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The “Gig Economy” what does it mean?

The Oxford English Dictionary defines “gig” as “a job, especially one that is temporary or that has an uncertain future”. It also defines the “gig economy” as a “labour market characterised by the prevalence of short-term contracts or freelance work as opposed to permanent jobs”.

It is common for the gig economy to be associated with companies using new technologies to promote their business, but it is just as common in other sectors such as social care, retail, cleaning and construction.

Historically, businesses with fluctuating demand would perhaps have maintained a core workforce with casual employees or workers. The term “casual worker” covers many different types of working arrangements including bank staff, seasonal workers and individuals working on zero-hours contracts. Casual workers have fewer rights than employees but are still entitled to some employment protection including the national minimum wage and paid holiday.

Businesses within the gig economy have tended to engage individuals not as employees or workers, but as self-employed contractors who have the freedom to accept work (the gig) or reject it. Pimlico Plumbers, Deliveroo, City Sprint and Uber have all hit the headlines in recent times with cases in the Employment Tribunal (ET). This is because increasingly some individuals are challenging their employment status as independent contractors and arguing, with some success, that they are in fact workers; giving them increased protection at work. A self-employed person is not entitled to the statutory rights afforded to employees and workers and is responsible for their own tax and national insurance contributions. It is therefore an important distinction to make. Any self-employed person will need to fall outside the definition of “employee” or “worker” as defined in the Employment Rights Act 1996 (ERA 1996). However, the distinction between worker and self-employed is somewhat blurred.

A worker is defined in the ERA 1996 as either an employee or an individual working under

“…any other contract, whether express or implied and (if express) whether oral or in writing, whereby the individual undertakes to do or perform personally any work or services for another party to the contract whose status is not by virtue of the contract that of a client or customer of any profession or business undertaking, carried on by the individual.”

ERA 1996

All employees are therefore workers and the alternative, as cited above, has been subject to extensive scrutiny by the ET and courts to determine what types of working arrangements fall within its scope.

The difficulty with the “worker test” that has evolved through case law, is that it depends on the facts of each case. This can produce inconsistent results, making it difficult to know with any certainty whether someone is truly self-employed. The lack of certainty has been identified as one of the primary weaknesses of the current framework for clarifying those who provide services.

A further complication is that an individual can be self-employed for tax purposes, but be a worker for employment status purposes. This is because tax law only distinguishes between the self-employed and the employed. There is no “worker” category for tax purposes.

Further clarification was given last week when the Employment Appeal Tribunal (EAT) dismissed Uber’s appeal against the ET’s decision that its drivers are ‘workers’ within the meaning of the ERA 1996 and the equivalent definitions in the National Minimum Wage Act 1998 and the Working Time Regulations 1998. It held that the ET was entitled to reject Uber’s explanation of its business as a technology platform rather than a provider of transport services and to go beyond the contractual documentation describing drivers as self-employed contractors offering their services to passengers via the Uber app.

Uber says it is a technology platform allowing the provision of taxi services, not the provider of the taxi service itself. It claims it is acting as an agent for the drivers, and its agreement with passengers states that the contract for the taxi service is between the driver and the passenger. Under the contract between Uber and the driver, the driver is not required to give any commitment to work. However, when a driver signs into the app, this usually signals that he is coming ‘on duty’ and can therefore accept bookings. Prospective passengers book trips through the app. Upon receipt of a passenger request, the app locates an available driver (i.e. one who is logged in). The selected driver has ten seconds to accept the booking through the app, failing which Uber assumes that the driver is unavailable and locates another. If a driver fails to accept bookings, warning messages are generated which can lead to the driver’s access to the app being suspended or blocked, preventing the driver from working.

Several Uber drivers brought ET claims of unlawful deductions from wages, relying on failure to pay the national minimum wage, and failure to provide paid annual leave. Two of the drivers were selected as test claimants and the ET considered, as a preliminary issue, whether the drivers were ‘workers’ within the definition in the ERA 1996. The ET found that they were. It rejected Uber’s case that the drivers were self-employed and that it merely provided the technology platform that allows drivers to find and agree to work with individual passengers. In the ET’s view, this characterisation of Uber’s business model and the contractual documentation created to support it did not fit with the reality of the working arrangements, which was that Uber relies on a pool of workers to provide a private hire vehicle service. Uber appealed to the EAT.

