Author: James Cooper

James has been in the property industry since 2003. During that time he has helped hundreds of people move across South Devon. In his spare time he enjoys spending time on the coast with his wife Sarah, son Oscar and Dachshund Ellie.
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Good Tenants + Great Letting Agents = Happy Landlords

In this three-minute read, we look at the two biggest decisions landlords make when renting out their property. 

Life is a daily merry-go-round of decision making.

What to eat for breakfast?

Which coat to put on?

Which queue to stand in at the supermarket (socially distanced, of course)?

Some decisions are a lot more impactful than others.

Especially when you are a landlord with a rental property.

The two biggest choices for you as a landlord, which we are about to reveal, can have substantial knock-on effects on your health, wealth, and happiness.

The choice is yours

It’s no exaggeration to say that if a landlord chooses the wrong letting agent and compounds that error by going with a tenant who has not been appropriately vetted, one thing is usually guaranteed – a big headache.

And often one that’s not easily cured by a couple of aspirin.

Poorly vetted tenants cause the most problems and letting agencies that don’t have stringent policies, procedures, and checks in place, leave their landlords wide open for future issues.

At Chamberlains, we’ve always believed the most critical aspect of our role is to ensure the right tenants are placed in suitable properties with the right landlords.

How do we do that?

Well, years of letting experience has taught us what to keep an eye out for.

The first stage of the vetting process is the initial enquiry. Be it a phone call, email or someone popping in to our office, we’re looking for signs to show us whether they might be a perfect or problematic tenant.

That experience we mentioned counts a great deal at this point.

What does a good tenant look like?

Simply someone who pays their rent on time, looks after the property like it’s their own, is courteous to deal with, and causes no problems with the neighbours.

These are all factors which can create the foundations for a successful long-term let (unless of course, the landlord is seeking a short-term tenancy).

The next part of the process is where less adept or inexperienced agencies often fall short.

Referencing responsibly

Good quality referencing is vital for doing the background checks, which can flag up issues before they become problems.

Referencing covers the applicant’s employment, credit scores, and previous rental history.

It’s not an exact science, but when done correctly, it’s usually an excellent indication of the calibre of the person applying to rent your property.

Once a tenant has been selected, the property needs to be professionally and ethically managed.

Keeping a tenant waiting a long time for a boiler repair or regular maintenance could lead to issues in the future, which leads us onto…

It works both ways

We also apply a vetting process to our landlords as well as our tenants.

If you are not willing to repair or maintain your property properly, we are probably not the letting agents for you.

In the same way that we always look to find the best tenants, we also want to work with the most responsible landlords.

If, having read this article, you’ve decided you need a letting agent who takes their responsibilities to you seriously in 2021, give us a call.

We’d love to help you make the correct choices for you, your tenants, and your rental investments.

Thanks for reading.

 

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Budgeting Guide for South Devon Landlords

In this three-minute read, we outline the costs and expenses landlords encounter when letting a property.

To succeed as a landlord, you need to have a realistic idea about the costs you’ll encounter when letting out a property.

Many people think that being a landlord is child’s play; they assume that once the tenant has the keys, the only thing left to do is collect the rent each month.

But the truth is, letting a property comes with an array of grown-up financial and legal responsibilities. If you’re not on top of your obligations, you could lose money or wind up in court (or both).

Here’s a list of all the costs that are part and parcel of being a landlord in South Devon.

Mortgage repayments

Mortgage repayments are the most significant monthly outgoing for most landlords. If you’re looking for certainty about the size of your monthly repayments, opt for a fixed-term rate.

Insurance costs

Landlord insurance is a condition of most buy-to-let mortgages. You can opt for a general policy (this should cover property liability, buildings insurance, contents, and loss of rent) or one that is more far-reaching (but will have higher premiums).

Maintenance and repairs

All properties require general maintenance from time to time. Landlords must ensure the property is safe (that means keeping up to date with things like gas and electricity safety checks) and in good condition. Set aside funds to cover this and any repairs that may crop up (property experts suggest between 5% and 10% of annual rent).

