Rent to rent and Coronavirus – What if my tenants can’t pay rent?
Today we’re discussing what to do if your tenants can’t pay rent.
Like many landlords
You might be concerned about how to manage your finances while we’re in lockdown due to Coronavirus.
Many businesses have closed, many people have been laid off and many of your tenants may not be able to pay their rent.
The government ban on evictions has been extended until 31 September which means that, for the moment, your hands are tied.
Tenants have been made aware that they needn’t pay rent for the next few months and also that landlords have a ‘mortgage holiday’ (sadly a fantasy-land).
So as a rent to renter,
you have your rent to pay,
perhaps income from your business or job has stopped, and now this.
You want to support people genuinely in need while weeding out anyone who is trying to pull a fast one with a 6 month rent 'holiday'.
What should you do?!
Our 3 step process means you can be supportive, dodge those trying to play the system and keep your sanity!
Step 1 - Communication
Some companies have been keeping their head in the sand and not getting in touch with tenants in case tenants use that communication as an excuse not to pay.
We are of the view that it’s important for you as the rent to renter to act first.
The news is telling tenants every day that they don’t need to pay their rent so rather than adopting a ‘wait and see’ mentality we wanted to set out our process to tenants.
We chose to email rather than phone.
Here’s why…
There’s an audit trail so no one can say that you said something you didn’t say
Tenants have time to think too. On the phone they may say the first thing that comes to mind. An email gives them time to plan.
We’ve set out a process which will encourage genuine people and deter people from trying to play the system because it requires evidence
What our email to tenants about coronavirus says…
We hope you’re well in this uncertain time
We won’t make you homeless or charge any late rent fees during this period
Pay your rent as normal if you can
Let us know if you anticipate difficulty in paying your rent
Claim the money you’re entitled to – explaining furlough and Universal Credit with links to further information
Rent is a priority payment
Explain that rent is still due and rent not paid now will need to be paid later and a plan can be agreed
Explain that the as-seen-on-TV mortgage ‘holidays’ are actually a ‘pay more later’ scheme which is not available to all landlords
We’re here to help
Step 2 - Information
This is the secret sauce.
The bit where the people wanting to game the system are stopped in their tracks.
Genuine people will move forward and opportunists won’t.
When tenants contact us to say they have difficulty paying their rent we thank them for getting in touch and ask them to complete a short online form we’ve created called a Rent Payment Plan Request Form.
The Form tells us the tenant’s
Financial situation and circumstances
Proposal for Rent Payment Plan
Universal Credit application reference (if applicable)
The Payment Plan is whatever you agree with tenants and may include,
the tenant making part-payments of rent for a period followed by extra payments later to make up the shortfall, instead of not paying any rent at all.
This takes all the uncertainty out of the process and gives both the tenant, and us, more clarity.
Step 3 – Plan
As I mentioned, in the Rent Payment Plan Request Form tenants will make a suggested payment plan.
We’ll review the forms and agree to the plan or discuss further.
At the end of the process we have a solution which both parties are happy with.
Summary
You don’t just have to kiss goodbye to your rent!
With a simple 3 step plan you can help in genuine cases where needed and also collect your rent as normal from most of your tenants.
Step 1 - Communicate your process to tenants in writing
Step 2 - Information request information about the tenant’s situation
Step 3 – Plan agree a payment plan
This plan has worked well for us with over 90% paying as normal and this process has worked for the remaining tenants where we’ve agreed a plan.
In reality, non-payment of rent due to coronavirus hasn’t really been an issue for most landlords I’ve talked to because of the level of financial support from the government.
This simple 3 step plan will support you through coronavirus and can cover any future challenges you encounter.
Even when the government starts to withdraw its financial support and make changes to the furlough scheme,
and as we ease out of lockdown, the enhanced Universal Credit will still be available for people who lose their jobs.
Next week I’ll be talking about the other big question I get asked.
What if you as a rent to renter can’t pay your rent to the landlord?
Rent to Rent Real Talk
If you want to see how real people are dealing with corona in their rent to rent businesses join us for Rent to Rent Real Talk every Wednesday at 8pm in our Rent 2 Rent Success Secrets facebook group.
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And remember,
Believe Bigger, Be Bolder and Be a Gamechanger!
See you next week.
Stephanie & Nicky
xx
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