The EAT dismissed the appeal, holding that the ET was entitled to find that the contractual documentation did not reflect the reality and thus that it was entitled to disregard the terms and labels used in the documents. The ET had to decide the true agreement between the parties and, in so doing, it was important for it to have regard to the reality and the facts of the case. The ET was therefore bound to reach a fact-sensitive decision.

What’s next?

The independent review of employment practices in the modern economy (the Taylor Review) which was launched last year, has made recommendations that the definition of “worker” needs to be clearer and more consistent. An enquiry into the Taylor Review started hearing evidence on 10 October 2017 and has questioned how the government should act to ensure rights and fair pay for gig economy workers. As yet there are currently no concrete plans to change the law but that may well be just a matter of time.

Meanwhile, it is likely that Uber will appeal the EAT’s decision and may well seek to fast-track to the Supreme Court to have the case heard at the same time as the Pimlico Plumbers case.

Speak to employment solicitor, Karen Cole, for more information on employment law and the gig economy.

Note: This article is not legal advice; it provides information of general interest about current legal issues.


The Data Protection Bill: How will it affect e-business?

The new Data Protection Bill is designed to update the existing laws, and hopefully plug a few gaps along the way. It is big, it is important, and it affects every single business that collects any kind of client or customer data, no matter how inconsequential a tiny packet of data may seem. It also gives your customers the ‘right to be forgotten’ – a major development and one you must be aware of.

The new bill gives greater customer consent over not only how their personal information is used, but how it is stored, who has access, and how long companies can keep that information on file. The bill also means that customers can now request that their data is returned to them, and the holder is obliged to comply.

Given the number of massive data breaches over the past couple of years (from the TalkTalk debacle through to the most recent NHS hack), it is about time that something was done to give the public a little more confidence in how businesses and the public sector, stores and uses personal data.

Tying in with GDPR

The Data Protection Bill is designed to herald the introduction of EU guidelines as laid down in the sweeping GDPR regulations, which land on our shores in less than a year and are set to be implemented into UK legislation, regardless of whether or not we’re in the EU at the time. Brexit be damned – GDPR is coming and everyone will have to fall into line.

The combination of GDPR and the Data Protection Bill demonstrates very clearly that the UK government is taking data protection very seriously. It is no surprise though, as the government cannot afford not to treat the issue of data protection as a priority. It has the potential to affect every single person in the UK, who also just happen to be voters.

It is also a message to our EU partners that post-Brexit, the UK will have a ‘strong and stable’ data protection policy, ensuring that businesses trading with UK companies can do so with confidence, and without worrying whether a data leak will compromise their personal information.

The impact on e-businesses

So, what does all this mean for e-businesses? Well, because e-businesses are at the very forefront when it comes to using personal data, and trust is always an issue when it comes to online activity, they are going to have to respond quickly and proactively to any changes.

Industry leaders believe that the new act raises the bar for businesses, especially as the information covered by the bill has been extended. Businesses will now need to protect not only the financial information of their customers, but their IP addresses, online DNA and even cookies. So, everything from postcodes to browsing history is protected.

Taking another look at your T&Cs

Businesses will need to have an effective consent policy in place, so their Terms & Conditions documents may need looking at again. Businesses cannot get around the legislation by claiming ignorance, either, so they’ll have to know exactly how and where data is being stored.

The ‘right to be forgotten’ will be eagerly seized upon by a public that’s increasingly concerned about just how much exposure their personal data is subject to online. However, e-businesses that demonstrate a good understanding and a flawless interpretation of the new legislation could benefit from these changes, by raising customer trust levels to new heights. Those who don’t comply will find a rapid decline in customers, as their demographic seeks out competitors who offer a more secure online environment.

Non-compliance could be expensive, too, with fines of up to 4% of global turnover. That means fines could run into millions of pounds, so effective data management just took on a whole new level of importance for e-businesses of all sizes.

