Caden Grimes Estates

Residential & Commercial Property Sales & Lettings | Lettings Management | Accommodation Outsourcing | Corporate Relocation

Minimum Standards In Rented Accommodation

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What are the Minimum Standards to which a Tenant is entitled to in Rented Accommodation?

Minimum standards are set out in the Housing (Standards for Rented Houses) Regulations 2017. These regulations specify requirements in relation to a range of matters such as structural repair, absence of damp and rot, sanitary facilities, heating, ventilation, light and safety of gas and electrical supply.
Full details are available on the Department’s website: www.housing.gov.ie.

What are the main features of the Regulations?

All landlords have a legal obligation to ensure that their rented properties comply with these regulations and enforcement of these regulations is the responsibility of each Local Authority.

  • Article 4 – Structural Condition

All rental accommodation must be maintained in a proper state of structural repair. This means that the dwelling must be essentially sound, internally and externally, with roof, roofing tiles and slates, windows, floors, ceilings, walls, stairs, doors, skirting boards, fascia, tiles on any floor, ceiling and wall, gutters, down pipes, fittings, furnishings, gardens and common areas maintained in good condition and repair and not defective due to dampness or otherwise.

There must be suitable safety restrictors attached to a window which has an opening through which a person may fall and the bottom of the opening is more than 1400mm above the external ground level. Suitably safety restrictors must secure window sufficiently to prevent such falls. Lockable restrictors that can only be released by removable keys or other tools should not be fitted to window opening sections.

  • Article 5 – Sanitary Facilities

All rental accommodation must contain the following self-contained sanitary facilities:

Water closet with dedicated wash hand basin with hot and cold water

Fixed bath or shower; supplied with hot and cold water. These facilities must be provided in a room separate from other rooms by a wall and door and contain separate ventilation.

  • Article 6 – Heating Facilities

All habitable rooms must contain a fixed heating appliance which is capable of providing effective heating. The tenant must be able to control the operation of the heating appliance. Where necessary, suitably located devices for the detection and alarm of carbon monoxide.

  • Article 7 – Food Preparation and Storage and Laundry

All rental accommodation shall contain the following self-contained facilities:

4 ring hob with oven and grill

Provision for the effective and safe removal of fumes to the external air by means of cooker hood or an extractor fan

Fridge and freezer

Microwave oven

Sink with a draining area

Adequate number of kitchen presses for food storage purposes… Cont’d…

…Washing machine within the dwelling unit or access to a communal washing machine facility within the curtilage of the building

In cases where the accommodation does not contain a garden or yard for the exclusive use of this accommodation, a dryer must be provided.

  • Article 8 – Ventilation

All habitable rooms must have adequate ventilation, maintained in good repair and working order. Kitchens and bathrooms must be provided with adequate ventilation for the removal of water vapour to the external air.

  • Article 9 – Lighting

All habitable rooms must have adequate natural lighting

All rooms (including every hall, stairs and landing) must have a suitable and adequate means of artificial lighting. The windows of every room containing a bath and/or shower and a water-closet shall be suitably and adequately screened to ensure privacy

  • Article 10 – Fire Safety

(i) Multi-unit dwellings are required to contain fire detection and alarm system, an emergency evacuation plan and emergency lighting in common areas.

(ii) Rental units that do not form part of a multiple unit must have suitable, self-contained fire detection and alarm system and a suitably located fire blanket. Smoke alarms should be either mains-wired with battery back-up or are 10-year self-contained battery-operated smoke alarms.

  • Article 11 – Refuse Facilities

The Regulations require access for tenants to proper, pest and vermin-proof refuse storage facilities. The use of communal storage facilities, where appropriate, will be considered to comply with the regulations.

  • Article 12 – Electricity and Gas

Installations in the house for gas, oil and electricity supply including pipework, storage facilities and electrical distribution boxes must be maintained in good repair and safe working order.

There must also be, where necessary, provision for the safe and effective removal of fumes to the external air.

  • Do the regulations apply to all rental accommodation? 

Yes, the regulations apply to all rental accommodation with the exception of the following:
· Holiday homes
· Accommodation provided by the HSE or an approved housing body containing communal sanitary, cooking and dining facilities. This kind of accommodation usually houses people with disabilities or the elderly and provides support for people with special needs who require assistance to live in the community
· Demountable (e.g. mobile homes) housing provided by a housing authority
· Accommodation let by a housing authority or an approved housing body will be exempt from the requirements for food preparation, storage and laundry purposes. In this kind of accommodation the tenant usually provides these goods, retaining ownership of them when they move to new accommodation (All other articles of the Regulations apply to both housing authorities and to approved housing bodies.)
When did the new regulations come into effect?
· The Regulations took effect on 1st July 2017.
Do the regulations apply to older protected structures” or listed buildings?
· Listed buildings are required to meet the requirements of the Regulations. The owner or occupier of a protected structure is entitled to ask the planning authority …Cont’d… …identify works that would, or would not, require planning permission in the case of their particular building. Landlords will be advised to contact the conservation officer in the local authority for advice when considering undertaking works.

