In this three-minute read, we look at the growing calls for tougher action against rogue landlords.

Landlords who struggle with all the rules and regulations associated with renting out a property – be warned.

Councils are coming under increasing pressure to throw the book at landlords who flout the law.

Even if you’ve gotten away with a ‘near enough is good enough’ approach so far, winging it isn’t a sustainable long-term strategy.

Calls for a get-tough approach

The demand for stricter enforcement is coming from two sides: tenants’ rights groups (as you might expect) and the private rental sector itself.

The National Residential Landlords Association (NRLA) and Propertymark, which represents property agents, argue that unscrupulous landlords tarnish the industry’s image and make tenants’ lives hell.

They have both recently called on councils to enforce the laws that relate to the private rental sector with greater zeal. (Propertymark is also pressing for councils to receive more cash for enforcement operations.)

But I’m not a rogue landlord

Now we get to the philosophical part. What is a rogue landlord? Is it a cigar-sucking Fagin-like character who fleeces the most vulnerable by renting out rat-infested, unsafe dumps?

Or is it a landlord who means well enough but doesn’t have the time or inclination to get it right all the time?

Quite frankly, it doesn’t matter. Every landlord who flouts the rules will have an excuse; maybe they’re time-poor, busy at work, or think some of the rules are silly, so don’t follow them.

None of these excuses will get you off the hook in court – especially if a tenant is injured or killed because you didn’t do the right safety checks or fell behind on maintenance.

Being a good landlord makes good business sense

Moral arguments aside, sticking to the rules makes good financial sense. Here’s why:

• Tenants are more aware of their rights than ever and are willing to defend them. A lax attitude towards deposits, inventories, or paperwork could leave you exposed – and out of pocket – in a dispute.
• If there’s a fire, flood, or accident at your property, your insurance could be ruled invalid if you didn’t follow the law.
• Tenants are more likely to stay in a property if they know it’s safe and their concerns will be listened to. This will cut your tenant selection and reference checking costs.

Get a letting agent on the job

You don’t have to do it all yourself; an experienced letting agent can help you.

Cover your back by getting a professional who knows what they’re doing to take the burden off your shoulders.

For more information about our property management services, get in touch with us here at Chamberlains.

How to Win at Playing Finders Keepers When It Comes to Great Tenants

In this three-minute read, we look at how landlords in South Devon can find and keep terrific tenants.

‘Finders keepers, losers weepers.’ It’s a timeless rhyme used every day in school playgrounds in South Devon and all over the UK.

It often applies to someone finding something that’s unowned or abandoned. But it also resonates with local landlords when it comes to having the second most important piece of the rental puzzle – great tenants.

Finding these excellent tenants is one thing. Keeping them is another. And some landlords lose these precious people because of basic, unnecessary errors. It’s enough to make a good landlord weep.

But put the tissues away because here are seven ways you can win at Rental Finders Keepers.

• Use a good letting agent. Earlier in this article, we mentioned that tenants were the second most crucial piece of completing a rental puzzle. The first? Well, in our opinion, it’s an excellent letting agent. That’s not because we are one, by the way. It’s because, over the years, we’ve seen countless landlords go down the DIY route to managing their properties and getting themselves in a stressful and expensive muddle. Look for agents with experience, testimonials, industry qualifications, and a clear plan on how they’ll market, manage, and maintain your tenancies.
• Know your target tenants. An experienced letting agent will be able to advise you on who your property will most appeal to. Is it a growing family, young professionals, or a retired couple? Knowing this will help with the next ultra-important step.
• Marketing matters. Perhaps the biggest error DIY landlords make is not taking the marketing of the property seriously enough. You are ‘selling’ an expensive product after all. This is why photography, property descriptions, and online advertising should be handled by professionals who do it day in, day out. The better your property’s marketing, the better calibre of tenants it will attract – giving you more choice when it comes to the next step.
• Setting the rent. By knowing your target tenant, marketing correctly, and listening to expert advice, you’ll be able to set your rent at the right amount. A correctly priced rental (not too cheap or expensive) will attract more interest and ultimately, more offers from quality tenants.
• Be prepared for questions. Good tenants tend not to just turn up at a property and say: ‘It’s great, where do I sign?’. It’s a big decision for them, and they’ll have questions such as ‘What council tax band is the home in?’, ‘What are the parking arrangements?’, ‘Are utilities included in the monthly rent?’. Remember, when it comes to the best tenants, this is a two-way selection process as they are savvy enough to research the rental market, so you’ll also need to make a good impression on them.
• Check them out. A tenant worth having will have no issue going through a referencing process. Here’s another area where a good letting agency reduces your risk of problems further down the line. Please don’t be shy about asking your letting agent for proof of the referencing process they’ve carried out, which should involve financial, employment, and past landlord checks. Skip this part at your peril.
• Keeping them. So, once you’ve found a great tenant, how do you go about keeping them? Well, this is an entire article in itself, but it would be along these lines: Be a good landlord by maintaining the property properly, dealing with issues quickly, charging rent fairly, and acting professionally.