Compliance is a necessity

The key is to identify exactly which data is subject to the new legislation, and to ensure compliance. That could mean legal experts who are specialists in e-commerce and data protection legislation are going to be busy over the coming months, as businesses rush to ensure they’re complying fully. From T&C documents and operational guidelines, through to data management policies and compliance with the ‘right to be forgotten‘ legislation, staying on the right side of the Data Protection Act and GDPR has never been more important.

The existing Data Protection Act was created before e-commerce was even a ‘thing’. Because the pace of change has been so fast, customers’ expectations and how they use e-commerce has changed well beyond the limits of the current law, which is why the new legislation has been brought in.

With just months to go before GDPR goes live, businesses must act sooner rather than later to ensure they are complying.

Speak to Karen Cole today to check you are ticking all the right Data Protection boxes.

Note: This is not legal advice; it is intended to provide information of general interest about current legal issues.


Brexit Deal: One man’s view

David Davis and his colleagues are deluding themselves and deceiving the country when they pretend that they can negotiate a Brexit deal that will be rubber-stamped by Parliament. The important point that we must all understand is that the approval of Parliament, as enshrined in an Act of Parliament, will be necessary to change the law of the land to incorporate ‘the deal’ because any deal necessarily involves changing the law (see the Gina Miller case).

While many in the UK may not appreciate this, one can be certain that EU officials understand it and it is likely to shape a twin EU objective of only agreeing on a deal which is expensive for the UK and which acts as a deterrent to other member countries – with an overarching objective of inducing the UK to reconsider its leave decision.

In some 15 months’ time, to avoid the political humiliation of not having been able to negotiate a deal, the government will put the best deal that is on offer to the House of Commons. It is reasonable to believe it will be unpalatable.

The Labour Party and other ‘remain’ MPs are unlikely to endorse a bad deal. The Government will need to call an election (which it is likely to lose) or hold a late second referendum or both. The country will be in a mess as the clock ticks down to March 2019, when, absent an agreement to postpone the leaving date, it will leave without a deal and with little or inadequate preparation.

To avoid a chaotic outcome a new Government is likely to agree with the EU on an extension of the leaving date to allow for a second referendum. All the Labour Party has to do to win an election is to offer the country a second referendum – it will have wide support.

Remainers may view such an outcome as an acceptable one. But if a ‘stay’ referendum result is delivered towards the end of 2019, the UK will have suffered political and economic turmoil for nearly four years.

This can be avoided or shortened The Government should accept that it needs the House of Commons on its side and is unlikely to get an acceptable deal without a second referendum. The question or box-ticking exercise can be simple such as ticking one of the following:

Should the UK stay in the EU?
Should the UK leave even if it cannot get an acceptable EU deal?

If the majority tick the second box then the EU, the House of Commons and the country at large will understand the strength of the electoral will and we are more likely to get a sensible deal from the EU. Consider how much stronger the negotiating hand of David Davis et al will be. The Government should organise a second referendum immediately.

And if the majority tick the first box we can all get on with our lives without Brexit.

For more information on Brexit and one man’s views, speak to John Gillette.

Note: This article is not legal advice; it provides information of general interest about current legal issues.


Tenant alterations

If your lease is silent in this regard, you can carry out such works. However, this is unlikely. Your lease is more likely to contain a tenant covenant regarding alterations, typically stating that internal non-structural alterations are permitted (with consent not to be unreasonably withheld) but that external and structural alterations are prohibited.

So, what then? A landlord is always free to grant consent to works even if the lease terms prohibit them; therefore, you could try asking your landlord for consent.

Section 3 of the Landlord and Tenant Act 1927 allows a tenant, in certain circumstances, to carry out works even if the terms of the lease prohibit them. The works cannot fall within the tenant repair covenant and must be classed as “improvements”. Further, section 3 applies only to business premises, not domestic/residential.

So how does section 3 work? As a tenant, you would serve a notice on your landlord detailing the proposed works and attaching any plans/specifications. If your landlord does not object within three months, you can proceed with the works.

