What Can Go Wrong With Buy To Let? A Comprehensive Guide

Nikka Sulton

What Can Go Wrong With Buy To Let?

Investing in buy-to-let property is a popular choice, but is it a dependable income source? It has proven successful for some, enabling them to transition away from their day job and generate substantial rental income. However, for others, it has led to financial challenges in managing their own mortgages.

The key to success in this venture lies in various factors that can tip the scale either way. Details matter.

Buy-to-let regulations, for example, can change, affecting your financial situation. Furthermore, rising health and safety standards can increase costs for landlords.

In this article, we explore five strategies for success in buy-to-let investments and outline the five common pitfalls that can hinder your rental property plans.

Risks with Buy-to-Let Mortgage:

Investing in buy-to-let properties to earn more money during retirement has become popular. Being a landlord can make you money if rents are high and property prices go up. But, watch out for problems.

1. Increased Stamp Duty: If you’re buying a second property or adding to your portfolio, remember there’s a 3% extra charge introduced in April 2016.

2. Rental Gaps: Even if you aim for continuous tenancy, expect periods without renters. Include this in your budget planning.

3. Unpaid Rent: Plan for possible rental gaps, but dealing with difficult tenants or legal expenses can be challenging.

4. Property Value Drop: Property values can go down, potentially below your purchase price.

5. Legislation: Landlords have legal duties, and staying compliant can be tricky. Ignorance isn’t an excuse and can lead to fines.

6. Interest Rate Changes: Buy-to-let mortgages can be affected by interest rate rises. Fixing rates helps, but long-term, payments may still increase.

7. Income Tax: Tax rules have evolved, making buy-to-lets more complex and less tax-efficient for higher-rate taxpayers. Consult a tax specialist or accountant for guidance.

ADVANTAGES of a Buy-to-Let mortgage

1. Capital Growth: Property has historically shown long-term value increase, though it can fluctuate.

2. Income Stream: Rental income can provide extra earnings, but remember to account for property costs and check rental yields.

3. High Demand: Rental market demand is strong, driven by housing affordability issues and stricter mortgage criteria.

4. Diverse Investment: Spreading your investments reduces risk, and property offers that diversity.

5. Improved Returns: With low interest rates, property can offer better returns compared to savings.

6. Flexibility: Recent tax changes have prompted a rise in limited company buy-to-lets, providing more ownership options and flexibility. Lenders also offer various products for these mortgages.

Why invest in buy-to-let?

The era of low interest rates previously enhanced the allure of buy-to-let investments. With savings generating meager returns and affordable mortgages, it appeared to compensate for the 3 percent stamp duty surcharge on buy-to-lets and second homes, which substantially ate into profits, along with the reduction in full mortgage interest tax relief that dampened returns.

However, the landscape has evolved. The Bank of England has raised the base rate significantly, soaring from 0.1 percent in December 2022 to 4.25 percent by March 2023, resulting in notably higher buy-to-let mortgage rates.

So, is it still a lucrative venture? Many remain optimistic but have adopted a more cautious approach, as evidenced by our recent visit to the National Landlord Investment Show.

Buy-to-let continues to appear attractive as an income investment, particularly for those with substantial funds to secure a sizeable deposit. This attractiveness persists in contrast to the dismal savings rates and volatility of the stock market.

However, mortgage rates have substantially risen from their historical lows, rendering it more challenging for buy-to-let investors to secure favorable deals.

Tips for First-Time Buy-to-Let Investors:

1. Understand the Expenses

Your interest-only mortgage is just the beginning of the financial commitments when managing a rental property. Overlooking other costs can significantly impact your investment’s true profitability. Assuming that a £400 monthly mortgage necessitates only an additional £500 in rent to cover all expenses is a risky approach.

Consider these additional expenses:

Property maintenance and repairs
Renovation and interior design
Exterior upkeep, gardening, and window care
Cleaning between tenant turnovers
Fees for letting agent management
Finder fees for letting agents
Advertising expenses for property listings
Landlord’s insurance
Buildings insurance

2. Compute Your Taxes

Prepare for the taxman! HMRC is interested in a slice of your earnings, so it’s crucial to assess the tax implications of being a landlord.

Stamp Duty Land Tax: When purchasing a property, you’ll face a substantial stamp duty expense, amounting to thousands of pounds. Although it’s a one-off payment, it significantly affects your investment.

Income Tax and Mortgage Interest Tax Relief: Changes to mortgage interest tax relief in 2017 have led to higher income tax on rental properties, impacting your overall profit. However, you can make significant tax savings by incorporating your landlord business. Check our guide on mortgage interest tax relief for insights into these changes and potential savings.

3. Anticipate Monthly Tenant Needs

While a smoothly operating property with punctual, respectful tenants is an excellent investment scenario, it’s essential to recognise that this ideal situation may not persist. Dry months, characterized by tenant turnover or, even more troublesome, non-paying and troublesome tenants, are a distinct possibility. During these periods, your property will generate no income, but your expenses will persist.

To navigate this challenge, prepare for potential tenant vacancies and be ready to adapt your approach. Consider modifying agency fees and adjusting advertising efforts to minimize the duration of property vacancy.

4. Choose the Ideal Location

Numerous buy-to-let landlords opt for acquiring a second property in their current town, assuming that proximity will simplify property management. While this can be true, especially if you intend to forego a management agency entirely, for many, physical closeness to the investment property isn’t a critical factor. In fact, you may achieve a higher yield by considering the entire UK and selecting a more profitable location to become a landlord.

Prime locations often include areas with a significant student population, thriving inner-city areas with strong demand, or properties situated along burgeoning commuter routes to major cities. Evaluating potential locations based on these factors can lead to a more rewarding investment.

5. Plan for Property Renovation

Profit from a buy-to-let property can be found in two key areas: the monthly rental income and the property’s overall appreciation in value. When you purchase a property that can significantly benefit from renovation, you place a strong emphasis on the latter while gaining some flexibility with the former.

Property renovation is an investment in itself. If you have extensive renovations in mind, it’s crucial to ensure that your mortgage covers these costs. Feel free to consult with us at The Mortgage Hut for guidance on securing a mortgage with renovation in mind.

Effective renovations can inject substantial equity into the property. This not only increases its value for a future sale but also enhances its desirability in the interim, expanding your rental prospects.

6. Negotiate Wisely

When purchasing a property for your own residence, emotions often come into play as you seek a place to love. This emotional connection can lead you to stretch your budget to secure the home of your dreams.

However, when buying for a buy-to-let investment, your perspective should shift. Rather than assessing the property based on your personal affection, focus on its potential to generate income. If the property doesn’t align with this financial objective, it’s best to move on and find another investment opportunity where the numbers make sense.

In this scenario, you can adopt a more assertive stance in negotiations. Remember, as a buy-to-let investor, you are not part of a property chain, giving you a favourable position for negotiation.

Furthermore, try to gather information about why the seller is parting with the property. If the property has been on the market for a significant period, the seller might be open to accepting a lower price for a swift sale. While there’s no guarantee the deal will succeed, your diligence in negotiation can lead to substantial savings if it does.

7. Consider Property Auctions

Having a mortgage in principle provides you with the financial capability to attend property auctions and make informed, swift decisions. Property auctions frequently offer substantial savings compared to traditional agent-mediated purchases.

However, it’s essential to exercise restraint and not get caught up in the excitement of the auction. Determine your maximum bid in advance and stick to it, resisting the temptation to exceed your budget regardless of the circumstances.