At Chamberlains, our job is to help landlords find and keep great tenants. To ask us anything about the South Devon rental market, contact us today.

How Landlords in South Devon Can Protect Their Properties from Winter Woes

In this two-minute read, we look at how landlords in South Devon can make sure their rental investments stand up to the challenges of winter weather.

With winter officially only a few weeks away, the time is now ideal for landlords to take steps to ensure their properties are prepared for whatever December to February serves up.

By putting a winter property maintenance plan in place, you’re setting yourself and your tenants up for a trouble-free winter period.

Begin with boilers – The best time to service a boiler is in September, ahead of it being plunged into constant action in the months that follow. The second-best time to service a boiler is right NOW. By keeping on top of boiler and heating maintenance, you’ll save a lot of money and avoid hassle in the long run.

Remember your radiators – Bleeding your radiators is a simple, yet effective way of ensuring they are working as well as they should be.

Look at lagging – Frozen pipes that burst are the stuff of nightmares for any serious landlord. So, take the time to ensure pipes are wrapped in lagging to reduce the risks of freezing and potentially bursting.

Go to guttering – Don’t wait until the weather turns before you clean out your gutters. Blockages can build up over time and slowly cause unseen damage.

Insulate everywhere – Insulating a loft is an excellent way of keeping the warmth in and the heating bills lower. But don’t forget that even insulating against draughts can be a small way of making a big difference to how warm a property feels.

Fix that fence – The stronger seasonal winds love claiming a poorly maintained fence as one of its victims. So, act now to ensure any weak spots in your fencing are ready to stand up to whatever the winter winds throw at it.

Check it out – If your property is vacant for any sustained period over the winter months, diarise weekly or fortnightly visits to it to keep an eye on things. If you can’t do this, then it’s the kind of thing a good, local letting agent can do for you.

Your rental property is an asset, and having happy tenants is a key part of making the most of it, so take the time and spend the money on creating a safe, comfortable home for them this winter.

And don’t worry if you’re not a Handy Andy or a DIY Diana. At Chamberlains, we have good working relationships with maintenance people who can do all the work for you. Please do get in touch to discuss any aspect of property rentals. 

The Perks and Pitfalls of Sharing Landlord Duties with a Friend

In this two-minute read, we ask if it’s wise to buy a rental property in South Devon with a buddy.

Purchasing a buy-to-let property with a friend is an appealing prospect – on paper, at least.

But it’s important to carefully weigh up the risks and rewards before taking the plunge.

Here’s a list of the pros and cons of becoming a landlord with a friend.

The pros

• The role of landlord comes with a plethora of responsibilities. Sharing these duties with a trusted friend will lighten the load.
• Your co-investor may have a different skill set to you, meaning you can play to your strengths while they play to theirs.
• Most lenders require larger deposits for buy-to-let mortgages. Splitting your investment means you don’t have to pay as much cash up front.

The cons

• You never really know someone until you’ve gone into business with them. If the two of you disagree on how to manage the property, the friendship could suffer.
• If your tenant falls into arrears, as landlords, you’ll have to stump up the cash. However, if your investor buddy can’t pay their share for whatever reason, you’re liable for the shortfall.
• You might be on the same page as your friend right now, but people’s circumstances change. Further down the line, your friend may decide that they want to sell up when you don’t, or vice versa.

Tips

If you’re still keen to invest with a friend, here’s how to mitigate some of the risks.

Get a good lawyer 

You need a legally binding agreement that states:

• How much each party is investing
• The ownership split
• Responsibilities regarding bills and maintenance
• What happens if one or both parties want to sell
• A dispute resolution mechanism should you disagree on an issue

Get a will

In some cases of co-ownership, if one party dies, the property automatically goes to the other person unless otherwise stated in a will.