If your landlord does object, then you can make an application to the court, which can (subject to its ability to impose conditions and modify the plans) authorise the improvements provided they:

  • are calculated to add to the letting value of the property at the termination of the tenancy;
  • are reasonable and suitable to the character of the property; and
  • will not diminish the value of any other property which belongs to the landlord or any superior landlord.

If you go on to complete the works, you must apply to your landlord for a certificate of completion confirming that the works have been completed.

Another possible outcome is that your landlord could offer to carry out the work for a reasonable increase in rent. In this scenario, you would not be obliged to accept the offer and could withdraw the section 3 notice so that the landlord would not be entitled to carry out the works and increase the rent.

In this situation, section 19(2) of the Landlord and Tenant Act 1927 (which applies to commercial and some residential property) may assist and qualify the covenant with a proviso that consent cannot be unreasonably withheld.

For section 19(2) to apply, the works must again be classed as “improvements”, but here the works are looked at from the tenant’s point of view and need not add to the letting value of the property.

In practice, you could apply to the court for a declaration that consent is being unreasonably withheld, or you could take the commercial risk of carrying out the works without consent. However, because section 19(2) does not impose a positive obligation on the landlord not to withhold consent unreasonably, you would have no right to claim damages if consent was unreasonably withheld.

One final point to note is that tenants of a domestic privately rented property can, pursuant to the Energy Efficiency (Private Rented Property) (England & Wales) Regulations 2015, request the landlord’s consent to energy efficiency improvement works. This applies where the lease either prohibits the works or the works are subject to qualified consent and require that the landlord (subject to specified exemptions) does not unreasonably refuse consent to the works.

Call our property law specialist, John Gillette, today if you have any questions regarding tenant alterations.

Note: This is not legal advice; it provides information of general interest about current legal issues.


Getting it right to grow the spirit of enterprise

Recently that’s included a five-year-old girl whose enterprise was selling cups of homemade lemonade to passers-by heading to a festival. She was stopped by enforcement officers who hit her with a fine for running an unlicensed stall. The fine was later dropped after attracting negative media coverage, but the incident highlights one of the ways that lack of knowledge is affecting would-be entrepreneurs.

Trading on the street requires a licence, granted usually by a local authority or the Metropolitan Police in Greater London, and the application must specify the proposed days and time of trading and the location. Trading areas are often restricted and there’s no guarantee of getting exactly what you’ve asked for; for example, the number of days may be restricted.

Operating without a street trading licence, or outside the conditions of a licence, can attract fines of up to £1,000!

Another way for a small business enterprise to trade without the commitment of permanent premises is by using pop-up premises to trial their new idea. This can be an ideal way to get a quick and immediate customer response, but both temporary tenants and landlords need to make sure the terms are properly stated, to avoid later difficulties which could include planning permissions, safety requirements or insurance.

Former head of commercial real estate, John Gillette, explains:

“In the first flush of enthusiasm in today’s gig economy, many people don’t realise they need to get to grips with many of the things that bigger business has to take on. With pop-ups, even when it’s a temporary agreement, it creates an interest in property and so you should take advice and make sure it’s documented with a licence or short-term lease.”

Telling HMRC that you’re self-employed and then declaring any self-employed income each year is another important step in going into business. But for smaller traders there is a now a tax-free allowance that came in from April 2017 which means there is no need to declare or pay tax on the first £1,000 earned each year, with another £1,000 allowance for any property-related income. If your income is more than £1,000 before deducting expenses, you must declare it, but can still take advantage of the allowance. However, the allowance for property-related income cannot be claimed in addition to the £7,500 a year tax-free income allowance for landlords who rent out a spare room in their house.”

Head of corporate and commercial, Victoria Holland, added:

“There are some great ways to earn extra income these days, whether it’s letting out your drive for parking, trading on eBay or coming up with the apps of the future. Going into business has become much less daunting, but getting advice before you start may help avoid difficulties later.

Parents need to be aware too. With a smartphone in one hand and schoolbook in the other, increasing numbers of teens are looking to get a foothold in business before leaving school, but there are rules and restrictions on the hours that can be worked by those under 16, whether in or out of term time. They may seem irrelevant when a teenager is running an enterprise that is wholly online and operated from their bedroom, but one important aspect of the rules is to protect performance at school, so parents need to be sure time spent is not excessive and undermining classroom ability.”

