Kersal-Charlestown Consultation

Outcome of Kersal/Charlestown consultation

Listed below are specific comments and collated responses to the consultation. Every respondent to our questionnaires received a letter thanking them for their comments.

The following findings were collated from questionnaires to all landlords (accredited/non accredited) and managing/letting agents, returned in March 2009:

• 9% of the questionnaires sent to landlords were returned
• 66% of the returned questionnaires were completed by accredited landlords
• Landlords managed or owned the most properties in the Kersal/Charlestown Council Ward with Broughton second and Langworthy coming in third
• We found that 19% of accredited landlords benefited by making use of the services provided by the Landlord Accreditation Scheme (i.e. tenant referencing, free property advertising)
• Salford citywide Landlord Forum has been attended by 38% of the landlords who returned the questionnaire
• The two most common problems in areas where landlords own or manage properties are low demand for housing and low rent level
• Landlords find the most problems when finding tenants for their properties and their tenants being victims of anti-social behaviour
• 54% of respondents agreed that Salford City Council should intervene in areas suffering from low housing demand and/or anti-social behaviour
• Only 15% of landlords agreed that Selective Licensing can have a positive impact on private rented housing in the area for which they own or rent a property. 38% disagreed, 27% were unsure and 19% did not comment
• “Poorly maintained properties and/or ineffectively managed tenancies contribute to the decline of an area”. This was supported by 73% of respondents
• 77% of landlords agreed that they should have a responsibility to provide satisfactory management arrangements, including obtaining references for prospective tenants
• “Selective licensing will make sure that all privately rented properties are well maintained and managed”. 19% agreed, 46% disagreed and 15% were unsure. 19% did not comment
• 50% of landlords disagreed that Selective Licensing will help to reduce problems of anti-social behaviour. 19% did not comment, 12% agreed and 19% did not know
• “Do landlords currently have problems getting accurate and honest references for prospective tenants”, 27% agreed, with 15% being unsure and 35% disagreeing
• A large majority (65%) of landlords agreed that landlords should take reasonable action to tackle any nuisance or anti-social behaviour connected with their property. 19% did not comment
• 50% of landlords agree that Selective Licensing will help make areas more attractive to potential renters, and so increase rental values and property prices. 38% disagreed and 12% were unsure. The remainder did not comment
• “Salford City Council should designate areas for selective licensing on the basis of a low demand housing market and / or anti-social behaviour”, 31% of landlords agreed, 46% disagreed and 4% were unsure, the remainder did not comment
• Overall when the question of “do you agree with the council’s proposed areas for selective licensing 27% agreed, 46% disagreed with 8% being unsure. The remainder of landlords asked did not comment

The questionnaires included a free field for landlords to include any other comments or questions arising from the questionnaire or with regard to licensing generally. Many landlords took advantage of this opportunity and raised some very salient points about licensing and the implications of it.

Below is a selection of comments made by the respondents:

“I am vehemently opposed to the proposed licensing there is NO benefit only red tape and massive extra cost involved – the few poor landlords are costing the many good landlords.”

“We agree in principle; however as agents with a proven track record we are penalised by having to apply for each property. This can amount to thousands of pounds of costs which is difficult at this time.”

“I agree in principle with licensing but by charging landlords on a per property basis at a cost of £500 per house can be crippling (the difference between profit and loss in some years) “

The following findings were collated from the questionnaire to residents in the proposed Phase 3 – Kersal/Charlestown Selective Licensing area, March 2009:

• 11% of questionnaires were returned
• The main problems highlighted in the Kersal/Charlestown area were nuisance/anti social behaviour (63%) and empty properties (33%)
• Overall, 43% of respondents had experienced a problem with a privately rented property, in Kersal/Charlestown, within the past five years
• The majority of respondents (85%) agreed that Salford City Council should have more control over the way private landlords manage their properties
• When the question, ‘to what extent do you think private landlords make a positive contribution to the proposed areas?’ was asked only 7% said a lot, with 33% saying not at all
• Then when the question of ‘to what extent do you think private landlords make a negative contribution to the proposed areas?’ the response entailed 36% of respondents choosing a lot and only 8% opting for not at all

When asked if they agreed that private landlords should take the following actions, the results were as follows:

• Obtain references – 93% agreed
• Ensure they inform tenants that anti-social behaviour is unacceptable – 87% agreed
• Keep properties in good condition – 90% agreed
• Take action against nuisance and anti-social behaviour – 94% agreed

When then asked that in their experience, how many private landlords take these actions the results were as follows:

• All landlords - 0.3%
• Hardly any landlords - 22%
• Most landlords - 10%
• No landlords - 15%
• A few landlords - 16%
• Don’t know - 37%
• 73% think that private landlords will improve their area
• 77% agree with the council’s proposal to introduce Selective Licensing in the Kersal area

Comments made by residents

“Good idea. Private tenants should have to follow the same rules as council tenants. Landlords should also be made responsible instead of just thinking about their rent.”

“The licensing proposal is a positive way to make private landlords more accountable.”

“It's about time something was done about the way these private landlords manage their properties and tenants, they bring the area down.”

“Keep up the good work and help make our area a better place to live. Thank you.”

“I think it is a good idea that landlords should be licensed. There is a great need in this area for tenants to be made accountable for their behaviour and also that the landlords will be made accountable.

“I hope your proposals come in to action and quickly. I’m sure it will go a long way to putting back these residences that are in a, what was nice a very much respected area to live in.”

“It would improve the area greatly, some of the landlord owned houses are a disgrace.”

The following findings were collated from the questionnaire to businesses in the local area:

• Only 5% of questionnaires were returned
• 80% had experienced problems with crime and anti-social behaviour
• 40% supported our intentions and believe that Selective Licensing can have a positive impact on private rented housing.  40% were unsure

Follow up to consultation

Every respondent to the consultation questionnaires have received a follow up letter, including a summary of the findings of our consultation. Also, all those respondents who used the extra space provided within the questionnaires to raise specific points or concerns, such as dealing with anti-social behaviour, have been sent a letter with a response to their points raised, in addition to any appropriate contact details and/or signposting information.

This page was last updated on 4 October 2009