Don’t feel pressured

If your friend thinks a formal agreement is unnecessary – they may see it as a sign that you don’t trust them – politely, but firmly, pull out of the deal.

Without the right paperwork in place, you risk getting caught up in a protracted and messy dispute later on.

Going ahead based on a wink and a handshake could cost you the friendship and much more if things don’t turn out according to plan.

For more advice on investing in the buy-to-let market, contact us here at Chamberlains.

Why South Devon Landlords Could Be Taking Expensive Shortcuts

In this two-minute read, we look at the false economies many landlords in South Devon are making regarding their rental properties.

Many of us realise doing a bit of DIY can save you money. But it comes with a caveat that you must know what you’re doing first.

For every successful bit of hallway decorating, there are dozens of tales of lopsided shelves, incorrectly fitted taps, and a whole host of other DIY disasters and fails.

And this risky approach doesn’t just apply to home DIY – we often see it when a landlord tries to do everything themselves.

Here are five of the most common mistakes landlords make when they think about the pennies but take their eyes off the pounds.

• Marketing matters – There’s much more to marketing a rental than simply slapping it on Facebook or Gumtree and hoping for the best. It’s nigh on impossible to achieve a property’s optimum rent by using this approach.

• Poorly referenced tenants – An excellent letting agent will carry out all the proper referencing needed to ensure you get a good, reliable tenant. Skipping this process and ‘going with your gut instinct’ can be hugely expensive further down the line if the tenancy turns troublesome.

• Maintenance mistakes – The most significant error landlords make when it comes to maintenance is not having money set aside in their budget to keep their property in good condition. A general rule of thumb is to put away £100-150 per month towards maintenance and general upkeep.

• Cheap is not cheerful – Many landlords make false economies by scrimping on things like flooring, windows, and taps and fittings, only to have to replace them more quickly than they would have if they invested a little more in the first place.

• Temperamental tradespeople – The nightmare scenario for many landlords. A call comes in on a Sunday evening (usually when you’re on holiday) from a tenant telling you the boiler has packed up. DIY landlords often rely on their own trade contacts in this situation, which can be great but is often not. However, a good letting agency has access to a pool of tried and trusted tradespeople who fix things fast and professionally.

Of course, we understand that you want to get the best possible returns from your rental investment. But experience has taught us that using a letting agent to find tenants and manage your property is money well spent.

We’d be delighted to offer a free review of your rental property/properties and highlight where you can save money but also protect your assets.

Call us on 01626 365055 or email rentals@chamberlains.co.

Why South Devon Landlords Need a Landlord Insurance Policy

In this two-minute read, we look at the ins and outs of landlord insurance and consider how it might just save you money in the long run.

As a private landlord, you’ve got to stay on top of repairs, damage, and unexpected costs. So how do you safeguard your property and income? Do you cross your fingers and hope for the best? Or have you taken the necessary steps to protect yourself?

What is landlord insurance?

First off, there’s no legal obligation to have landlord insurance – unless your buy-to-let mortgage offer specifically requires it. But be warned, if you’re relying on a standard home insurance policy to cover your rental investment, this may not protect you when the property is occupied by tenants.

Landlord insurance is designed to cover various aspects of your property/rental agreement. Think of it as an umbrella policy, protecting you against different risks. It normally includes buildings and contents protection as standard, and you can choose to add different types of cover such as:

• Rent guarantee protection
• Tenant or accidental damage cover
• Boiler or plumbing issues
• Legal expenses

Remember, the more you add to your policy, the more it costs.

What if I’m a leaseholder?

If you own a leasehold flat, the freeholder covers the cost of buildings insurance. However, this doesn’t protect you if there are issues within your rental property such as the boiler breaking down or someone injuring themselves on a loose floorboard (for example).

If you’re a freeholder, landlord insurance is advisable. The buildings insurance cover means you don’t have to worry about big outgoings in case of physical damage to the property, such as damp, cracks, and so on.

How much does it cost?

As with any insurance plan, the price varies depending on what your policy covers, so it’s difficult to predict. However, you can expect prices to start from around £200 per year. Use comparison websites to find the best deal and most suitable cover for your needs.

What happens if I don’t take out landlord insurance?

While it’s not the end of the world and not legally necessary, you may have to pay out a large sum if something goes wrong with the property or if a tenant or tradesperson makes a claim against you.