How are the Regulations enforced?

· Responsibility for the enforcement of the regulations rests with the relevant local authority and it is a matter for each individual local authority to decide the specific details of its enforcement strategy and inspection arrangements. Local authority inspectors inspect rental properties for the purpose of ensuring they comply with the regulations and where a property does not comply, can engage a series of sanctions against a landlord.

· An Improvement Notice sets out the works a landlord must carry out, within a set timeframe, to remedy any breach of the regulations. Where an Improvement Notice is not complied with, a housing authority may issue a Prohibition Notice, which directs a landlord not to re-let a property until the breach of the regulations has been rectified.

· A person who obstructs an authorised person in the lawful exercise of their powers or who contravenes the regulations is guilty of an offence. Failure to comply with an Improvement Notice or a Prohibition Notice is also an offence.

· The maximum fine for an offence is €5,000 and €400 for each day of a continuing offence. Where a person is guilty of an offence under this Act, the court shall, unless there are particular reasons for not doing so, order that person to pay the costs and expenses incurred by the housing authority in relation to the prosecution of the offence

Contact details for your local authority, along with a technical information guide and copies of the Housing (Standards for Rented Houses) Regulations, can be found on the Department of Housing, Planning and Local Governments website www.housing.gov.ie

Caden Grimes Estates is a licenced Estate Agent,
PSRA Nr 001883.
Providing commercial and residential Sales and Lettings, Lettings Management and Corporate Relocation.

Lighting – The Single Most Important Design Aspect

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Use soft lighting to add cosiness’: 5 design tips to make a dark living room work in your favour

IN THE WORLD of interiors, a lot of attention is given to natural light. We’re told to be mindful of where light is coming from in each room, maximise any available light and – if there is no light source – turn all the lamps on and pray no one notices.
Then there are the paint colours. Rooms which are small or dark must be painted white and brightened up at all costs, no argument.

My experience? It’s hard to create the illusion of natural light in a room that’s not… naturally lit. You can cover every surface in white paint, but sometimes it just doesn’t work, and you’re left with a blindingly white room that looks even duller than before. 

Obviously, in an ideal world, all of the rooms in our house would be bursting with natural light, thanks to large beautiful windows. But even if you’re lucky enough to have a south facing garden, you’ll still be left with some darker rooms towards the front – and typically this is where most living rooms are situated.

I think it’s time to change our thinking. Instead of looking at a lack of natural light as a bad thing, or feeling under pressure to create light and space where it’s just not happening naturally, you’re far better off leaning into it.
Instead of sparse, cool and airy, think warm, cosy and inviting. Work with a low-light room, rather than against it, by considering the following tips…

1. Think about how (and when) you use the room
First of all, give some thought to the living room’s primary function. Netflix binge? Yes. Entertaining friends? Yes. Morning coffee? Probably not. Chances are, you’re mainly using your living room in the evening – and most likely as a place to relax. Because of its function, the living room doesn’t necessarily need to be bright. Instead, its aesthetic should reflect its role in providing comfort. This is important to keep in mind for any room you’re decorating: how do I use it? When do I use it?

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2. Switch off the overhead bulb
What is most relevant when it comes to how you use your living room is the secondary lighting. Move away from the stark overhead lighting – nothing is less inviting than a spotlight – and choose your floor lamps and table lamps that warm things up. This will be particularly effective on a dull Sunday afternoon. Opt for warm yellow bulbs that cast a soft glow, balancing the natural coolness of the room.

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3. Choose brass and other “warm” materials over chrome
Picking out a new table lamp or wall mount? Choose metals on the warmer side of things too, avoiding chrome. Brass will always compensate for light, as will rattan or lantern style lighting. And don’t forget the candles…

4. Yes, you can paint a dark room in a dark colour
A room that lacks in natural light can be seen as a negative. Instead, see it as a free pass to experiment with bolder, darker colours, making the most of the room rather than painting it white and finding it lacks in atmosphere and style. Opt for a deep green or blue (I’m a fan of Farrow & Ball’s Hague Blue), revel in the luxe aesthetic, and rely on all that secondary lighting to add warmth. This is also something to keep in mind for small and poorly lit bathrooms. Stop trying to make the impossible happen and allow yourself to have some fun with colour.

