Category: Chamberlains Blog

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.

 

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

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.

 

 

 

 

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.

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.

 

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.

In this three-minute read, we outline five ways to streamline the home-selling process.

Selling a home can be stressful, but by following a few easy rules at the start of the process, vendors can save themselves time, money, and heartache.

A little bit of pre-sale prep will help you avoid the two most common home-selling horror themes.

Scenario one: The process is painfully slow and drags on for months (or sometimes years) leaving the vendors living in limbo and tearing their hair out because they can’t seal a deal.

Scenario two: The vendor falls in love with another property but can’t shift their own quickly enough to keep the chain moving. As a result, they lose their dream home – and blow thousands of pounds in surveys and legal fees along the way.

Here is a five-step plan to help you prepare for putting your home on the market.

1 Manage your expectations

It’s human nature to place a high value on something to which we have a strong emotional attachment. But you need to step into the shoes of a potential buyer. They will view several properties in the area as part of their search. How will yours stack up? Be realistic with your asking price; over-valuing a home is a sure-fire recipe for a drawn-out sale. We have detailed market data and can provide expert advice.

2 Research agents and don’t be led by price

You get what you pay for. Someone who promises you the earth for next to nothing is most likely stringing you along. If they suggest a ridiculously OTT asking price, ask yourself why? Do they possess magical selling powers? (Hint: the answer is no). Or do they want to lure you in with a big promise, tie you into a long contract, and then drop the asking price like a hot potato?

3 Phone a friend

Ask a straight-talking buddy for a brutally honest appraisal of your home. Don’t be offended if you don’t like what you hear. If they tell you the front room stinks of cat, it probably does – so do something about it. If they confess that the life-sized portrait of Grandma on the wall creeps them out, take it down. Dress your home to appeal to a range of buyers, not your personal taste.

4 Declutter

Following on from the previous point, review the furniture and décor in each room and decide what needs to go (if you want to keep it, put it into storage). Remove personal photos and objects, and bulky furniture which can make a room look smaller.

5 General repairs and maintenance

Sort out minor DIY issues such as broken door handles or mould in the bathrooms and give tired rooms a fresh lick of paint. Trim shrubs and smarten up the garden. Don’t bother with costly renovations that won’t add value.

BONUS TIP

Many people search for their next home before they put their own on the market and wind up facing Scenario Two (as discussed above). When you find your dream home, you need to move immediately and know exactly how much you can offer. We recommend you put your home on the market first, so you’re pumped and primed to make your next move.

If you’re thinking about selling your home, talk to us at Chamberlains. We can help make your next move happen.

In this three-minute read, we look at why a landlord needs a professional mindset, and what can go wrong if emotions cloud your judgment.

There’s a line in the classic film The Godfather that neatly sums up what landlords need to know about letting properties.

“It’s nothing personal, Sonny. It’s strictly business,” drawls a brooding Michael Corleone as he plots a daring and ruthless double hit.

Now, here at Chamberlains, we’re law-abiding citizens, so we’re certainly not suggesting you become a cold-blooded Mafia boss or fraternise with Sicilian mobsters.

But we do recommend that Teignbridge landlords take a business-like approach when they let a property.

One of the biggest mistakes a landlord can make is to allow their personal feelings to impede their decision making; this often happens when:

• A landlord has a strong emotional attachment to a property (perhaps they used to live in it, or inherited it from a loved one). When a tenant moves in, the landlord views every minor scrape to the woodwork or carpet stain as a personal affront. Landlords need to accept that some wear and tear is inevitable.
• A landlord has carried out DIY work at the property to their own taste instead of keeping things neutral, making it less appealing to tenants. They may also see no need for electrical and gas safety inspections because they’ve “had a look over it themselves”. Fact: gas and electrical inspections are legal requirements.
• The landlord knew the tenant before they moved in, so the professional boundaries are blurred. Things often go awry because the landlord hasn’t conducted a reference check (because a friend or family member has vouched for the tenant). Even worse, some landlords don’t make their tenants sign a contract; it’s all done on a wink and a handshake.
• The tenant/landlord relationship grows too cosy over time. As a result, the landlord is lax about inspections or hasn’t raised the rent for years because the tenant is a “friend”.
• The tenant/landlord relationship becomes so toxic that the landlord loses perspective. (As they say in The Godfather: “Never hate your enemies. It affects your judgment.”) Determined to settle a score with a nightmare tenant, the landlord cuts corners on inspections or evictions – a decision that later proves costly. Sometimes the most financially astute course of action is to compromise (even if it is through gritted teeth).

Being a landlord isn’t just about managing a property; it’s about working with people. Whether it’s dealing with a tenant who has lost their job and can’t pay their rent, or managing a messy dispute between a tenant and neighbour, you need to remain calm, clear-headed, and professional.

Landlords don’t have to be unsympathetic or insensitive but do need to balance their duty of care with their financial responsibilities.

One way to manage these difficult situations is to draw on the expertise of us, we will be able to:

• Come up with workable solutions to all manner of problems (as experienced agents we have seen all sorts over the years).
• Ensure landlords stay on the right side of the law.
• Talk to people from all walks of life and clearly articulate a tenant’s legal obligations.
• Step back from complex scenarios and take a broader view.

Here at Chamberlains, we can take the stress, emotion, and guesswork out of managing a property. Please get in touch if you’d like us to help you.