The eviction ban

The problem is it's not just the house you cannot write off. If you replace windows in a house, if you upgrade the house in any way you cannot write down the expenditure. In any other business you can write down such expenditure to wear and tear.

If you own a car dealership and upgrade your show rooms you are allowed to write down the cost.

In the last 6-7 years there is something like 30 changes to rental regulations. You cannot now charge more than a month's rent as a deposit. Now that is grand where you are in large urban area's and are at market rent, if you fall outside these areas you deposit could be in the 500-1k bracket which is nothing compared to the risk involved. As well tenants now withhold the last month's rent.

You cannot recover unpaid rent or cost of damage to property if that happens.

You are now required to get an electrical cert for houses evey five years. It's anything from 4-8 hours at 80-120/ hour.

I am not sure how many rental properties are in the country, I think it's at 3-400k or above. If we assume an average unit price across the country of 250k, for every 100k houses that is 25 billion in investment. This puts the cost of HAP in perspective.

Had 2 properties, sold 1 last year... currently selling the other apartment to my tenant ... always charged a fair rent... getting out as not worth the hassle and rights of property owners being diminished... also I think interest are going to go at least another 2 to 3% within the next 12 months... . This will bring more rentals on to the market to be sold. if the government gave us the same tax treatment as corporate landlords I would not be selling...

You forgot though that if an individual then wants to extract income from the company they will be taxed at 52% ( depending on the the individuals total other income).This structure is no use to a landlord with 1 or a few properties.

Of course it all depends on where the shareholder or owner of the company is tax resident. An Irish person could have invested in one of the REITs and be paying 0% tax as they are tax resident in Portugal. Owning a single property as an individual is not very tax efficient.

Well there will also be additional overheads to running the company too. Of course it doesn't make sense for a single property. It is still possible as far as I am aware to buy a property as part of a "small self administered pension scheme", but I was told by my investment advisors there are some EU changes that will make this more difficult in the future.

Any LL where the tenants are in receipt of HAP have to get it done as LA inspect houses. It's only part of the rental act statutory requirements. You also have to have window restrictors in place on upstairs windows that can be pushed past in the case of a fire. Really fiddly faddly yokes that need replacing every time. Fire alarms gave to be within 10 years of there manufacturing date.

Incorrect again. Hap rates have not risen since 2016. Tenants would be paying anything from 15-50% top up as well tenants have to pay the LA part of the rent as well. If the tenant stops paying them the LA stops p paying the LA. LA pay in arrears and will only let you know of a stopped payment 7-10 days before stopping it. So you are actually in the exact same risk area

Basically you like many other totally have no idea of the working of the rental market. Most of you are making assumptions that have no understanding of the reality out there. As well the LA are starting to inspect a larger portion of rental properties that are not in HAP. I think not down to that there inspection department can no longer be used as a HAP enforcement section

There should be two types of renters, 

Private renters, who are students, young and finding their feet, first job, first serious relationship. Just moved to the country, town, city... 

Basically it suits these people to be mobile, they want to live close to work, the night life... Eventually these people will settle down an buy a pleace.

Socal renters who rent from the state. They need social support for what ever reason. They might be single or families.. These people will probably rent this property long term possibly forever. 

Private Landlords are not social workers, their social responsibility ends with paying their taxes. If one of their tenants needs SW short term fine they get rent allowance but if needs to be long term they move into social housing from the state.  

That's the way it was in the 80, 90 and early 2000's. The state stopped building social housing and sold a lot of it too. They never replace what they sold. We're in this mess because of the state,not of because of small or large landlords it's 100% on the last 4 to 5 governments. Particularly FG. They were in governments for the last 10+ years. During a time then it was free to borrow, they could easily have borrowed billions in ring fenced funds to build social housing. That ship has sailed now.  

I pointed that out in my original post on it to @farmingquestion. It regulatory across the sector. However you were guaranteed a visit as a HAP LL.

Agree entirely. The rules are crazy. I did up an old farmhouse that I rent. It has 2' (600mm)thick stone walls. The LA inspector wanted a 4''pipe from the cooker hood extractor fan. I had got special charcoal filters for it.

There seemed to be a necessity to find something wrong with every houses no matter how good the house is. The reality is 90% of owner occupied homes would fail the standard.

It's like the requirements to service an oil boiler. An oil boiler is basically a diesel motor without an oil sump or filters. There is nothing to service in it. 95% are external to the house. Any internal one are required to have smoke and monoxide alarms on the same room.

When you take your car for a service dose the mechanic start fiddling with the actual engine.

I have a SSAP but I don't have a property as part of my portfolio. I heard very few, if any, advisors are opening new SSAPs

You do realise a tenant on HAP can have a job - its not just for the unemployed.

I think you are trolling at this stage. You cannot ask for a reference from an employer any longer.

If I posted what you posted about using methods to avoid HAP tenants I would receive an infraction from a mod.

Aside from that TENANTS CAN EXPECT YOU TO FILL OUT A HAP FORM WHEN THEY HAVE GOT THE RENTAL

The reason I shouted it at you as again I will reiterate you have no understanding of the rental sector.