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Is referencing really that important? Someone I know wants to move into my property

It’s a friend of a friend” or “It’s my brother’s mate, they won’t let me down” I’ve heard these words a lot over the years

When someone comes along that you know, it can seem like a very attractive prospect to skip referencing, side step all those questions that you would normally want answers to and drop your guard, so to speak

Let’s really give this some more thought because for Landlords, it can be a MORE difficult decision whether or not to let to someone that you already know, especially when you consider some of the things that could potentially go wrong. Don’t forget that any issues that arise, you’ll be dealing with head on, unless you have a Managing Agent on board. What will you do if the rent is persistently late? How will you feel if there’s a difference of opinion on something and you end up having an argument? How will you tackle any breach of contract?

I recently found new tenants for a Landlord who had previously let to family members. When the tenants moved out, there were problems with damages, cleanliness and rent owing – now that’s a really hard situation to cope with because there’s emotion involved, possible irreparable damage to relationships, plus financial loss to the Landlord

In the first instance, before you decide if it’s right for you, you might want to ask yourself these questions :-

How about asking for some proof of income to know that affordability is taken care of? Is their job permanent or have they been given a zero hours contract, which is becoming more common lately. What do you know about any debts, poor credit history? Have they rented before? What does a reference from a previous landlord look like?

One thing’s for sure, getting it wrong can be costly and stressful. I know of some landlords that have even ended up selling their rental property after a bad experience

On the other hand, letting to someone you know or a relation can often be the perfect solution! If you’re in regular contact, there’s a good chance that any repairs will be reported without delay and the rent will come in like clockwork. There may also be a bonus of a trouble free long term let with continuity of rent and a long and happy tenancy!

If you enjoyed reading this blog, you may enjoy this one too 

Landlord : I’m undecided whether to allow pets into my rental property. What happens if there’s any damage?

 

Landlord : I’m undecided whether to allow pets into my rental property. What happens if there’s any damage?

This is one of my “Frequently Asked Questions” when I’m talking to Landlords and something worth giving some time and careful consideration

Some landlords are MORE than happy to agree to having pets in their rental property but more often than not, there are those that aren’t. There could well be several reasons why some prefer to keep an “animal free zone”. Maybe they’ve had a bad experience and had a huge clean up bill, maybe they’ve had disgruntled neighbours over a yapping dog, some damage to the carpets and door frames or a whiffy odour to contend with. Or maybe, they’ve been left with a flea infestation to deal with before the next tenants move in – got you itching now haven’t I! I think it’s fair to say that these are all valid reasons for saying “No thank you” to pets

But if you’re a Landlord with a sizeable home to rent that’s perhaps in a town, near a school then you’ll attract a family and occasionally, some four legged friends!

But here’s the thing – most pet owners are responsible people. Their animals are clean, well looked after and let’s face it, some are spoilt divas who get their owners catering to their every whim! We are a Nation of animal lovers, spending hundreds of pounds every year on our pets – bedding, accessories, grooming, treats, even outfits!

Let’s face it, families with pets can make super long term tenants. For a Landlord, longer term tenants means continuity of rent, less void periods and less wear and tear moving furniture in and out every few months. We get numerous enquiries every single day from people with pets, struggling to find a suitable property to rent. Some are upset and frustrated for they have been searching for what seems like months without success.

There is no doubt in my mind that with a larger deposit in place, a guarantee of a steam clean and de-flea treatment on vacation, coupled with a detailed inventory supported with photographs, you are better equipped to accept pets

After all, being pet friendly may well be your purrfect opportunity to be pawsitively rewarded with a long and happy tenancy!

3 ways to avoid a Deposit Dispute

How can I avoid a deposit dispute?

Your Inventory is AS important as your Tenancy Agreement and is the document that all parties should refer to at the end of a Tenancy

Loaded with furniture or completely empty, an Inventory, supported with photographs is ESSENTIAL.  It gives all parties a true and clear record of the contents AND condition at the beginning of the Tenancy.

Imagine there are damages on check out.  In the absence of an Inventory or any evidence of the condition at check in, how could a dispute be resolved?

Here’s 3 ways to avoid a deposit dispute

  1.  Have an Inventory professionally prepared at the beginning of the Tenancy and signed by all parties

 

New Tenancy, new inventory, every time.  It’ll save you time, money and worry and it’s the easiest and most effective way to avoid disputes.  Once the document is signed, keep it in a safe place – there’s no point going to all this trouble if your all important inventory can’t be found at the end of the Tenancy

 

  1. Regular Management Visits

 

This is the key to good management.  Knowing what’s going on throughout the Tenancy is important.  That way, there won’t be any nasty shocks or surprises on check out.  It’s simple, if you don’t go, how will you know how your Tenancy is running?