Service charges and other fees

If your property is in an apartment block, you may need to pay a service charge or ground rent. Leasehold property owners may also have to contribute to the cost of work carried out in communal areas.

Covering vacant periods

Even the most optimistic and diligent landlord should be prepared for a property to be empty for a short period between tenancies. It’s also possible that a tenant could fall behind on the rent. Set aside at least six weeks’ rent to cover yourself.

Tax

The rules around what you can and can’t claim as a landlord have tightened in recent years. To ensure you pay what you should, and claim that to which you’re entitled, do your research and keep all relevant receipts and paperwork.

Finding a tenant and credit checks

Some DIY landlords do these things themselves, but most good landlords leave it to the pros and use an experienced letting agent. The DIY route will save you a few quid upfront – but it could cost you much more in the long run (think of the legal bills if it all goes wrong). A good letting agent will have years of experience at sourcing good tenants, checking references, and spotting trouble in advance.

Property management fees

A letting agent will handle the big and little stuff for you: the paperwork, the people management, the legal checks, the inspections, and disputes. As a landlord, you could do this for yourself. It will save you some money but cost you in terms of time and energy.

Here at Chamberlains, we can take the stress out of managing a rental property, so you can sleep easy at night. Get in touch if you have any questions, we’re here to answer your queries.

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Will You Be Enjoying a Big Bubble or a Little Bublé this Christmas?

In this two-minute read, we look at what the Christmas announcements mean to households.

This year has been filled with anguish and anxiety for many of us.

But the news that coming out around successful vaccines and the announcement of the temporary relaxation around social distancing rules over Christmas has cheered up many of us.

And in true Christmas miracle fashion, it’s got the four national governments of the UK to take a united approach.

For five days, people have the option to celebrate the festive period with selected families and friends.

Here is some of the Government’s guidance for England around the rules for 23 to December 27 as reported by the BBC.

  • Up to three households will be allowed to stay together and form a “Christmas bubble.”
  • You can form a different Christmas bubble from the people you live with usually – so you can choose to stay with different people for the five days.
  • You can meet people outside your Christmas bubble. But only outside the home and in line with the rules for the tier in which you are staying. Places you can meet those people include parks, beaches, open countryside, public gardens, allotments and playgrounds
  • Children under 18 years-old whose parents do not live together may be part of both parents’ Christmas bubbles.
  • Existing support bubbles count as one household towards the three-household limit.
  • Students are considered to be part of the household to which they have returned.

According to the BBC, the decision will be based on several factors, including case numbers, the reproduction rate – or R number – and the amount of pressure on local NHS services.

For some families, it will be a difficult choice around who to share Christmas with.

There’s always the option to stay within your established bubble (AKA your immediate family).  This way, you won’t fall out with the in-laws, and you’ll be keeping seriously safe.

So, what will you be doing?

Will you be planning a three-family bubble with all the traditional works?

Or are you going for a lower-key approach, with a smaller turkey and Michael Bublé’s Christmas songs providing the backdrop?

Whatever you plan, we hope you have a safe, memorable, and happy time.

From all at Chamberlains.

PS: Here is the link to the Government’s Advice. (England Only)

https://tinyurl.com/y5czwlkc

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Advice for Landlords on Tenants with Pets

In this three-minute read, we look at the pros and cons of letting a property to a tenant with a pet.

Should tenants be allowed to keep pets in rental properties? It’s a thorny subject that is back in the spotlight after an MP called for landlords to be more flexible on the issue.

Conservative MP Andrew Rosindell argues that preventing tenants from being with their beloved pet companion is cruel and discriminatory.

“For most people, being separated from your dog is really no different than being separated from your brother or your sister,” he says.

Mr Rosindell has put forward a bill that would give tenants the right to live with their pet, providing that they can show they are responsible and caring.

Changing attitudes

While the bill is still some way off becoming law – it’s not clear yet whether enough MPs will back it – it does indicate a growing interest in the issue.

A study by YouGov and Mars Petcare found that two-thirds of private tenants would like to have a pet.

However, only around 7% of landlords advertise homes as suitable for pets, meaning there’s a yawning chasm between the number of renters who yearn to have a four-legged friend of their own, and properties where this is possible.

