Posts with tag: Top tips

Paving Direct provides tips to help avoid gardening disputes with tenants

Published On: August 3, 2021 at 8:04 am

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Gardens can help sellers during difficult housing market conditions

After finding gardens can add 25% more to average letting prices for UK homes, Paving Direct has provided tips to help landlords avoid garden maintenance disputes.

According to the data, the most expensive gardens in the UK are in Bath, where they add over 43% to the average rental price in this city.

Tenancy Deposit Scheme has said that gardening accounts for more than a quarter of all deposit disputes claimed by landlords using their TDS Custodial tenancy deposit scheme. With this in mind, Paving Direct has provided five tips for landlords looking to avoid such issues:

1. Put clear garden maintenance clauses in place

The tenant should know what they are responsible for in the garden and this should be written in the tenancy agreement which both parties have signed. This should take into account the greenery in the garden and what type of upkeep might be needed over the longer term.

2. Keep a record of the garden inventory

As well as a diligent record of the interior condition of the property, landlords should keep reports and good quality time-stamped photos of the garden so they have documentation in case of any problems which may arise with the tenant.

3. Conduct regular inspections

When conducting the property inspection for the tenancy, landlords should check over the garden too and document any changes. If there are any apparent issues, the tenant should be asked to rectify these at the time of inspection.

4. Maintain a good relationship with the tenants

Keeping a good relationship with tenants can help to avoid a garden dispute, where the tenants are able to add in plants and designs to the garden where they see fit. Tenants should also be encouraged to report issues when they occur, rather than at the end of the tenancy where it may become difficult to decide who owns responsibility over the issue.

5. Create a strong foundation

Ensure that the garden is in good condition before the tenants move in, clearing any excess weeds, mowing the lawn, and removing any uneven paving stones and old furniture. This will set the ground running for new tenants and ensure they have a baseline of what is expected from them.

 Cass Heaphy, Digital Director at Paving Direct, comments: “Our research shows just how much value a garden can add to a house and why homeowners need to be making the most of their outside space. Likewise, property investors need to be aware of the opportunity cost of upgrading the garden in their properties, as it can add real value, and higher income.

“I think one of the key things to come out of the whole lockdown experience for many people is really valuing their garden. It has underscored our appreciation of all the benefits it provides to happiness, health, and well-being. That appreciation is only going to increase demand and therefore, more value, to homes with gardens or outdoor spaces.”

For the full research, visit: https://www.pavingdirect.com/gardens-and-uk-rental-prices-2021.

Home Made provides landlord tips for operating during a recession

Published On: August 19, 2020 at 8:28 am

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landlord tips for operating during a recession

Having found from recent data that the recession we are now in will see rents fall by at least 5% until 2024, Home Made has provided ten tips to help landlords:

1. Keep existing tenants 

They remind landlords that even if they are looking to slightly reduce their rent due to their current financial situation, it’s worth holding onto good tenants.

They say: “If you can afford it, it’s better long term to drop the rent 3-7% and support people that you know will take good care of the place than risk the uncertainty of advertising for let. Especially when there’s no guarantee you will achieve higher rent and you risk lengthy void periods.”

2. Prioritise longer lets and good renters over higher rents 

Accepting reasonable offers from renters with good references is better than being trapped in a lengthy void period. 

Home Made provides the following example: “On a 2 bed in E14 rented for £2,500 per month, taking a 7% cut to keep a good renter would see you £400 better off over 12 months than if you let them go, and face a void period of a month while looking for a new renter.

“That’s without taking into account the costs accrued across the void period for council tax, utilities, marketing, mortgage, etc.”

They also advise for longer contracts to include a clause allowing you to review rent prices after 12 months.

3. Take out rent insurance 

Being proactive can provide you with a safety net in the event that your tenants fall into arrears. Rent guarantee insurance can help in such situations.

Home Made says: “These are harder to get at the moment because of the increased risk, so stringent referencing is a must – not just because bad actors try to exploit slower markets to rent properties, but because it will make it more likely you’re accepted when applying for insurance if you can demonstrate your referencing is thorough.”

4. Consider mortgage payment holidays 

These payment holidays are there for those who need financial help, but remember that this only defers the payment. The FCA has confirmed that your credit file shouldn’t be impacted by taking a mortgage payment holiday, but lenders can still take it into consideration when making future loan decisions.

