Updating post from Reddit.
Rents will rise to cover unfortunately
Rental property is an investment which investors will consider on an after tax basis. If after tax the returns reduce then investors will place their assets elsewhere and stop investing.
The supply of rental property available will reduce and until the returns after tax reach some equilibrium via higher rents, the number of rental properties will continue to reduce.
Given the lack of supply it will reach the equilibrium quicker. Everyone’s happy, tax raised is higher paying for public services, after tax returns for landlords are the same, rents are higher, tenants happy knowing somehow they are paying indirect tax for public services. 🥴
Stupid question. What happens to all the properties that they sell / stop investing in?
They are occupied at a lower density.
As stated elsewhere, they on average result in lower density housing exacerbates the demand/supply ratio.
We have X million households who ideally want to live in a self-contained unit in desirable locations. We don’t have enough homes to satisfy this. So hence HMOs and high rental prices.
They go to immigrants.
You make landlordism sound like a blight.
Yeah weird how when you describe something that is a blight, it sounds like a blight.
Already said this but renters here are adamant it won't
Wishful thinking without basis
Spain is full of idiots who think that reducing tourism will reduce their rents
Humans frequently believe what they want to believe
I think this every time people are like ‘tax Amazon’. What’s going to happen? They lose money? lol. No, we’ll have to pay.
Then the tax will rise, the increase in tax will be worked out after income so it won't be fixed.
Like it's not sky high already?
I’m so sick of reading this. Landlords increase rent until breaking point already, extra cost on the landlord won’t suddenly increase tenants ability to pay more, you’re ALREADY squeezing the market to breaking point.
You think that the landlord will just absorb the cost? They will not. If all landlord increase the cost slightly it will result in the tenants having no choice but to pay for it.
The data shows historically similar tax rises have done 2 things:
makes more landlords sell up and exit the rental market
remaining landlords increase rents to cover costs
If tenants can’t pay they sell, which makes 1) happen more. This reduces supply of rental properties (we have a lack of housing so demand already outstrips supply). So any tax/stealth tax on landlords will have a negative effect on their tenants.
The only solution is to increase supply. You can do this by building more homes (successive governments have promised to. It doesn’t happen mainly for bureaucratic reasons not political) or decrease taxes in landlords so more landlords enter the market and reduce rents with more supply.
Labour have promised to spend more on building housing just like the tories before the and the coalition government and the old labour lot. Despite this, rents have consistently outpaced inflation with all governments, and at a higher rate when the taxes landlords pays has increased. The maths just show it always gets passed on to the renters.
The tax will give more money to the treasury, the net beneficiaries will be home owners who are not landlords. Landlords and tenants will be raising the capital, tenants actually pay these taxes as without them the landlords don’t exist.
I am in the weird position of never having been a higher rate taxpayer or a landlord but someone who has invested every spare penny since I was young to build a decent share portfolio over a decade later. I don't have FU money but I do have a pretty decent fund I still aim to contribute towards.
It feels a bit like this is a "fuck you in particular" budget to me but I don't mind too much. I'm cool with it. People who live off their assets can absolutely afford to pay more tax and as long as others in the same boat are coming on the same ride as I am for the good of the public coffers that's a good thing as far as I'm concerned.
Of course, I don't have an FU money accountant to devise grand tax avoidance plans on my behalf, so chances are people like me will actually be providing this tax money, whilst the institutionally wealthy will make their gains vanish somehow.
It is a fuck you in particular. They promised no tax increases on working people and watered down definitions time and time again. First, it's no taxes on working people but taxes on their employers (which definitely has no impact on workers, right?), then it's change the definition of working people to not include anyone who works but managed to invest their savings (like yourself). There's of course the "freezing tax bands is not increasing taxes" bit, it doesn't matter that you pay more but they can call it whatever they want. We pay through the fucking roof on taxes and none of it seems to be getting reinvested. Wouldn't even mind paying extra tax if it meant access to healthcare was better or roads were better or what have you but it's none of that. It's always the middle class that are the prime target, we have enough money to scrape some extra tax from but not enough to set up tax avoidance schemes. We're an easy target.
Anyone not living paycheck to paycheck is in the cross hairs. This will all backfire as landlord costs get passed down to tenants, the same as any business does with costs.
The suggestion is that they will use this extra money to do the things you’re saying would justify paying more tax for you.