Many landlords choose not to take out this type of policy, especially those who own a leasehold property. As a bare minimum, freeholders need landlord buildings insurance to protect themselves and their tenants.

Talk to us at Chamberlains to discuss whether you need landlord insurance or about how we can help look after your South Devon rental.

How South Devon Landlords Can Avoid Rent Arrears

In this three-minute read, we look at the steps South Devon landlords can take to protect against a tenant falling into arrears.

Landlords have always worried about tenants falling behind in the rent, but that fear feels particularly pertinent right now due to the pandemic.

There are many reasons why a tenant might be unable to pay their rent – such as illness, job loss, or relationship breakdown – but the bottom line is it’s stressful for both landlord and tenant.

The good news is there are things landlords can do to protect themselves from getting into this predicament. Here are some tips.

• Always carry out credit and reference checks before a tenant moves in.
• Make sure your tenant signs a contract.
• Keep your records up to date and when rent is paid, send the tenant a receipt – this is particularly useful if it’s a joint tenancy. If there’s a dispute, it’s easy to identify who has missed a payment.
• If you’re dealing with a joint tenancy, ensure that all tenants understand they are equally responsible for the rent – and any unresolved debt. (If there’s an underpayment, often the tenant who has paid up can be a valuable and persuasive ally in getting the errant tenant to pay.)
• Keep all tenants in the loop about the situation as they bear joint responsibility (even though they might tell you otherwise).
• If a tenant misses a payment, talk to them but don’t go in all guns blazing. You’re trying to find a constructive way forward, not score points. Always remain professional.
• Keep records of all conversations.
• Consider adding rent protection cover to your insurance for some peace of mind.
• If the tenant has a good track record, and you feel they can turn things around quickly, consider a payment plan. This is a revised payment schedule that gives the tenant a chance to get back on their feet.
• If you do agree a payment plan, make sure you put it in writing.
• The tenant may decide that they can’t meet their obligations and serve notice that they want to move out. If this is the case, contact your tenant deposit scheme and ask them to deduct the unpaid rent from the deposit.
• Legal eviction proceedings should always be the last resort. There is currently a huge court backlog, and lawyers are expensive. Do everything you can to find an alternative solution.

Contact us today on 01626 365055 and find out how we’ll help you avoid rental arrears.

Hassle-Free Holidaying in Your South Devon Home

A three-minute read sharing top tips for your South Devon staycation.

This summer, the question mark over foreign holidays is as agonising as Ross and Rachel’s will-they-or-wont-they story.

Some have taken the stress out of the decision and opted to book holidays in and around the UK. But for many, rising prices and limited availability has resulted in staycations at home being the preferred choice.

Here’s a roundup of our favourite tips to make the most of your South Devon staycation.

Turn the tech off

Remember the good old days when a break was actually a break? For some, working from home has led to a seemingly constant availability. Work has crept into evenings and weekends and the line has most definitely blurred. Turn your phone off, put your out of office on and recharge your batteries.

Cull the chores

Holidays mean leisure, not labour. Put an embargo on laundry, cleaning, shopping, even cooking (unless that forms part of your R&R). Indulge in some guilty pleasures: sleep in, read some feel-good fiction, binge on Netflix, eat pancakes and syrup every day.

Satisfy ALL the senses

If a holiday means havaianas, Harvey Wallbangers and halloumi – have it. Use a coconut scented body lotion or sunscreen (if we’re lucky enough to see the sun…). Get out your fluffiest bath towels to turn your bathroom into a luxury hotel spa. Hang some fairy lights, splurge on some holiday-scented candles and spin some Café del Mar tunes for a holiday oasis.

Get outdoors

There’s bound to be somewhere in Devon that you have yet to discover. Search the net for recommended woodland dog walks, hiking trails, or picnic spots. If you have the space, borrow a tent from a friend and set up camp in the garden. Toast some marshmallows, put on a little festival music, and lie out under the stars. (A chemical toilet is optional.) If rain stops play, set up camp inside. You can even listen to cicadas or a crackling fire on YouTube.

Parklife

Get your mates together for some football, rugby, or rounders in the park. Get everyone involved and throw some bangers on the barbie for a post-game jolly.

Try something new

You’re never too old to learn something new. Try your hand at a new sport (a dining table and a table tennis paddle and ball can provide hours of fun) or have a go at painting, yoga, or perfect your mum’s pavlova.

Whether you’re vacationing or staycationing, from all of us here at Chamberlains, have fun and stay safe.