5. Add extra cosiness with wool, velvet and more
Once you have your colour and lighting sorted – and you’ve confidently ditched the rule book – be sure to introduce lots of varying textures to further warm things up. Again, this will balance the darkness of the room. Sheepskin throws, rich kilim rugs, velvet cushions, chunky knit throws, warm natural wood in a coffee table or shelving unit – all of these textures can work together or individually to enhance your living room, making it ultra cosy and inviting. As you create your very own literal comfort zone, you’ll soon forget there was ever an issue with natural light.

Caden Grimes Estates Is Licenced with the PSRA As An Estate Agent In Dublin #001883 Info@CGestates.ie

Rents Break New Records In Dublin Property Yet Again

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Last quarter was 13th consecutive record breaking period

figures courtesy of Daft.ie

Average rents, and year-on-year change, as of the second quarter of 2019: 

  • Dublin: €2,023, up 4.5%
  • Cork: €1,366, up 7.9%
  • Galway: €1,297, up 9.1%
  • Limerick: €1,225, up 10.5%
  • Waterford: €1,013, up 10%
  • Rest of the country: €993, up 9.2%

Demand continues to far outstrip supply and on 1 May 2019, there were only 2,700 homes available to rent nationwide – the lowest number ever recorded.

New rent pressures zones came into effect in 19 locations last month, including areas in Waterford, Galway and Cork – counties which all experienced notable rent increases in the last quarter.  

Average mortgage much cheaper than average rent 

The average monthly rent in Irish cities is generally much higher than the monthly cost of a mortgage.

For example, the average mortgage in Dublin city centre is €1,488 per month, compared to the average monthly rent of €2,064 – that’s a 139% difference.

Caden Grimes Estates is a Dublin based Estate Agent licensed with the PSRA, licence 001883

Using Property As A Pension Fund

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Renting is now an accepted part of Ireland’s housing market.
And using your pension fund (if you’re eligible) can be very tax efficient.

Fiona Reddin writing in The Irish Times

“If you buy an apartment through your pension fund for example (and remember this has been built up thanks in part to tax relief on contributions), then all the rent flows directly into the pension fund. It does not pass Revenue and does not result in a tax liability.
Should you sell it at a later stage, any capital gains which might arise are again distributed to the pension fund tax-free. The rent that comes in can be invested back into the equity or bond markets.
It is only once you draw income from your pension fund in retirement that there will be a tax liability.
Outside of the pension fund, if you’re a higher-rate taxpayer, almost half of your rental income can go on tax, while gains are subject to tax at 33 per cent”.

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If you are considering investing in property as a pension fund, call or email Caden Grimes Estates, we may have a property to suit.

Pride & Professionalism in property services

Caden Grimes Estates is a PSRA Licensed (#001883) Estate Agent.

Info@CGestates.ie
01 9014480

This article is reproduced for information purposes only and does not purport to offer financial advice.
Always talk to your Financial Adviser before making financial investments

Airbnb Properties Will Come Back To The Long Term Rental Market

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And It Can Be Good For Dublin Landlords……

The new legislation restricting short term stays to 90 days come into effect today (1st July 2019) and apply to properties where it is NOT the owner’s principal private residence but IS in a designated Rent Pressure Zone
You can apply for ‘change of use’ planning permission, but you are unlikely to get it.

If you are short-letting a room in your own home, the new rules do not apply, but you will need to register with your Local Authority

If you are short-letting a property OUTSIDE of the RPZ’s the rules DO NOT apply, but you DO need to apply for change of use. And you have to register with your council.

THIS IS serious – you can be fined up to €5,000 or get up to 6 months in prison – or both of the above!

Is this UNIQUE to Ireland? No – Barcelona, New York, San Fran, Paris, Amsterdam, Toronto, Vancouver, Berlin and a host (NPI!) more have introduced similar rules for similar reasons.

What does it mean for landlords?  Well it’s not all bad – long term rents are high, you won’t have to pay constant change out /cleaning fees, less wear and tear – and there are GREAT tenants out there.

 But New legislation has come in over the last few years which landlords need to be aware of – limited rent increases, equality, new standards in rented houses- All can be daunting.

Selling or Letting Your Property?
Caden Grimes Estates is licensed (001883) as an Estate Agent and Letting Agent with the PSRA
Info@CGestates.ie  01 9014480

Caden Grimes Estates. Pride and Professionalism In Property Services.

Rent Pressure Zones in Dublin and surrounding areas include:
All of the Dublin councils, Naas, Newbridge, Celbridge, Leixlip, Maynooth, Ashbourne, Ratoath, Navan, Bray, Greystones, Wicklow, Laytown/Bettystown, Drogheda