We'll see, I understood it as covering the "blackhole" i.e. maintaining the current level of service without extra borrowing. I'd love to be proven wrong.
Your definition of what a tax on a working person is is so loose that it's basically any tax. You deem it not only a tax anyone who has ever worked might pay, but a tax which might be tangentially passed on to them.
You might as well say someone who lives off their billion pound investment fund but does an hour of work a month is a tax on "working people".
They should have reversed the ridiculous N I cuts. Sadly the freezing of thresholds was always on the cards but it's particularly harsh to those on low incomes.
At the end of the day, if you have enough money in the bank to pay yourself a good salary, chances are you are paying little tax compared to the average person. It's only fair to equalise that. I don't care about the "risk" you took. Risk is different for everyone so it's not a reasonable point of comparison
Assuming the government gets it's shit together politically (which is not guaranteed) the money will be invested in infrastructure to improve the country and make it better to live in. If the additional tax money could fund the NHS such that actually works effectively that would be a great fucking start. We need to start somewhere and equalising the tax burden is a great start IMO
The only people complaining about these taxes are the ones who are so used to low taxes and high profits that any increase is unthinkable to them. Why is everyone so fucking greedy??
Personally thats not going stop me from wanting to make money. I'll still do it and be happy I live in a country that treats employees and asset owners equally when it comes to tax.
We're all getting fucked by taxes. It's not a fuck you "in particular". It's more of a fuck as "AS WELL".
>They promised no tax increases on working people
If you have enough income from assets to feel this new tax you are not a working person.
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Foreign aid is piddly on the budget and is a diplomatic tool that pays for itself at that price. If even the Tories didn't slash it for cash and the much needed PR boost it would have brought with the Reform/EnGlUND crowd you know it's important to leave it alone.
Or Simply can we have a more lightweight, compact and cost conscious government...this swelling of the state has to be paid by taking money out of people's hands.
In 2023 the UK spent 0.58% of total GNI on foreign aid. You’re scared of the wrong spooks buddy.
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I guess if you’re a foreigner in need of aid I can.
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Correct. That 0.58% I keep reserved for foreigners, just like the exchequer.
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Since when is ‘Italian’ a skin colour…?
In the 1950s, Italians in the UK and USA were discriminated against and probably not benefitting from privileges of whiteness, like Irish people at the same time. There were even special slurs made to other and racism them. Maybe that's what he's talking about. Seems like it isn't that relevant to the situation today though.
Where have you been for the last 14 years?
You took responsibility for your own life and are not someone dependent on the state for day to day handouts
You are what Labour hate the most
No, they hate people who sit on their ass and live off of dividends and rent payments, leeching off of the economy while providing no benefit.
We already pay too much tax, they waste so much.
I know this because I have government contracts, when the government buys something they pay 10-50x the market value.
Maybe if they started putting shit out to tender instead of just approved companies that would change.
And how much freedom war have I financed in my fucking life? And for what? Who is more free now than they were 40 years ago? Certainly not me nor the millions of dead. Quite the opposite infact!
So are you saying you have maxed out a S&S ISA for 10 years in a row. Presumably you have about £300k. That’s a pretty good amount. The question would be if that’s not all in an ISA why? Presumably you’re safe at the moment?
No. It's not all in an ISA. It was. But I did a foolish thing in what looked like an emergency and now only a small portion of it is, even though I didn't end up using the money. That's not the government's fault it's true.
Kind of wild. Working hard in a FT time, used all my savings from years to get a BTL as it was the best investment vehicle for me, just trying to build some passive income because wages don't reflect CoL anymore here, and then wham, I'm penalised for it. I'm still working my FT job, so this is my second job technically.
I am both a working person and not a working person at the same time?
EDIT: Wow - last time I come to this subreddit. Assumed it would just be landlords sharing their views, but instead it's just full of hostility (from renters?) and unfounded accusations. Shame.
It’s just the UK government trying to suck up all the money out there through taxes so they can siphon them to their mates through government projects.
One of the highest tax bases in the world yet nothing’s working properly and they need more and more taxes. Everyone that doesn’t see this is delulu af.
No wonder all the capable people have been moving to the US, UAE, Singapore etc. over the last decade, the government is actively destroying anything productive.
Son has business in Singapore. 0% capital gains and max 20% income tax.