Speak to corporate consultant Victoria Holland today.

Note: This article is not legal advice; it provides information of general interest about current legal issues.


How vulnerable is your business to hackers?

A recent poll carried out by Barclaycard found that out of 500 SMEs asked, 44% were worried about the effects of a cybercrime attack or data breach, compared to 34% who were more worried about Brexit as a major impact on their future. It seems that the back-door hackers have more of a hold over our concerns than the Brussels bureaucrats. The result is that last year, UK SMEs spent £2.9 billion on cyber security. That’s an average of £1,600 per business, with 34% of small businesses concerned about managing and preventing threats and breaches. While consumers may be more cyber-savvy, it seems that businesses still have some catching up to do.

The average cyber-attack will cost an SME around £3,000, and the FSB found that, on average, small businesses in the UK are the victims of around four attacks every two years.

GDPR – cyber security is your responsibility

As well as damaging your business (and your reputation), a cyber-attack could leave you open to accusations of failing to protect personal data, especially if you hold client or customer information digitally (such as credit card details). With the new General Data Protection Regulations (GDPR) now coming into force, you have a duty of care to protect your clients’ personal information. If your firewalls and anti-virus software allow an attack to get through and as a result directly impact your clients and customers (such as their personal details being stolen), then you could end up in court. That data includes not just financial details, but names, addresses, telephone numbers, in fact, anything that could identify your customers.

From 25 May 2018, it’s up to you to take care of your customers’ data. You will also be required to report any attack to the relevant supervisory authority within 72 hours of becoming aware of a breach and prove that you have taken all reasonable precautions to stop an attack.

How to beat the hackers

Ideally, have professional IT advice, but having a robust firewall and up-to-date anti-virus software is a good start, making it more difficult for hackers to get into your system. To keep your business and your information secure you should:

Update your system

The most recent attacks have been against the now-aged Windows XP operating system. While it’s a good, solid operating system, it’s vulnerable to attacks and is no longer supported by Windows. Thus, XP is not being ‘patched’ (including security updates). ‘Byte’ the bullet and upgrade.

Build a better firewall

Firewalls and anti-virus software should provide you with a good line of defence. Make sure you choose one that is designed to cover networks, rather than just single outlets. Buying a home firewall and then asking it to protect your multi-user office system is asking for trouble.

Train your staff

It is worth having a designated Cyber Security officer if you’re a medium-sized business and get them trained in the latest techniques for Threat Analysis, mobile and static security, and even Ethical Hacking. But it’s also well worth training all your staff on how to recognise phishing emails, the dangers of clicking on unrecognised email attachments, and online security protocol.

Back up regularly

That means every week, not every year. If you have a recent back-up point then you’re less likely to lose all that essential information, even if a hijacker locks you out.

Can you hold your internet service provider or your software provider responsible for a cyber-attack?

If you’re thinking of bringing a juicy case against Microsoft for allowing a worm to wiggle its way through your firewall and into your computer, think again. You’ve signed a licence agreement with a software provider, which puts the onus back on you to ensure you allow regular updates and patches to be uploaded onto your operating system. Your internet service provider is also pretty much out of the loop as far as legal action goes, as attacks are usually so widespread that no provider is immune.

So, the best course of action is ensuring you do everything you can to protect yourself, your business, and your data.

For more information on hackers and your business, speak to Victoria Holland today.

Note: This article is not legal advice; it provides information of general interest about current legal issues.


Good practice is vital for employers in managing tribunal claims

This is likely to open a floodgate of litigation. A recent preliminary hearing in the Employment Tribunal has confirmed that an ex-employee should be granted an extension of time to pursue her out-of-date unfair dismissal claim, on the basis that the original action was dropped due to the fees.

In giving the go-ahead for an extension in the case of Dhami v Tesco Stores Ltd, the claimant could show they had lodged the original claim within the three-month time limit and the fees were an important reason for not proceeding. It is likely that many more out-of-date claims will be put forward, and, as a result, employers may find themselves firefighting situations that were considered closed.