Decisions for landlords

Landlords have an ultimate say over whether pets are allowed in a property, although the Consumer Rights Act 2015 prohibits blanket pet bans.

Instead, landlords  can include a clause in the contract requiring tenants to request permission to keep a pet. Landlords can refuse a request but need to provide a good reason for doing so.

If you receive such a request, here are a few key issues to consider.

Cons

1 Introducing a pet into a property can increase the risk of costly damage. Some landlords have horror stories about dogs digging up gardens, and cats clawing furniture and leaving carpets flea-ridden.

2 If the property is leasehold, some leasehold agreements do not allow pets.

3 Barking dogs can upset the neighbours and be a source of ongoing dispute.

Pros

4 Allowing a reliable tenant to keep a pet could encourage them to stay long term, meaning you don’t have to bother finding new tenants and running more reference checks.

5 Allowing pets could make your property more marketable and therefore you can raise the rent.

6 Rodent reduction – Cats kill rats and mice, so provide an element of pest protection.

Other points of consideration

7 Not all pets are equal. The impact of having a 90kg Great Dane living in a property differs greatly from a caged hamster or a cat. Talk in detail to your tenant about the pet they would like to have, and how they intend to look after it.

8 If the tenant owns the pet already, ask to set vet records to ensure it is vaccinated and microchipped.

9 If the tenant kept a pet at their previous property, ask for a reference from the landlord in question.

10 Make specific provision in the contract for the pet in question so that your tenant can’t take advantage of your generosity and acquire a menagerie of animals.

If you’d like more advice about dealing with tenants with pets, get in touch. Here at Chamberlains, we can provide a detailed briefing about how to stay on the right side of the law and protect your property.

 

 

 

 

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Document and Paperwork Checklist for Landlords in Teignbridge

In this three-minute read, we look at the documentation landlords need to meet their legal obligations – and avoid messy disputes.

First-time landlords often make the rookie mistake of underestimating the amount of paperwork involved in letting a property.

Many assume that once the ink dries on a tenancy agreement, they’ve got the paperwork sorted – but nothing could be further from the truth.

Record-keeping is an integral part of a landlord’s duties and falls into two categories:

  • Documents that you must keep. Landlords are required by law to keep records covering things such as safety inspections and deposits.
  • Documents that it is wise to keep. Although not obligatory, these records serve as an unofficial insurance policy should a dispute arise. If you wind up in court, you don’t want to rely on a vague recollection that “you paid a guy who was either called Terry or Trevor sometime in 2019 to sort out a few maintenance issues”. Firm dates, times and details of conversations and actions provide a vital paper trail.

Here’s a checklist of documents landlords need to keep:

 1 Gas safety certificate – Landlords are required by law to have gas appliances such as hobs checked every year by a Gas Safety registered engineer.

2 Electrical safety report – Electrical safety inspections must be carried out by a qualified sparky every five years.

3 Tenancy Deposit Scheme (TPS – A landlord must place a tenant’s deposit in an approved TPS within 30 days of payment.

4 Energy Performance Certificate (EPC) – Landlords need to get an EPC every ten years. A registered assessor must carry out the inspection, and the property must have at least an E rating.

5 Landlord registration – Some local authorities in England require landlords to sign up to a register. Check the rules in your local area.

6 Fire safety – Keep all paperwork relating to smoke alarms (you need one on every floor) and carbon monoxide alarms (you need one in any room with a solid fuel-burning appliance).

7 Property inventory – An in-depth report of the property and its furniture, fixtures and appliances will help you resolve any quibbles over belongings or damage at the end of a tenancy.

8 Landlord insurance – A condition of most buy-to-let mortgages, landlord insurance covers you in the event of flood or fire and for legal claims if someone injures themselves in your property.

9 Repair works – Keep all paperwork relating to repairs carried out on the property.

10 Tenant inspections – Keep a record of when you visit the property during the tenancy, and any issues raised. Follow up conversations with an email outlining your discussions.

11 Right to Rent – A landlord must check that tenants have the correct immigration status to reside in the UK. Landlords must keep copies of all relevant documents.