Yet one of the countries with the best functioning infrastructure and services in the world. Wonder how is that possible on those taxes while in the UK we have an ever increasing number and quantity of taxes yet the services are getting worse and worse
GDP per capita is around $89k. UK is about $46k
Very strict visa rules; huge work ethic; citizens guaranteed housing; no government schooling for immigrants or expats; no government healthcare for ex pats/ immigrants.
Such a logical place.
It’s a city state, it cannot be compared to a country like the UK
Per capita? No natural resources at all. Infrastructure destroyed by Japs. Multi cultural- Malay/ Chinese/ Indian. Was in a worse situation than UK after WW2. It certainly can be compared and the UK looks even worse in that light.
And if you applied that logic to the UK, how many foreign workers would we need to bring in?
You're ok with mandatory ethnic quotas and state ownership of all land?
What proportion of those living in Singapore are poorly-paid foreign workers?
Is that something you want the UK to emulate? You think that vision can be sold to voters?
It's already there, bud. Walk into a hospital and you will see the underpaid foreign workers holding up the system despite being demonised by Farage et al.
They're not underpaid because they're foreign though. Native British workers are poorly paid in the NHS too, don't forget. The only people getting rich off their work are the agencies they too often work for.
In Singapore those workers have fewer rights and less pay *because* they're foreign which is a tricky system to implement, for various reasons. There are also 10%+ more foreign workers as a share of the workforce, which would represent about 3 million extra foreign workers if applied to the UK.
Singapore is a city state. How can you compare it to a country?
Don't they also have massive taxes on luxury items? Like, 100% tax on cars? Massive taxes on alcohol etc?
Yes. Having a car is hugely expensive.
You spelled “to plug the canyon in the budget created by the tories” wrong.
I'm sorry who is moving to UAE, I mean apart from misogynists and homophobes? A literal shit hole.
Taxation of low- and middle-income earners is actually quite low compared to most European countries, but the tax system is very progressive
You literally just called it 'passive income'. 🙄
Yeah it's not really passive, that was a mis-phrasing by me. Passive would be something I didn't put any work into like dividends. I put a lot of work into this property to provide the best possible service for my tenants.
Maybe you should have just got a second job on the tools then.
I know it's crackers.
In the same position as you. Don’t earn massive amount of passive income as I kept rent the same for a while because I saw it as a long term investment for my daughter to live in later in life… now I’m worried about how I will be stung trying to do righg after working all my life. Don’t have loads of extra cash
How dare you work hard and try to invest your money! /s
This sub is begging for people like you to sell up for some reason, so large cooperations can gobble up every last house in the country and triple their rent. Can’t wait to come here and “I told you so” some day.
Your working person income will not be taxed. Your non working person income will be taxed. How hard is that to understand? Just because you have a job it doesn’t mean you can avoid accountability elsewhere.
to be fair mate. being a landlord is like being a parking warden, you chose one of the most hated things to do, need to deal with that hate that comes with it.
that said being 1 property landlord isnt a job its very much an investment, which makes it prone to things like this - "as they say can go up aswell as down."
It can't be both a second job and passive income. Definitionally.
>get a BTL as it was the best investment vehicle for me
That's nice - for the family living there it's a home and a stable future, but for you it's a way to make money.
I genuinely can’t wrap my mind around calling it “passive income,” and getting aggrieved like this.
You’re fully aware that you’re getting hundreds of hard earned £ a month from someone, for doing nothing. With essentially zero risk. And yet still you manage to make yourself the victim.
The less there’s such a thing as free money for people who already have money, the better. Minimal risk “passive income” is the definition of parasitism.
This is a community for Landlords. You can be anti-landlord in other places like /r/HousingUK/
Say bye bye to private landlords and hello to higher rent costs and houses being bought up by soulless companies
Having both rented and looked at buying a previously HMO-rented house... private landlords are every bit as soulless as a big company.
The main difference if it's mostly big companies it'll be easier to hold them to account.
I'm a landlord and im not souless, I love to come round in the morning and let myself in their house and make them a coffee in bed. I fill their fridge with milk when it gets low and I make sure their TV works properly by watching it for an hour every day and testing the sofa comfort.
Good guy landlord
They often get startled when I walk into their bedrooms with a hot cup of coffee and gently stroke their face at 6am, but regardless of their job or when their lectures are, I think it's a great time to be woken up to sieze the day.