 

  1. Before and After

 

Any claim needs to be supported with “before and after” photographs to support the case.  At Stocks, we carefully record our findings on visits, all repairs are recorded on our specialised maintenance software and we’re able to produce a case study easily.  How?  Because all the information is at our fingertips!

 

If you have any burning questions, email us at info@stocksandco.co.uk. You’ll have my personal reply within 24 hours

Only 4% of Landlords know this but it affects MOST and there’s only 2 weeks to go!

According to a specialist insurance firm, Just Landlords, Only 4% of Landlords are aware of the changes around the Minimum Energy Efficiency Standards (MEES) which will be introduced in a fortnight’s time

Around 30% of Landlords know what their Energy Performance Certificate rating is and less than 5% have ever taken steps to improve that rating

Did you know that there’s a whopping £4000 fine for those Landlords creating new tenancies after 1st April 2018 if the EPC rating is below an E!

Less than 4 out of 10 people are aware that by improving your EPC rating, you’ll save money

ACTION – Check your EPC Rating, visit www.epcregister.com, pop in your postcode and download the certificate. 

For more information, you can visit http://www.justlandlords.co.uk

justlandlords.co.uk are specialists in all aspects of Landlord Insurance and

Need some more advice? Speak to Sue Stocks 01395 222365

Here comes the snow …. and the boiler breakdown. Here’s what you can do

We have had lots of phone calls regarding boilers not working due to their condensate pipe from the boiler being frozen – this is the white pipe that’s comes out at the bottom of your boiler. If you boil the kettle and carefully pour the hot water over the white pipe this should defrost any blockage and get you up running.

Landlords – How to Minimise Void Periods

How to Minimise Void Periods

It’s inevitable that every Landlord will face at some time a void period.

Some Landlords choose to budget for a void period – similarly to budgeting for repairs and maintenance.

But let’s talk about how to avoid being in that position in the first place

Your property should be in the BEST condition possible, inside and out. It may be that at the time of marketing, there’s some competition out there and tenants can afford to be choosy. Make your property stand out from the crowd

Find the RIGHT long term tenants to match your criteria and once they’ve moved in and are settled, consider offering them a longer term Tenancy. This will give them peace of mind and security.

Then choose to follow on with another fixed term rather than letting the Tenancy fall into a Periodic Tenancy

When you have the right people, look after them well, treat them with respect. After all, the longer they stay, the better it is for you

If a tenant does give notice, why not ask them the reason? It could well be something that could be resolved which leads into a longer tenancy

If you DO get a void period and are struggling to find the right tenants, don’t be tempted to make a decision you might regret, just because they can move in next week! Stick to your criteria and take the time to dig deep with referencing

Stay realistic with the rent – better to have a long term tenancy with a rent just below market value than a rent that’s top end but without Tenants or a high turnover. Give careful consideration to rent increases too. If you’ve tenants who are looking after your property well and the rent is always paid on time and in full, why upset them with a hefty increase?

Everyone loves a deal – a discount on a first month’s rent or some other kind of help or incentive to get them started will not only be attractive but it’ll get the tenancy off to a really good start and hopefully contribute towards a long happy Tenancy!

If you enjoyed reading this blog, you might also enjoy reading about the Single Most Frequently Asked Question by Landlords

https://www.stocksandco.co.uk/single-frequently-asked-question-landlords/

Be different from all the rest

Ever walked into a shop, take a glance around, and walked straight back out again? Been left feeling uninspired, even a little disappointed?
That’s exactly what some prospective tenants do when they view what I call “Beige” properties
Even if the price is right, the property is in a popular area and it sits on the sunny side of the street, walk inside and you’ll see beige carpets, magnolia walls, bare light bulbs and vacant windows. Stroll into the kitchen and you will probably see light beech cabinets and charcoal worktops. Hop on up the stairs to bland bedrooms and a clinically white bathroom with white square tiles
Hear me when I say there’s nothing to dislike, but there’s not much to like either!
Easy to maintain, a neutral blank canvas? Yes
Attractive to prospective Tenants?  Not always

There are hundreds of beige properties for rent and they ALL look and feel the same. I think it’s true to say that some prefer a blank canvas but when you’ve seen five or six in a row and you’re running out of time, finding the right property can start to become a difficult task!
Why not give the property a perky personality, charming character and a seasonal splash of colour?
Don’t offer the same as everyone else.  Be different and  “Stand out from the Crowd!”
Wouldn’t it be great to have the property that everyone wants to rent?