When it comes to record-keeping, many landlords have good intentions but struggle to keep up over time. If you don’t have the energy or inclination to handle the paperwork that is part and parcel of being a landlord, a letting agent can do it for you.

Here at Chamberlains, we’re pedants when it comes to paperwork and pros at keeping tabs on tenancies. If you’d like us to help you manage your property, get in touch.

 

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Lockdown Update for Sellers and Buyers in Teignbridge

Lockdown Update for Sellers and Buyers in Teignbridge

In this two-minute read, we look at what the announcement on Saturday by Prime Minister Boris Johnson means to home sellers and buyers in Teignbridge.

Just over a week ago we received confirmation England was going into lockdown from Thursday, November 5 until at least December 2.

So, how will this affect people in the process of moving or thinking about selling in Teignbridge?

Well, firstly it’s good news from a property moving perspective because the Housing Minister Robert Jenrick confirmed in a tweet on Saturday evening that the market was still very much open for business.

QUESTION:

‘Can I still move home?’

ANSWER:

‘Yes – the housing market will remain open throughout this period. Everyone should continue to play their part in reducing the spread of the virus by following the current guidance.’

The Minister’s tweet linked to an information guide about the new lockdown which you can find at the bottom of this article.

At Chamberlains, we continue to work hard for our sellers and buyers in a Covid-19 secure way, while strictly following the regulations laid out by the Government.

Yes we Can

We will still offer virtual tours and carry out video valuations.

We can still conduct safety first viewings using PPE, hand sanitisers and social distancing.

We will continue to push hard to progress any sales that are currently going through.

And we will keep everyone we work with updated about any changes that may happen.

Here for YOU

We appreciate this is an anxious time for many of our clients and that’s why we want you to contact us if you have any questions, concerns or need to get a better understanding of what’s happening.

As we were in the first lockdown, we are 100 per cent committed and focussed on doing the right things for our clients, our colleagues, and our community.

Thanks for reading.

PS: Here’s the Government article:

https://www.gov.uk/guidance/new-national-restrictions-from-5-november

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Things Teignbridge Sellers and Buyers Should Do Now If They Plan to Move Next Year

Things Teignbridge Sellers and Buyers Should Do Now If They Plan to Move Next Year

In this three-minute read, we share our five-point plan for a smooth move in six months’ time.

Moving can be stressful ­– some people rate it right up there with divorce in the aggravation stakes – but there are ways you can take the drama and disruption out of the process.

The first step is to acknowledge that buying a new home is likely to be one of the biggest purchases you make in your lifetime.

And if you plan to sell a property to fund your next move, you’re effectively carrying out two incredibly important transactions in one hit. (No pressure then.)

Given the magnitude of the task, if you want to move in 2021, we advise you to start working towards that goal now.

The process always takes longer than you expect, so use your time wisely now so that you can move when the time is right next year.

Here are five tips to pave the way for a successful move.

Research prospective areas

You probably have an inkling already of where you would like to live, but until you get into the nitty-gritty, you won’t know if your dreams are realistic. Review local property prices, pinpoint favourite streets, revise school catchment boundaries and check if there are any major residential or transport projects in the pipeline that will impact the area.

Sort out your budget 

Scrutinise your finances to get a clear picture of your income and spending. Be honest about what you can afford. Consider how your responsibilities might change in future if, for example, you plan to have children or change careers. Identify the size of the deposit you will need, along with costs such as Stamp Duty, legal bills, surveying fees, mortgage insurance, and removals. A free financial review will help. 

Research mortgages

The good news is that interest rates are currently low. However, uncertainty in the market means those looking for a high loan-to-value mortgage may struggle to secure one as many lenders have pulled them altogether. Analyse a wide range of deals to get the best product for your situation. Find out about the best deals for you.

Basic maintenance and refurbishment

Once you know what you’re aiming for, it’s time to get your house, quite literally, in order. Give tired rooms a lick of paint, and mend broken windows, doors, and cupboards. Plant spring bulbs in the garden so that your yard is brimming with colour by March. If you’re considering complex renovations, such as installing a new kitchen or bathroom, get a second opinion. Will you recoup the costs of a major refurb when you sell? Ask an estate agent for their expert opinion.