Or price gouge.. if a new development is 90% of that postcodes property they can charge what they like
Yeah! Private landlords would never price gouge!
The dint have the means to buy up literally everything like BlackRock and co
I'm mostly being fececious, I do realise which subreddit this is.
If I'm being intellectually honest I do think a few big companies owning all of the rental stock would create problems.
I actually also think it's "the goal"
My point is you can take rent increases to a tribunal and rents can't go higher than normal range in the area, if you own the whole area you set the norm.
Lol
They really need to introduce legislation to prevent this from happening
Soulless companies are somehow not private landlords?
Isn't a soulless company a private landlord?
Labour, the party for the absolute poorest workers only. Not for anyone who scrimps and saves for years and invests their money to try to help improve their family life. Shameless corrupt gift-taking politician.
The poorest workers are going to get shafted by Labour too.
Labour are for the white collar and public sector.
Interesting that maintenance, paperwork and being on call 24 hours a day isn't consider working.
It's a very... odd definition.
I remember the weeks of 'not working' I recently enjoyed between tenancies on one of our properties - fixing holes in doors, putting fences back up, painting, hedge trimming, trips to the tip, trips to B&Q, co-ordinating plumbers/electricians/carpet fitters. It obviously is 'work' but not just as narrowly defined by the current government.
I’ve just spent 14 months rebuilding a property (by myself). New floors, kitchens bathrooms, plumbing, new boiler and rads, new electrics, consumer unit, and painted throughout. Got someone to render the outside and plaster a few walls. Plus getting all the safety checks done.
I can honestly say it didn’t feel much like ‘not working’
Yeh, given that we can't charge for our time (fine, I get the problems with that), suggesting that it's not work and taxing it higher as a result though?
Just malicious really haha
I own a house and I fixed my garden fence the other day can the government give me some free money please
I know right? Maybe we should tax our MPs more because I don't consider what they do as work .
Mps represent you and their constituents. You have every right to write to your mp about anything and everything you dont like.
That's their job. While mps do indeed own properties they rent out, they're just as bad
I think the governments angle is about what value is being added to the economy, that send to be the underlying goal with these decisions
I guess mobility and flexibility adds no value, then, on that basis.
Want to move away for uni? Move closer to work? Move to somewhere you'll get a better job? Move closer to places that offer what you want? Moving somewhere with flexibility so you confirm you like the area before committing?
Are these all worth nothing, as your point suggests? It's difficult, verging on impossible for some of these if you have to buy.
They are the costs of home ownership. Everybody has to do this if they own a property regardless of if they rent it out for a passive income
There's costs to having a kitchen.
But notice how restaurants maintaining theirs counts as work. Why shouldn't the same apply?
It's already well known that even within the industry of renting assets, tenancies are treated far harsher.
If it is work then presumably you should pay national insurance contributions on your income from doing it from doing it at the same rate as employment income?
Or the tax structure is simplified to account for it.
So you think your tax on rental property income shouldn’t increase because it’s income from working but also that it shouldn’t be taxed like income from working? Interesting position.
I think it's a symptom of shortages in the market.
The same way the car industry, or graphics cards weren't taxed more when semi conductors were hard to get hold of.
Instead, society recognised we need to solve the root issue.
What I think is we should do that.
I think that it's different to a pure labour pursuit, and it should ultimately be treated the same as any other company. Instead there is currently a punitive system designed to introduce additional admin burdens and entry costs for no benefit.
Being on call 24 hours a day? You're having a laugh right? I've rented from many different landlords, and at best they'll come within the week. Most likely ignore you, and try and shaft you on the deposit for their own benefit.
You are not on call when you have to reply to a text saying "I'll come on x day". Grow up.
Sounds like you don't know the regs on getting stuff fixed.
Might benefit you to understand tenant rights before complaining about a lack of tenant rights.
All this does is increase rent prices on tenants, nothing more.
So are you saying we should lower tax for landlords?
Then the tax will rise with that.
Exactly so it’s lose lose for the landlords, most will probably sell up now and put the money into other investments.
Which is what the government want, they want people to be home owners not tenants and landlords, so much money is lost through housing benefit from the cost of housing not being reflective of the public income
Another way for this government to save money after taxing up to the hilt and then some more.