The Supreme Court ruling in July in R (on the application of UNISON) v Lord Chancellor put an end to the requirement for a fee to be paid on submitting a claim, known as the issue fee, and another a few weeks before the hearing. Introduced in 2013, the cost was more than £1,000 for complex claims, and the number of tribunal claims dropped by two-thirds as a result.

The public service union UNISON brought the case, arguing that the fees undermined the fundamental principle of access to justice for all and that it was discriminatory as women generally earn less and so were likely to find it harder to pay. The Supreme Court agreed, saying it was unlawful under both domestic and EU law, and the fees were abolished with immediate effect, and payments made under the scheme were to be refunded.

Commentators and employer groups were quick to predict a steep increase in claims back to previous levels, arguing that with no financial risk involved, employees will be more likely to make a claim, whether legitimate or bogus.

Our employment partner, Karen Cole said:

“For now, employers who focus on best practice and knowing their responsibilities will be better placed to manage any such claims. This is the time to identify any potential claims that may be made, and having reviewed the circumstances, take steps to avoid such things recurring. Demonstrating a positive attitude to any Employment Tribunal will stand a business in good stead.”

She added:

“It’s more important than ever to have a positive working environment, as well as ensuring compliance with the many laws applying in the workplace.

It’s not only good for business, but should minimise the risk of claims. If you do find yourself facing a claim, then think about maximising mediation efforts, and using ACAS Early Conciliation as an opportunity to resolve things swiftly. Equally, if having investigated the claim and having tried to resolve the matter by conciliation, you believe that the employee is just trying it on because they have nothing to lose, it may be worth being bullish and going for costs, a deposit order or applying to strike out proceedings. Each case will turn on the facts.”

Speak to employment partner Karen Cole to find out more about Employment Tribunal claim fees.

Note: This article is not legal advice. It provides information of general interest about current legal issues.


Top 5 tips for a successful business relocation

If you’re undertaking a business relocation, then you have a completely different set of things to worry about. Rather than ‘Where’s the kitchen box with the kettle gone?’ it’s more ‘Where’s the box with the server gone!’. You’ve also got to make sure that a move doesn’t cost you more than just the price of the removal van, and that your business doesn’t suffer as a result.

Business relocations should be smooth transitions with barely a ripple. But assuming you’ve got everything packed and ready to go, and the removal team is heading up the stairs to start moving out desks, here are our top 5 tips to make sure your relocation is a success.

A change of business address isn’t simply a matter of informing your customers with a piece of paper in the window saying, ‘We’ve moved!’ and an arrow pointing down the street. You need to let everyone know your new address, and that includes organisations like HMRC, the VAT-man, Companies House, and your legal team.

It’s important to make sure all your insurance documents are revised, too, and that any H&S certification is revised and up to date before your team starts work in the new building. Talk to your solicitor well before moving day to make sure your paperwork’s in order.

2. Future-proof your business

It’s probably a bit late to ask this, but are you sure you’ve moved to the right place? If your business move is the result of growth, then you’ll need to make sure that you don’t have to go through the same rigmarole all over again in a year’s time, just because you’ve moved to an ever-so-slightly bigger office and outgrown it faster than you thought you would. Plan well ahead, and anticipate your needs not in a year’s time, but five years down the line. Future-proof your business needs by picking your new location very carefully.

3. Don’t forget the tech

Priority number one (after unpacking the coffee maker) must be your internet connection. Whether your business is 100% reliant on tech, or you just send the occasional email, you must make sure your tech connections and communication systems are up and running from the moment you open the door. Make sure you’ve let both your ISP and your telecoms provider know that you’re moving and arrange for the infrastructure to be in place before you move in.

4. Keep productivity up

This can be one of the hardest things on the list. A business move is hugely disruptive to the everyday routine of your business, and it can demotivate your workforce too. There is an argument that a ‘Business as Usual’ approach is best, but sometimes this can be counterproductive. The key is to keep communications wide open. Listen to your staff. Does this move create the opportunity for a more productive working environment? If you take on board suggestions from your team then not only will they feel more engaged and energised by the transition, but they’ll probably help you shift a few boxes too!