Declutter

Working on a room-by-room basis, get rid of unwanted items. If an item has some value, sell it online. If not, take it to the tip. Sorting out all your belongings now will mean you won’t have to do it closer to moving when you have other things on your plate. It will also make marketing your property much easier and help you achieve maximum selling price.

If the events of 2020 have made you consider moving, come and talk to us here at Chamberlains. We can give you friendly, expert advice about where the market is heading and the outlook for 2021.

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What Teignbridge Landlords Need to Know About Evictions During Lockdown 2

What Teignbridge Landlords Need to Know About Evictions During Lockdown 2

In this two-minute read, we look at the new rules on eviction enforcement during the latest lockdown.

 

Housing Secretary Robert Jenrick has announced a ban on bailiffs carrying out eviction enforcement during the lockdown in all but the most serious of cases.

 

While the courts are continuing to hear eviction cases, under the new rules announced last week as England returned to lockdown, bailiff enforcement action cannot be implemented until January 11, 2021, “at the earliest”. 

 

Mr Jenrick says the move protects those who have found themselves in financial difficulty through no fault of their own “while ensuring landlords have access to justice in the most serious cases”.

 

He adds: “We are now going further by protecting renters from eviction during the new national restrictions and throughout the Christmas period – with a pause on bailiff activity other than in the most serious circumstances, such as anti-social behaviour or fraud.”

 

There are a few exceptions to the enforcement ban. The bailiffs can act on cases of illegal occupation, fraud, anti-social behaviour, eviction of domestic abuse perpetrators in social housing and where a property is unoccupied following the death of a tenant. 

 

The government says it also intends to introduce an exemption for extreme pre-Covid rent arrears.

 

Uncertainty and case backlog

The latest announcement from the government adds another layer of complexity to the legal landscape when it comes to evictions.

 

This year landlords have had to contend with an eviction ban and an extension to the eviction notice period.

 

To further complicate matters, courts in England are currently working through an unprecedented backlog of cases caused by the first lockdown and eviction ban.

 

As a result, any landlord considering eviction proceedings should prepare for nightmarish delays (and bear in mind that even in the pre-COVID-19 era, the process took months).

 

That’s why here at Chamberlains we advise landlords to view eviction as the absolute last resort. 

There are several ways to avoid the tenant-landlord relationship breaking down to the extent that eviction is the only answer. 

 

By investing time and effort into managing your tenant relationship, and by being thorough with reference checks, record-keeping and inspections, many issues can be resolved without legal action.

 

And if a dispute does occur, expert negotiation and communication can mean a finding a solution without the lawyers getting involved.

 

Investing in a professional letting agent can save you as a landlord time, money, and stress. As the nation continues to navigate its way through the uncertainties of the pandemic, having an expert on your side who can look out for your best interests will help you sleep well at night.

 

If you’d like to know more about how to avoid getting tangled up in the messy eviction process, then get in touch with us here at Chamberlains. We’re happy to provide expert advice on how to manage property investments while staying on the right side of the law.

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Don’t Be Blinded by Puppy Love in Teignbridge – Volunteer, Foster or Adopt Instead

In this three-minute read, we look at fears the UK is heading for an animal welfare crisis this winter.

Demand for puppies skyrocketed during lockdown, but with furlough ending later this month and the economy struggling, is the reality of pet ownership about to bite?

Earlier this year, demand for puppies skyrocketed, with Google searches for “Puppies near me” increasing more than six times (by 650%) between January and July.

As a result, the price of popular breeds such Dachshunds, English Bulldogs, French Bulldogs, Pugs and Chow Chows shot up.

The asking price for a Dachshund, for example, increased from £973 in March to £1,838 in June (figures from The Dogs Trust).

But what happens when the novelty of owning a puppy wears off? The RSPCA, The Dogs Trust and The Kennel Club have all raised concerns about the number of people who bought four-legged friends on a whim during the lockdown.

They fear a surge in the number of dogs dumped or abandoned as people struggle to pay for pet food and vet bills or exercise their pooch every day.

