Carrying Out Building Work
Liz Hodgkinson is an experienced property developer, landlord and journalist. Over the past decade she has bought, renovated and rented out or lived in many flats of all kinds, from new-build to Victorian, from purpose-built 60s and 70s blocks, to conversions and mansion blocks. She contributes a regular landlord and tenant column to the Evening Standard and also writes for the Mail on Sunday, The Lady, Saga, The Independent and Daily Mail.
CARRYING OUT BUILDING WORK
Planning permission
If your flat needs a lot of renovation before being ready to rent out, you must obtain the relevant permissions before work starts. Here, you should obtain quotes, then send these to the freeholder, managing agents or Residents’ Association, giving details of the work and length of time they are likely to take.
You must also contact the local council to see whether any planning permission or building consents are required, or whether building regulations apply to the kind of work you are considering. A reputable firm of builders should be able to do this for you, but first of all you would need to know from the freeholder that you are allowed to carry out these works in principle. If so, write a standard letter to the freeholder, managing agents and other occupants giving details of the works, name and contact details of the contractors, and length of time the work is likely to take.
If the building is listed, you will have to obtain listed building consent in addition to all the other consents.
If other residents believe you have not obtained the relevant permissions and consents, they could well cause work to be stopped.
There are now extremely strict rules regarding soundproofing in blocks of flats, given that the most common complaint is of noise nuisance coming from flats above and below. The fact that you will not be there yourself to hear the noise or even live in the place is beside the point.
Being responsible
You should also reassure residents that the site will be left clean and tidy each evening and that works will not be carried out at night or on Sundays. Check with your freeholder or managing agents as to whether planning permission is required, as there may be strict rules about alteration, knocking two flats into one, or turning one flat into two, for instance.
BEING A GOOD (ABSENTEE) LANDLORD
The most hated owners of all in apartment blocks are the absentee landlords who, next to the subtenants, tend to be blamed for everything bad that happens to the building. Many owner-occupiers believe that their building will soon become derelict if infested by enough absentee landlords and investors who couldn’t care less. Don’t confirm their prejudices.
Make sure that the managing agents of the block have your address and details and how you can be contacted in an emergency. And do, if possible, attend AGMS and EGMs as this will enable owner-occupiers to put a name to the face and it will also show them that you care.
If possible, agree to become a voluntary director, or a committee member. Nothing endears you more to the other owners. They are so grateful that somebody other than themselves will agree to take responsibility for the smooth running of the block that they will forgive you for being one of those nasty get-rich-quick investors.