What
And God forbid people who need a first home, will now have a better chance of getting one........
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Politicians are so full of shit it makes me sick.
Well everyone saw this coming a mile off.
its the 'they arent working people' thing that we didnt see.
It's ingrained in the Labour party. Unless you work 40 years for the council or are a nurse you are a horrible capitalist
Batten down the hatches for 4 years.
They are transitory.
I doubt they'll even last 18 months tbh.
If the Tories even begin to look half decent, Labour won't be doing another term. Look how badly the Tories had to fuck it before Labour eventually got in recently. Wow.
Comical if not so tragic
You mean reality?
No.
In all fairness, who here actually thinks they’re “working class” as a landlord?
My best mate bought his flat when he was 20. Paid for the whole thing. Then bought a house with his other half. Kept hold of his flat as “part of my own pension” he is a plumber. He rents that flat out where does he fit.
He started out working class, and he's earnt his way out of that with good choices, and hard work.
He’s still working class. We all take the piss out of him calling him a property mogul but he basically came from a council house in a really shit area and bought a flat in the same area. I think some Landlords have a bad rep. Don’t see why someone like him should get shit. What else is he supposed to do other than sell me the flat for 75% under market value.
I don't think he should get shit, unless he's a shitty landlord, which I'd hope he's not given how you've described how he came up. But if he's got more than one property I don't think he's working class in the way Labour were talking about it. Really, owning your house and doing skilled, well paid work like a plumbing is middle class, let alone also being a landlord, based on some definitions.
Incoming cope from idiot landlords.
Edit - lol, permanently banned for this, must have touched a nerve with the mods.
This is a community for Landlords. You can be anti-landlord in other places like /r/HousingUK/
Lowering rents will only happen if they increase density, raising taxes will only raise the cost of doing business. A better tax would be to close the loopholes in the system wo rich guys can pay peanuts, what about a worldwide income tax to citizens? Lots of british people keep their money abroad?
Anyone whose renting should be fucking petrified by this.
Are you saying we should lower taxes for landlords? What level of taxation would be good in your opinion?
Tax profits, not revenue... like every other source of income ever. That would be a good level of taxation. They're doing everything to address the housing crisis from the wrong side, people need somewhere to live and until they've built enough housing for everyone, they won't ease the problem by taxing landlords more.
Pension companies and BlackRock are setting these policies.
It doesn’t bother me tbh, but if it’s anything to do with this government, you know it’s going to be a fuck up.
Why are trusts not targeted, it’s always the middle class who pay the burden?
Cannot wait to hoover up all the properties into my LTD company at a discount 💪
Some of us worked fucking hard to save up over £25,000 for the very reason Kier Twatface Starmer mentioned, incase anything happens. Pure evil. Worse than the tories.
It's such a sad time for hardworking landlords. just so sad. Very sad
It’s all fun and games until landlords are forced to increase rent further.. the government is already 95% to blame for sky high prices from rent to tomatoes! Now they will fuck us all even more.
Tax the super rich, tax the cooperations! And for fucksake, STOP wasting all our tax money with shit decisions.
My rent will go straight up immediately after it’s announced.
Will this put off Buy to Lets? There's so much newbuild properties near where I live. I first thought, fantastic, more property available for people to buy their own homes and at reasonable/affordable prices. However when I request more info, they're all buy to Let's unless you have 40% (sometimes even more or all) of the deposit, making it impossible for the average person to buy. A 1 bed flat listed for 130k, but you need a 60k deposit if you want to live in it yourself, if you buy to let you only need 10% of the deposit.... It's such a shame... I don't understand the reason to alienate actual home buyers.
This is very-wrong. First Time Buyers have access to 0-5% deposits, landlords have 1 lender offering mortgages with 15% deposit but most lenders require a minimum of 20% deposit.
You should talk to a mortgage adviser about this, as i have no idea how you have got this so wrong.
CGT on property sales remains the same. What's the big deal? From a uklandlord perspective this will only hit landlords if it also affects dividends tax so will hit people who use Ltd companies as a tax dodge.
Yep! You have to assume that people aren't reading the article..
The article explicitly says no plans to raise cgt on sales of property...
What a twat
What are landlords looking to do? Retain property and hike up prices or sell?
Horrible news for renters
I never voted for this spinless worm of a prime minister. I've used these words so i don't have to swear at him.