5. Create an addendum for tenancy agreements in the case of rent reductions

If you decide to temporarily reduce the rent to help your tenants, make sure there is a clear agreement. Adding an addendum to your rental contract allows you to clearly state how long the rent reduction will last. If you only plan on deferring payments, specify this, along with details of your agreed repayment plan.

6. Cut costs in the right places 

If you are looking to use a letting agent, be sure to ask questions before investing. Home Made suggests asking how they’re finding renters in a tough market and how long their average void period is. Then you can compare their fees with other similar options in the market.

They suggest: “Consider hybrid agencies that use a tech-enabled approach to reduce fees, friction and increase transparency while placing people into properties faster. With Home Made, for example, the average placement takes 8 days, from listing to an agreed offer, 14 days faster than traditional agencies for 60-90% less in fees than competitors.”

7. Point renters towards financial support 

Help your tenants find financial assistance support if they are struggling to pay the bills. You can point them towards organisations and experts such as Citizens Advice, who can help them budget, as well as access aid and benefits.

8. Adapt your offering for the new normal – highlight outside and working from home spaces 

With outside spaces high on the wish lists for a lot of renters since lockdown began, you will want to highlight such features. The same goes for office spaces.

Home Made says: “Any property with a garden, balcony, roof terrace, or proximity to a park should manage to do well as we emerge from lockdown – highlight these in your listings.”

9. Increase your market by changing your renter profile

You maybe have a preferred tenant type, but consider widening your criteria to help increase your options.

Their example is: “If traditionally you rented your 2-3 bed home to families or couples, consider widening to sharers – focusing on the quality of renter over securing a specific type. With multi-occupant spaces, focus on making the most of larger personal space areas, prioritising spacious and well-equipped bedrooms over living rooms in shared houses. 

“That said, make sure to check your local authority regulations before you do anything. Some councils require licenses to be purchased for multiple occupancy households, and these can be expensive, so factor this in before making the switch.”

10. Consider lets with pets

With more people adopting pets to keep them company during lockdown, you might be seeing an increase in renters looking to bring a furry friend with them.

Home Made states: “Landlords willing to be flexible with their pet policy should have an easier time letting their property, as the supply available for pet owners is low.

“They’re generally willing to pay more and it’s worth remembering that renters with pets stay at a property for much longer than those who don’t – around 80% longer – allowing you to recover some lost income with longer-term renters. 

“Pets do tend to cause a little more wear and tear, so consider hardwood floors over carpets; and new furniture better suited to withstanding the impact of pets to limit damage to the home.”

Eleven top tips for renting a property

Published On: July 14, 2020 at 7:59 am

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ARLA Propertymark has shared its top tips for renting, now that the industry has gone back to normal following the ease of lockdown restrictions.

The association hopes to make the process of renting as smooth as possible with these eleven tips:

1. Work out your finances

First of all, you should figure out a budget and research which areas you can afford. According to Zoopla, the average cost of renting a property in the UK during the final quarter of 2019 was £886 per month. This tends to be lower for first-time renters starting out with a one- or two-bed property.

Remember that as well as rent payments, you might also need to factor in a budget for:

  • Gas
  • Electricity
  • Water
  • Phone
  • Broadband
  • TV license
  • Council Tax

2. View virtually

As of 13th May, the Government issued new guidance for England which allowed socially distanced viewings, that carefully adhere to public health guidance, to take place. Property viewings may be different from how they used to be, with some letting agents and landlords offering virtual viewings initially.

This can cut down the need to come into contact with other unnecessarily whilst the country is still in lockdown. If you like what you see online, then you can view the property in person. Just remember to keep your hands clean and you may also be asked to turn up with a face mask.

3. Know your rights

Before a tenancy agreement is signed, you need to prove that you have the right to live in the UK. You can find a list of what can be presented as proof in the Government’s Right to Rent guide.

It’s worth bearing in mind that temporary changes have been made to Right to Rent checks due to lockdown.

After you sign the contract, you must be given:

  • a copy of your new home’s Gas Safety Certificate (if the property has gas)
  • an Energy Performance Certificate (EPC) for the property
  • the Government’s How to Rent Guide
  • your Deposit Protection Certificate
  • the Prescribed Information (this may take a few days)
  • any license issued by the local authority (if the property is subject to any form of local authority landlord licensing scheme)
  • if you are a new tenant from the 1st July 2020, you must also be given an Electrical Safety certificate

Phil Keddie, President, ARLA Propertymark comments: “Tenants who haven’t had to go through the lettings process at all, or at least haven’t since 2016, might be unaware of new legislation that has come into force since then. When signing a new tenancy, it’s important you keep on top of the costs, as well as your rights and responsibilities.