Could the Next Olympic Champ Come from South Devon? Let’s Nurture Local Talent

In this three-minute read, we look at where three GB Olympic stars started their sporting journey.

Eleven thousand elite athletes will converge in Tokyo next week for the 32nd Summer Olympic Games.

Each of them will have put in tens of thousands of hours in practice and shed blood, sweat, and tears to get there.

But as you marvel at the rippling abs and razor-sharp mental strength of these sporting Titans, pause to consider where their careers started.

Most will trace their success back to a local sporting club that introduced them to the joys of competition and fostered their prodigious talent.

In the UK, there are 151,000 sports clubs. The majority get by on shoestring budgets and the goodwill of volunteers; many are the lifeblood of communities.

In South Devon, we’re lucky to have a lots of clubs such as Newton Abbot Gymnastics Centre, Decoy BMX Club  and Newton Abbot Squash and Tennis Club on our doorstep.

So, as we cheer on Team GB, let’s also pay credit to the grassroots clubs nurturing the Olympians of tomorrow.

Here are three Olympic stars who got their start at a local club.

Jade Jones

At the age of eight, Jade attended a Taekwondo taster session at the Flint Pavilion Leisure Centre in her North Wales hometown. She was quickly hooked on the sport and became a star performer at Flint Taekwondo Club.

Jade has gone on to win national and European titles and took gold in London and Rio. Look out for her at Tokyo, where she’s pushing for her third title.

And if you ever visit Flint, you’ll notice that the leisure centre has a new name: the Jade Jones Pavilion.

Shirley Robertson

Scottish sailor Shirley Robertson won gold in Sydney and Athens. These victories made her the first woman to win consecutive gold medals in different Olympic sailing events.

Shirley learned to sail in a homemade dinghy at the Loch Ard Sailing Club, located in the Loch Lomond and Trossachs National Park. (Surely, one of the most picturesque sailing venues in the UK.)

After several years away from competition, Shirley recently hinted at a return. She’s eyeing up Paris 2024.

Sir Bradley Wiggins

Sir Bradley was 12 when he joined the Archer Road Club – so named because its original members met above a cycle shop in Archer Road, Westbourne Grove, London. Heavy traffic in West London later saw the club move its road racing activities to Hillingdon Cycle Circuit.

During his career, Sir Bradley won five gold, one silver and two bronze Olympic medals.

From all of us here at Chamberlains, stay safe and stay active.

What Rules and Regulations Are South Devon Landlords Falling Foul of the Most?

In this three-minute read, we take a look at the most common rules and regulations that South Devon landlords need to remember.

Being a landlord is a tricky business. There are nearly 200 different pieces of legislation covering the how, why, and when of managing a rental property. Here are just four that landlords are often not getting quite right.

Deposit protection

In England, Scotland, and Wales, the deposit must be registered with a deposit protection scheme. The 2021 UK Landlord Survey found that 81% of landlords find registering their deposit difficult.

The deposit must be registered within 30 days of receiving cleared funds. The schemes are government-approved and the tenant must be informed where the money is deposited.

Energy performance certificates

Every rental property in the UK has to have an Energy Performance Certificate (EPC). They are stored on an electronic register that is publicly available. However, they also have to be included in any advertising you do for your property.

Electrical safety regulations

In June 2020, strict rules about electrical testing for new tenancies in rental properties came into force. Inspections must be carried out by a qualified person on all fixed electrical installations.

Since 1 April of this year, it also came into force for existing tenancies. A professional with an industry-recognised apprenticeship or Level 3 Certificate in Installing, Testing and Ensuring Compliance of Electrical Installations in Dwellings must carry this out. Any issues have to be resolved and the tenant must receive a copy of the inspection report within 28 days.

Gas safety check regulations

If you have gas going in to your rental property, all appliances, pipework, and flues must be checked annually.

As for the electrical safety tests, ensure that you use a qualified engineer and don’t plump for the cheapest. The report must be given to the tenant within 28 days as well.

TOP TIP: As with any time you need to visit, or arrange a visit to the property, make sure you give the tenant at least 24 hours’ notice. Keep a record of having given notice. If the tenant refuses access, you’ve then got the evidence that you tried.

If you’re a landlord in South Devon and are not 100% sure on all the rules and regulations you need to abide by, get in touch with us at Chamberlains. A free, no-obligation chat will show you what you might need to tweak or if you’re on the right track.