential to play a big part in meeting<br />
the need for new homes, but only so<br />
long as policy is evidence-based and<br />
avoids the hyperbole and prejudice that<br />
has too often characterised debate on<br />
the sector.<br />
£ Alan Ward is chairman of the Residential<br />
Landlords Association. @RLA_News.<br />
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