If your company is a manufacturing business, then logistic planning to keep the wheels of industry turning is essential. Liaise with your floor manager and operators well in advance to prioritise which machines are moved first, so that production is restarted as quickly as possible once you’re in your new premises.

5. Tell people you’ve moved!

If nobody knows you’ve moved, you’re going to be twiddling your thumbs until they find out where you are again.

Make sure everyone knows well in advance that you’ve relocated, especially if you’ve moved a considerable distance. Send out an e-newsletter to all your regular customers and clients, update your website, and banner the move on your landing page. Take out advertising in relevant trade press, or do a mail-shot (it’s old-fashioned, but it works!).

One of the best ways to get a positive response from customers is to use the move to ‘relaunch’ your new, improved and re-energised business. Make a big deal out of the move so that it’s seen as a positive. And make sure you hand the keys back and switch the lights out before you leave your old office.

Speak to commercial real estate partner John Gillette or corporate partner Victoria Holland today to ensure your business relocation is a success.

Note: This article is not legal advice; it provides information of general interest about current legal issues.


Giving rookie renters a helping hand

Parents can help guide the rookie tenants through the process but may themselves not be aware of how things have changed since their uni days or first-time flat rental.

Parents and students often focus on the emotional upheaval or logistics rather than the important details of checking out the property and ensuring the landlord is a safe bet.

Privately-owned student accommodation is likely to be a house of multiple occupation (an HMO) if it accommodates three or more students. AN HMO places extra obligations on the landlord. For example, an HMO must satisfy special requirements regarding fire and general safety, utility supplies and management of communal areas, which could include fire alarms, extinguishers and fire blankets on every floor. You can also ask to see the landlord’s HMO licence. If a landlord doesn’t have a licence when they should, they can be prosecuted, and you may reclaim up to 12 months’ worth of rent paid during the time that the HMO was unlicensed.

Whether the property is classed as an HMO or not, all landlords should ensure that gas appliances are covered by an annual check, that all electrical installations are checked every five years by a qualified electrician and that any appliances like washing machines, kettles or toasters have a PAT certificate.

Any agreement will likely be based on an assured shorthold tenancy (an AST) in privately owned student accommodation. This can be for a fixed term, such as the academic year, for 12 months, or periodic, which may run from month to month. Most lets include the summer holiday period these days, with either full or reduced rent due.

The landlord should provide a written agreement, and as a minimum, this should be a statement of the main terms, including:

  • the date the tenancy will begin
  • the rent due
  • when and how it must be paid
  • if the rent can be changed
  • how long the agreement is for

Under some agreements, the tenants may be jointly and severally liable for the rent. This means that if one of the tenants does not pay their share, the landlord can sue any of the other tenants for the unpaid rent and may pursue the easiest option. E.g., in a house share with a mix of home and overseas students, the landlord may choose to pursue one UK resident for the whole sum rather than any of the overseas students. Also, every student will likely have to be backed up by a guarantor such as a parent.

By law, the landlord must hold any deposit in a registered deposit protection scheme, and you should ask to see evidence of this being done within 30 days. The deposits may be held in the name of one or more designated tenants.

The property should be checked carefully against the inventory. Whether this is a comprehensive record of all contents and the general condition of each aspect of the accommodation or a simple list, it’s worth taking photographs of the condition of everything, including any damage or poor condition that you pick up as you go around the property, to ensure that you have a strong case for the full return of your deposit at the end of the tenancy.

Recently, a group of student tenants in Bristol took a letting agent to court and overturned a deduction of £780 worth of charges which was being taken from their deposit to cover redecoration and cleaning. The students had photographic proof of the state of the accommodation when they took it on and could show it was cleaner when they left, as well as having evidence to demonstrate that works claimed for by the letting agent had not subsequently been done. Their attention to detail helped them secure a County Court judgement and the return of the deposit.

Property partner, John Gillette, explained:

“Thanks to the huge rise in demand for university places over recent years, many different types of investors and private landlords have entered the student accommodation sector. There’s been a big shift away from the scruffy digs that people used to experience at university, but there are still many older properties that may be more likely to pose problems in terms of repairs and general condition, and no sector is immune from difficult landlords.