He had gone back on most things he promised not to do.
He is a mean tory in disguise. What has become of the Labour party? This man is a joke
Oh no some landlords get taxed. The horror.
If you don't like it don't join an industry where corporations are making life hell for millions of people.
Your right it's corporations who might be making hell of a lot, but when you have a small one single landlord, it really isn't good.
The industry is what it is. Those are the risks of being a landlord, there are plenty of rewards to offset it.
The number of i know who wsnt to leave due to difficult tennants is unreal they just want to sell and leave. And these are not slumland lords either
They should sell up if it's a problem.
Yes thats what alot are doing. I know of someone whose got a very bad tennant, drying clothes inside, causing damp from condensation throughout the whole property.
The council dont want the tennants as they dont have any council houses to house people.
Everyone dries clothes inside, it's nearly UK winter.
Drying clothes inside, on radiators, can cause condensation. You need dehumidifier or dry them in dryer.
Or crack the window.
"Roads are made, streets are made, services are improved, electric light turns night into day, water is brought from reservoirs a hundred miles off in the mountains — all the while the landlord sits still. Every one of those improvements is affected by the labor and cost of other people and the taxpayers. To not one of these improvements does the land monopolist contribute, and yet, by every one of them the value of his land is enhanced. He renders no service to the community, he contributes nothing to the general welfare, he contributes nothing to the process from which his own enrichment is derived…The unearned increment on the land is reaped by the land monopolist in exact proportion, not to the service, but to the disservice done." - Winston Churchill
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Refute the point, not the person.
Finally. We start using money to produce and innovate rather than paying these fucking cunts
This is a community for Landlords. You can be anti-landlord in other places like /r/HousingUK/
Good. You shouldn't be making the amount of profit you do on owning a property to rent out, greedy shites.
This is a community for Landlords. You can be anti-landlord in other places like /r/HousingUK/
Fuck me, the level of desperation from the greedy bastards on this thread is something else.
This is a community for Landlords. You can be anti-landlord in other places like /r/HousingUK/
I’m enjoying the schadenfreude.
This is a community for Landlords. You can be anti-landlord in other places like /r/HousingUK/
Good. Landleeches are nothing but welfare queens who leech from the hard work of the tenant whilst never fixing any issues with the property whilst simultaneously being more than happy to raise rent every year.
The only issue will be that the money for nothing crowd (landlords), will raise rent. Which is why we need rental controls in place.
This is a community for Landlords. You can be anti-landlord in other places like /r/HousingUK/
I'd like to see where the taxes rise before making a judgement. If ISAs are kept but reduced, I do not see a problem. No normal working person can come close to maxing out yearly ISA contributions.
I think what is needed and this government needs to start working with other governments towards is the taxation of loans taken against assets to avoid income tax. A taxation of drawings from trusts in tax havens ( want to keep cash in the Carmen's that's fine, but to spend it that is a tax to bring th cash in the country) or go an live in your tax haven.
Why should rent seeking be taxed less than work?
Thankfully we are all so broke in this country it will barely effect anyone
Won’t somebody please think of the poor landlords
This is a community for Landlords. You can be anti-landlord in other places like /r/HousingUK/
Good
Bunch of leeches.. Makes me sick.
Keep squeezing! I personally want to see a larger landlord exit.
Why? - There will still be the same number of properties available for people to live in
If every landlord sold up today, people still wont be able to find properties to live in
Because rents will go up as landlords exit. And I'm a non resident landlord with an exceptionally low LTV.
Probably going to bring the back the investment income surcharge 😂
Not once seen a decent private house hoarder so that's a very welcome change.
At least it allows this country to move on and drive some real reform in regards to renters rights.
If he can add a boomer tax as well for those house hoarders selling now that would be the cherry on top.
This is a community for Landlords. You can be anti-landlord in other places like /r/HousingUK/
"[Landlords] are the only one of the three orders whose revenue costs them neither labour nor care, but comes to them, as it were, of its own accord, and independent of any plan or project of their own. That indolence, which is the natural effect of the ease and security of their situation, renders them too often, not only ignorant, but incapable of that application of mind."
Adam Smith in The Wealth of Nations.
YES!!!!!!!
Hahahahahahahahahahahahahahahahahahahahahahahahahahahahahahaha