“From making sure you choose the right property, to knowing and understanding the legal process and your rights as a tenant, as well as adhering to the new rules around social distancing when viewing a property, there’s certainly a lot to consider. That’s why it’s important to have a reputable letting agent or landlord by your side to guide you through the renting process.”

4. Ensure you are protected

You need to make sure that you understand what kind of tenancy agreement you are about to sign. It is a legally binding contract, so it is important to read it carefully. Ask as many questions as you want until you are comfortable that you understand everything it contains and if you’re not happy, ask for any changes or amendments you want.

Letting agents should also have Client Money Protection and are required to display all fees they will charge you on their websites and prominently in their offices. This information should also include which redress scheme they belong to so that you can go to this scheme if you have an issue that you feel hasn’t been satisfactorily dealt with. ARLA Propertymark says that if a letting agent can’t provide you with this information, don’t use them.

5. Sort out the bills and insurance

If your agent does not do this for you, contact the utility companies used for your new home and provide them with meter readings, your move-in date, and the names of all the tenants (if you aren’t living alone).

Landlords will insure the building and any contents that belong to them, but this will not cover your belongings. You can take out your own contents insurance if you want to financially protect them.

When sharing a property, it’s worth agreeing on a system for fairly splitting the cost of bills and making sure they are paid on time. You will all be jointly responsible, so if someone doesn’t pay their portion, the rest of you will have to make up the difference!

6. Lets with pets

You should check the tenancy agreement before signing if you wish to keep pets. If there is a clause stating that no pets are allowed, you should not break this, as it can be used as grounds for eviction.

If you have a pet, your landlord may also put additional clauses into your tenancy agreement related to owning a pet, such as making sure it doesn’t foul in the garden or inside the property, not leaving it alone in the property for too long and cleaning the property thoroughly before the end of the tenancy. Any damage to the property or extra cleaning that needs to be undertaken by the landlord can be deducted from your deposit.

7. Safety first

Your landlord must ensure there is a working smoke alarm on each floor of your home. There must also be a carbon monoxide detector in any room where solid fuels are burnt (such as wood, coal or biomass). They need to be tested and working on the first day of the tenancy.

8. Check the inventory

A list of everything that is provided with the property will need signing at the beginning of the tenancy. This includes items such as furniture, carpets, curtains, appliances, crockery, and cutlery. If anything on this list is missing from the property or isn’t in the state it says (for example, a stain on the carpet), you need to notify your landlord or letting agent.

If you don’t query any discrepancies now, you might not be able to prove later on that you didn’t cause the damage/lose the item, which can lead to money being deducted from your deposit to cover the costs.

9. Sort issues before they become problems

Make sure that all contact details are up-to-date for your landlord or letting agent. If you discover any problems with the property, don’t be afraid to let them know straight away. The sooner you report an issue, the faster it can be sorted. It can also prevent the damage from getting worse, costing your landlord even more money. 

If you plan on leaving the property empty for a while during the colder months, leaving the heating on low can help to prevent pipes from freezing. If you’ll be away longer than a couple of weeks, let your landlord or agent know so they can keep an eye on the property whilst you’re away.

10. Keep good records

This could be vital if there’s a dispute when you move out. Useful items might include photos taken when you moved in (ideally, dated and labelled), receipts for any items you’ve replaced, correspondence about repairs and copies of your bills.

It’s also important to either get written consent from the agent or landlord or to keep accurate notes about any changes the landlord has allowed you to make to the property such as putting up pictures or painting walls so that when you move out you have proof of this. 

11. Return the property as you found it

Most deposits disputes are over the condition of the property at the end of the tenancy. Make sure you give the property a thorough clean before you move out and leave the property in the same condition as the day you arrived.

Student check-out tips to help follow government COVID-19 guidelines

Published On: July 3, 2020 at 8:25 am

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student check-out tips

With COVID-19 introducing new restrictions to the lettings industry, The Deposit Protection Service (DPS) has issued seven check-out tips to help students and landlords in England and Wales.

The DPS highlights that physical visits to properties in England and the creation of rental check-out reports are now possible as long as letting agents, inventory clerks, and contractors follow government guidelines.

Matt Trevett, Managing Director at The DPS, said: “We understand that the ongoing lockdown restrictions could create anxiety for students and their landlords at the end of tenancies.