 

 

 

 

9 Ways to combat Black Mould

 

Ever had black mould appear in your house?  In the window recesses, on the ceilings, behind furniture – worst of all, in your wardrobe and God forbid, on handbags and shoes!

 

Condensation is the most common form of dampness.  It’s down to a lack of adequate ventilation. Nothing more, nothing less.

 

If it’s left untreated, mould growth is harmful and can lead to serious health issues and breathing difficulties.

 

Did you know that 4 people living in a 3 bedroom property would create a whopping 112 pints of moisture a week from just breathing, cooking, showering and boiling the kettle?

 

So, how can YOU reduce the condensation in your property?

  1.  Wet washing is a huge factor – dry clothes outdoors where possible, vent your tumble dryer properly making sure that the moisture is taken outside and if you really have to dry washing inside, keep the doors and windows open to keep a steady airflow
  2. When cooking, boiling a kettle, taking a shower or bath, ensure that your kitchen or bathroom door are kept closed to prevent steam going into colder rooms which will cause condensation to form.
  3. Use saucepan lids when you’re cooking – simple but effective, and use the extractor fan – leave it running for 20 minutes after cooking to clear the air
  4. When taking a shower or bath, turn on an extractor fan or open a window to get rid of the steam that is created when running warm water in a cold environment. This will help reduce the amount of condensation that appears on your bathroom windows but won’t eliminate the problem.  If you don’t have an extractor fan in your bathroom or kitchen then make sure that you wipe down the surfaces when you’re done.
  5. Do not overfill your bedroom wardrobes and kitchen cupboards. With lack of ventilation and trapped warm air, your overfilled cupboards are a breeding ground for mould as the air is not able to circulate freely inside.
  6. For the same reason as above, make sure that your furniture is at least 50mm away from the surrounding walls so that air can move around the property. Also try to put wardrobes against internal walls in your bedroom which will be less cold than external walls.
  7. Ensuring an adequate amount of heating in your property will improve the internal temperature of surfaces in the house and reduce the likelihood of condensation.
  8. Double glazing, loft insulation and draft proofing will help to reduce the amount of heat that is lost from a property. Installing insulation will help to keep the temperature of the surfaces inside your property high.
  9. If you do have black mould, apply white vinegar to kill spores

 

Of course, there may well be a structural problem that is causing water ingress which would need further investigation

 

If you were interested in this article, you may be interested in this article below :-

The Single Most Frequently Asked Question by Landlords!

 

How DO You find the Perfect Property Investment?

How would you feel if you bought the perfect property in the perfect location which then gave you the perfect return in £’s?  Imagine then going on to find the perfect tenants who kept the property immaculate and paid every month in full and on time.  This is every Landlord’s dream, right?

But is it REALLY achievable? 

Invest some time in getting expert advice and the answer is YES

Quite often, sourcing your investment property can prove challenging.   There’s so much to consider! From choosing a popular area and knowing what will rent easily to renovating, refurbishment and redecorating, there’s A LOT to consider!  What type of property will attract the right type of tenant? How important is parking, a garden or some outside space? How much do you need to spend to get it up to a let-able standard?  Then there’s the legal requirements to consider, the Landlord’s obligations that you need to meet to stay compliant

What about the return on your Investment?  What do you need to borrow, how much rent will it achieve and how does this fit in with your finances and your long term plan?

To know you’re buying the right property in the right area and attracting the right type of tenant is crucial if you want results. 

If you need help and guidance on ANY of these questions, book onto a Landlord’s Workshop on the second Friday of every month with Sue Stocks.   Sue can help you get to where you want to be.  You’ll leave with ALL of your answers and a clear plan of what to do next, along with some valuable nuggets of knowledge!  

Why talk to Sue?

  • East Devon’s Leading Expert in Residential Lettings
  • Multi award winning Owner of Stocks Letting Agency in Exmouth
  • 25 years experience
  • Public Speaker, hosting Landlord Seminars

To book YOUR place at the Landlord’s Workshop, call 01395 222365.  Workshops are held on the second Friday of each month