The Kennel Club’s Head of Health and Welfare Bill Lambert says: “We have concerns about those puppies which may have been bought on impulse, without owners doing their homework on how or where to get a dog responsibly, or fully realising a puppy is a new family member for life, not a short-term commodity.

These hasty decisions not only play into the hands of the opportunistic scammers and puppy farmers operating during the pandemic – but can also sadly result in puppies being rehomed if owners haven’t carefully considered how their dog will fit their ‘normal’ life.”

Due to this growing concern, the RSPCA has renamed October “Adoptober” (see what they did there?). The campaign urges people who are determined to get a dog to adopt, instead of buy.

By adopting a rescue dog, you will be giving an animal in need a loving home. You will also be able to rest easy in the knowledge that you haven’t fuelled the activities of overseas puppy farmers, who illegally smuggle dogs into the UK and sell them on the internet.

These dogs often have serious health and emotional problems as they are often kept in unhygienic conditions, are in poor health and are removed from their mothers too soon.

Dog welfare expert Dr Samantha Gaines says: “The message here is simple: do lots of research to help find the right pet for your family and don’t impulse buy.”

And if adoption isn’t for you, there are, of course, other ways you can do your bit for the canine community. Many animal charities are looking for people to foster dogs, providing pooches with a temporary residence until they find their “forever home”.

Or you could consider volunteering your services as a dog walker to various charities around the country. Check out the work of the Cinnamon Trust and The Underdog.

We’d love to see your dog, whether it’s a rescue, fostered, owned, or adopted, so feel free to share photos of your four-legged companion with us here at Chamberlains.

 

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Ways to Make Your Teignbridge Home a Cosy Retreat

In this two-minute read, we look at ways to make your Teignbridge home a warm, welcoming retreat.

As the nights draw in and the mercury drops, it’s time to take a little inspiration from our Nordic neighbours.

The stylish Danes have mastered the art of dealing with long, dark winters by embracing what they call hygge (pronounced hoo-gah).

Hygge is a sense of cosy contentment brought about by enjoying life’s simple pleasures. Imagine yourself, warm drink in hand, sitting in a comfy chair in front of a crackling fire, and you’re on the right track.

The idea of hygge is to create a comforting nest (it can be indoors or outside) and to enjoy it with family and friends.

As we’re all likely to be spending a lot of time at home over the next few months, here are a few ways to bring a little hygge into your life.

Lighting – Nothing is less relaxing than mortuary-style clinical blue/white lighting. Create a subdued, laid back vibe by opting for light fittings with warmer tones. Candles, tealights and lanterns are also great, but (get ready for a very British health and safety warning) always be careful, especially if little ones are around.

Soft furnishings and furniture – Comfort is key so go for faux fur cushions, fluffy blankets and hand-dyed fabrics preferably in muted or natural tones. When it comes to furniture, natural products such as wood, are a must.

Indoor plants – Indoor pot plants promote better air quality in the home, a must when you’ve got the windows closed to keep the warmth in and the cold out.

Comfort food and drink – Hygge’s not just about interiors and furnishings, it’s also about food and drink. Think hearty stews, tasty soups and cinnamon rolls. If you don’t fancy cooking, try sipping glogg (wine heated with cloves, cinnamon and nutmeg) or smorgasbord eggnog, a blend of cream, sugar, brandy, rum and whipped egg. If you’re after a non-alcoholic beverage, indulge in a decadent hot chocolate (some people sum up hygge as “cocoa by candlelight”).

Spend time outdoors – Just because summer is over, doesn’t mean you have to stay cooped up. Wrap up in warm clothing – it’s no fun shivering in the cold – and spend time in a welcoming outdoor space. Outdoor heaters, heater-barbeques, fire pits and chimineas mean it’s possible to enjoy the great outdoors all year round. Add touches like fairy lights and lanterns to create even more atmosphere.

Turn off the screens – Switch off from the outside world – for a short time at least. Many of us spend our waking hours plugged in (especially if we work from home) but spending too much time in front of a screen can impact our sleep, posture, and vision.

If you think you’ve mastered the art of hygge, share a few of your stylish snaps with us on social media. Thanks for reading.