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What is the value of a property with sitting tenants?

 8th January 2020

There are numerous methods used when valuing a rented property. The determining factors are mainly:

1. Type of tenancy

The main types of tenancies are; AST, life, assured, regulated, licences (mainly HMO’s)

2. Rent

A calculation will need to be commissioned to calculate the yield based on rent/purchase price. You can study local yields to understand what yield a property should generate based on the regional market demand.

Typically in cities such as Liverpool, investors demand yields in excess of 8%, whereby in London investors might settle for a yield of 4%.

The yield required to an investor is subjective which is why you will need to research the local market demand by speaking to a range of estate agents or surveyors.

How to calculate the yield?

To calculate, take the 'Annual rental income (Weekly rent x 52 weeks)' and divide by the 'Purchase price'. Then multiply this number by 100. Example: Property value £100,000 and expected rent £100 a week.

3. Length of tenancy

The tenancy term will be stated on the tenancy agreement. Typically a tenancy will run for a period of 12 months, however some tenancies will be fixed for various periods such as 24, 36 or 48 months.

In a government consultation, the government claimed some 80 per cent of tenants currently had contracts of six or 12 months - and that many wanted longer tenancies.

In terms of the valuation, typically the longer the fixed term tenancy the larger investment discount to Market Value required due to the reduced flexibility for the landlord. Moreover it will be dependent on rent review clauses throughout the term too to ensure that inflation does not erode the starting rents.

Typically mortgage lenders will only accept tenancies of 12 months or less too and therefore this will need to be investigated with a suitably qualified mortgage broker.

4. Security of tenure ie a life or rent act tenancy

If the property has a life or rent act tenancy, the valuation will be determined by:

5. Condition of property

If the property is in disrepair, the landlord would be required to ensure that the property meets the Homes (Fitness for Human Habitation) Act 2018

Matters or circumstances determining if unfit

Determining whether a house is unfit or not is found in section 10 Landlord and Tenant Act 1985 which has also been amended by the Act which adds “in relation to a dwelling in England, any prescribed hazard” (more on this in a moment).

Section 10(1) reads (including amendments from 20 March 2019):

In determining … whether a house or dwelling is unfit for human habitation, regard shall be had to its condition in respect of the following matters—

repair,
stability,
freedom from damp,
internal arrangement,
natural lighting,
ventilation,
water supply,
drainage and sanitary conveniences,
facilities for preparation and cooking of food and for the disposal of waste water;
in relation to a dwelling in England, any prescribed hazard;
and the house or dwelling shall be regarded as unfit for human habitation if, and only if, it is so far defective in one or more of those matters that it is not reasonably suitable for occupation in that condition.

6. EPC rating

7. Age of tenants (if the tenancy is for life or secure)

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When Open Property Group know the answers to the above we can calculate a valuation based on any type of tenancy.

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