“These guidelines, which reflect the latest rules on working in other people’s homes, should help ensure a more efficient and safer handover of the property in line with most recent Government policy.”

The organisation says that the Government’s guidance for landlords and tenants should be read by students, property owners and letting agents to make sure they are aware of the new rules in place due to COVID-19.

Below are The DPS’ seven guidelines:

1. Take date-stamped pictures for the check-out report

Taking time-stamped photographs or videos of the property’s condition on moving out helps landlords to verify the check-out report, could avoid a dispute and encourages the efficient return of deposit money. Landlords in Wales, where restrictions on house moves from occupied properties continue, should consider asking their student tenants to collect this evidence.

If the check-out didn’t take place as a result of the lockdown, keeping a clear record of what happened (and when) enables The DPS to assess each case on its merits and arrive at a fair outcome.

2. Keep contact details up-to-date and stay in touch about the check-out report

If a check-out report is possible, tenants and landlords should swap up-to-date mobile numbers so they can call, text or email each other throughout. Keep copies of all communications, especially if there is a delay or dispute because an adjudicator will want to see the steps the landlord took to reach an agreement.

3. Read the small print about cleaning 

Around 63% of landlords who enter The DPS’ Dispute Resolution Service cite cleaning amongst their reasons for a claim. During the pandemic the landlord may have to organise a full professional clean after the tenant leaves the property to minimise potential spread of the virus but, unless one took place before start of the tenancy or the tenancy agreement stipulates one is required, the tenant generally does not have to cover the cost.

4. Students and landlords cannot use deposit money to pay rent

Students should tell their landlords if they experience financial issues so that both sides can discuss options, e.g. rent deferments. Students experiencing problems paying their rent cannot ask for their deposit money to make up the shortfall or cover the final month’s rent before moving out. Landlords that have reduced a tenant’s rent cannot make a claim from the deposit to make up the payment. Landlords offering payment holidays should spell out in writing, e.g. via email to the tenant that they must pay the deferred rent once the crisis is over.

5. Use photographs to estimate repair costs

Contractors should not access a property to carry out non-urgent repairs if the tenant is self-isolating (or the property is occupied and in Wales). In these cases, the tenant can send a photograph electronically to the landlord who can pass it on to a contractor to obtain an estimate for repair work after the self-isolation/lockdown period ends.

6. Problems compiling dispute evidence during lockdown

Let the DPS know immediately of problems compiling dispute evidence so it can help to find a solution, for example, The DPS may be able to allow an extension for evidence submissions.

7. Checking gas or electrical safety certificates

The Government says that landlords should make every effort to keep gas and electrical safety checks up-to-date but that if the tenant shows coronavirus symptoms, is self-isolating, shielding or does not agree for the landlord or a contractor to access the property, the inspection should not take place.  

The DPS has also created a series of detailed FAQs on how to organise check-ins and check-outs during coronavirus, available via its website.

Getting your house ready for sale during lockdown: NAEA Propertmark’s tips

Published On: May 12, 2020 at 8:12 am

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Nationwide drop in the percentage of asking price being achieved by home sellers

Despite the property market coming to a halt due to the outbreak of COVID-19, there are still ways to get ready to hit the ground running once lockdown restrictions are lifted. NAEA Propertymark has shared their tips:

Get your paperwork ready  

There is a lot of work needed to get your house sale ready and in many cases finding all the relevant paperwork can take several weeks so now is the time to begin gathering it. This also means that if something is missing, you can begin to take steps to get the replacement paperwork. During the course of your sale, you will be asked for evidence such as:

  • TA6/Property information questionnaire 
  • A copy of the lease if the property is leasehold
  • Documentation related to the freehold if you own the freehold
  • FENSA certificates for replacement windows
  • Your Energy Performance Certificate (EPC)
  • Relevant building restrictions 
  • Building regulation certificate when alterations have taken place 
  • A Gas Safety certificate for a new boiler 

It might seem like a lot but preparing all this paperwork will ensure that you can get your property transaction off the ground quickly and smoothly.

Get your finances in order 

It’s a difficult time for many people financially right now, but if you’re thinking of taking out a mortgage later this year, now is the time to take a look at your finances. Make a note of your household bills and expenses and see if there is anywhere you could make savings. Work out if there’s anything you have had to do without during lockdown which you can cut out of your spending for the long term. It’s also a good idea to check everything if up to date on your credit report and see if any errors or out-of-date information have impacted your score. 