The important thing is to make sure young people have some guidance, and if necessary get the contract and terms checked out professionally. It’s likely to be the parent who is on the line as guarantor, so it’s worth taking time to be sure, and not just jumping to secure a last-minute property.”

John’s top tips include:

  • If you’re using a letting agent, be sure of their procedures and where a holding or advance rental deposit is required. Find out if it will be refunded if the application fails to complete, for example, if you don’t pass a credit check.
  • Ask for the relevant licences, such as for a House in Multiple Occupation and any gas or electrical installations and appliances.
  • If the letting agent or landlord says that any work will be undertaken as a condition of you taking on the tenancy, get it in writing before signing any agreement.
  • Read the small print on the tenancy agreement, and if anything doesn’t sound right, get it checked out, as once you’ve signed, you’re committed.
  • Check the inventory – dispute anything inaccurate and take photographs when you move in.
  • Make sure the deposit is being held in a Government-backed scheme.

Speak to John Gillette today.

Note: This is not legal advice; it provides information of general interest about current legal issues.


How to behave in front of the children during a divorce

From the outset, it is important to recognise that children react to stressful situations in very different ways to adults. They have no frame of reference to work from, so the feelings of abandonment, confusion, loneliness and even anger are new and often completely overwhelming to them. Children often blame themselves for their parents’ relationship breaking up, and convincing them otherwise can be very difficult.

Because children can find it difficult to express their emotions in terms that an adult will understand, they can also ‘shut down’ and keep their feelings hidden. So, it is not unusual for parents to underestimate their marital issues’ impact on their children. Little Johnny isn’t ‘fine’ by any stretch of the imagination – he’s hurting badly and unable to communicate how he’s really feeling right now.

The first responsibility of any parent is to keep the confrontation to an absolute minimum, especially in front of the children. If you row, do it where they cannot witness or hear it. Do not underestimate how quickly they can pick up on an ‘atmosphere’. Children are extremely empathic and can be affected as much by frosty silences as they can by shouting matches.

Have a plan

A parenting plan can help make the transition period much smoother and give you both a point of reference that’s agreed upon and in place before you start divorce proceedings.

Don’t be afraid to ask for help. A third party can often mediate between two partners to ensure the welfare of the children remains a priority from start to finish. Remember that this part of a divorce can become highly emotionally charged, so a mediator can often help to keep a sense of perspective and to calm the situation.

Parental responsibilities

While mothers have parental responsibility from birth (unless the child has been put up for adoption), the situation can often be less than clear for fathers. If you were married at the time of the child’s birth, you have parental responsibility. However, if you were not married, it would depend on the child’s date of birth. If the child was born after 1 December 2003 and the father is named on the birth certificate, they have responsibility.

Who should the child live with?

In most cases, the parents will decide who the child should live with permanently while granting the other parent access. If this can be agreed amicably, then there should be no need for a court order, which is also the best possible outcome for the child.

However, if the courts become involved in the arrangement, they will look at several factors before laying down the agreement in what is now known as a ‘Child Arrangements Order’. This will cover both residence and access rights.

How the courts act

Throughout the procedure, the wishes of the child should be carefully considered and is the top priority as far as the courts are concerned.

The older the child, the more likely they are to have an influence over whom they live with and what visiting rights are allowed.

The courts will use the Children’s Act 1989 as their checklist when dealing with any break-up that involves children. But it is up to you to ensure their welfare is a top priority when you’re away from the courtroom.

That means providing a safe and secure environment that a child can feel at ease in, with an emphasis on ‘secure’. The upheaval that divorce causes puts enormous strain on a child’s perception of stability and can be incredibly damaging. Your relationship with your partner may have ended, but both of your relationships with your children will last a lifetime.

Pippa Marshall is a member of Resolution, an organisation of family lawyers and other professionals who believe in a constructive, non-confrontational approach to family law matters.

Pippa follows the Resolution Code of Practice.

Note: This is not legal advice; it provides information of general interest about current legal issues.


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