Calculate the cost 

With any property move, there are costs involved from removal vans to storage and depending on how much furniture and belongings you have, the costs can really vary. Usually the biggest cost will come from hiring a removal company; however, vehicle hire, storage, pets and postal redirection can all add up. While you have the time, explore the different options out there for you to find one that best suits your budget.

Be transparent

There are certain factors that you should be sure to make clear. This includes covenants on the deed, land boundaries on the property, potential issues with the property or surrounding area and any other information, good or bad, that you believe potential buyers need to know. 

NAEA Propertymark’s Property Information Questionnaire, includes information you will need to disclose and gather to make this process much quicker and easier.

Spruce up your current home 

First impressions count but making small tweaks to your home can make a huge difference. Use this extra time to spruce up your garden, tidy up any cupboards, declutter worktops and dig out your tools to complete those unfinished DIY projects. All of this will help when it comes to showing your house to potential buyers. You can even do virtual viewings while social distancing restrictions remain in place so don’t delay making your house look as good as it can.

Mark Hayward, Chief Executive, NAEA Propertymark comments: “While being unable to sell your house at the moment may be frustrating, there is still lots you can be doing to start the process and make sure you’re prepared for when lockdown restrictions are relaxed. 

“Gathering all this paperwork may seem daunting, but it will make selling your property a lot easier and help ensure a speedy process. Our Property Information Questionnaire is a great starting point and will take you through all the information required succinctly and simply.”

NAEA Propertymark’s top tips for selling your house in spring

Published On: March 11, 2020 at 9:58 am

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selling your house in spring

The start of a new season is only a couple of weeks away, so NAEA Propertmark has shared its tips on the best way to sell your house in spring.

At this time of year there is an opportunity for a new beginning, so why not embrace it? As we move into the new season, house buyers are beginning to wake from their winter hibernation and once again continue their search. Therefore, these top tips for selling your house in spring will help to prepare your home and present it in the best light to boost its saleability.

1. First impressions are everything 

Every detail is important, as buyers often make their decision within seconds of arriving at a property. Make sure it looks its best on the outside as well as the inside. 

If your front door is looking a little shabby, buy a new doorknob, a brass letterbox or a stainless-steel house number; these small touches can instantly make your home feel more welcoming. 

2. Spring Cleaning

It goes without saying that a spring clean is essential before a seasonal sale. You don’t want to put a buyer off with a grubby and messy appearance. This needs to be the fresh start that they’ve been looking for!

Give old carpets a deep clean and thoroughly clean all curtains or upholstery that attracts extra dust. It’s a good idea to deep clean all carpets before putting your house on the market as well to ensure the whole house feels clean and fresh.

Just Landlords’ spring cleaning checklist makes for a handy tool for house sellers as well as tenants and landlords.

3. Freshen up your kitchen and bathroom

Kitchens and bathrooms can make or break a sale so now is the time to give them a makeover. Think about hiding any unappealing pipework and fixing worn or broken tiles. You may still be living there, but keep clutter to a minimum when it comes to toiletries out on the side. In the kitchen, replace any worn work surfaces and doors as this will totally transform the space without having to fork out on replacing the cabinets.

4. Let there be light

A dark room is an immediate turn-off to buyers. The easiest first step is to let the sun pour in and maximise natural light as much as possible by opening curtains and blinds and giving any dirty windows a scrub before putting your property on the market.

5. Keep decoration minimal

Interior décor comes down to personal taste, so don’t go over the top. Potential buyers must be able to picture themselves living in the space, and not feel like an intruder in someone else’s home. Anything showing too much personality can be a turn off during a house viewing so it’s best to keep your decoration simple and colours neutral to offer buyers a blank slate to build their own home on.

6. Flowers

Keeping fresh flowers on display is a welcoming touch that will make your home appear well kept. Flowers can play a vital role in giving rooms a lift and create a clean fragrance to greet a buyer. No matter how well your home is presented, a few simple touches with some neutral flowers will enhance the property’s appeal.  

7. Pets

Furry friends leave an odour that pet owners can become immune to over time, but it’s likely the buyer will pick up on this. Air out the property in advance of any viewings, light a freshly scented candle to mask any lingering smells (but don’t leave it unattended!) and consider leaving your pet with a friend or family member for the duration.

Lauren Scott, President, NAEA Propertymark comments: “With housing market activity on the rise during February and March, it’s important to take every step to make your property stand out above the competition. If you are looking to sell your home this spring, turn to your local NAEA Propertymark estate agent who will be able to offer you further guidance on how to maximise the chances of a spring sale.”