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Will Getting Green-fingered Help You Let Your Property?
We often hear that having great ‘kerb appeal’ will help you sell a house. It’s right up there with brewing fresh coffee and baking bread for attracting a good sale. But what about if you let your property? Does it still make a difference, and what should you consider when it comes to your garden and outdoor space?
All work and no play?
If you’re trying to attract a professional tenant then your garden might well be a deciding factor. With weekend entertaining and relaxing after a tough week, an enticing balcony, patio or sunny garden could be the winning trick up your sleeve.
Most professionals will want a space to relax in, and somewhere ideal for a G&T after work, or suitable for a BBQ with friends, will be a real asset to your property.
Will they be green-fingered too?
Be careful how you set out your garden though. If you’re aiming for a professional tenant, they won’t necessarily keep up with the garden as much as you’d like them to. In this busy life, the garden might give way to the commute, late-night meetings and weekends away.
That’s not to say that your lovingly pruned patio will put your prospective tenants off, more that they won’t have the same know-how as you to keep it that way, and that might cause you to lose your favourite plants and shrubs, especially if you’ve cultivated a non-hardy, seasonal garden.
Unless you’re planning on hiring a regular gardener then it’s not advisable to have any high-maintenance lawns, trees, flower-beds, or vegetable patches!
Get some help in to start with…
Plan your plot. Getting a professional garden planner in to help may well save you money in the future on lost plants and higher maintenance costs, and it might also help you let your property quicker.
A well-planned garden will not only make for a good space for your tenants to entertain, and give your property a fresh look, but also ensure lower maintenance. This means it will be easier for your tenant to keep on top of all the small jobs and less hassle for you to spruce up when they eventually move on.
An attractive and user-friendly garden can certainly help you let your property quicker. It’s also worth thinking about the type of tenant you would like, or the type of tenant your property would attract, and designing the garden around those considerations.
It is highly recommended not to make it too high maintenance as you’ll either leave your tenant with a lot to do or you’ll have a rather sorry-looking garden to refresh the next time you need a new tenant for the property.
Need help finding a local garden designer or help letting out your property? Just ask!
It’s so Easy to Trip Up in Lettings in 2018
With onerous regulations continuing to increase in the private rented sector (PRS), it’s becoming more and more difficult for residential landlords to avoid all the pitfalls.
Landlords who have always self-managed their properties can now find themselves making costly mistakes. Many of these could have been sorted quickly and cheaply or avoided altogether – particularly if the letting agent had been able to check on all the property management compliance obligations before the tenancy had commenced.
Perhaps for these reasons, professional letting agents are now seeing a steady rise in the number of landlords seeking expert advice and assistance – although unfortunately some landlords are waiting until a problem has already developed.
In a recent survey (May 2017), the National Landlords Association (NLA) reported that 61% of landlords had confirmed that they were using a letting agent to manage their properties – an increase of 7% since 2016.
Additionally, having an on-going property management service, or even just a rent-collection service, means that the letting agent can keep the landlord up to date with all new legislation and ensure that all compliance issues are dealt with in a timely manner.
Some landlords who self-manage don’t see the need for property visits at all during a tenancy, leaving tenants to their own devices for “as long as they pay the rent”. The Letting People recently came across a new landlord who hadn’t been inside their rental property for over nine years – and consequently a lot of work was outstanding!
It is always advisable to schedule regular property visits – preferably with the tenant present – to ensure that no minor issues are left to turn into major problems. If there are any breaches of the tenancy agreement, these can also be acted on straight away. The first visit should be at around three months after the tenancy start date, and thereafter at six-monthly intervals.
Therefore, for savvy landlords wanting to avoid tripping up on the ever-increasing and onerous regulations in the PRS, now is probably the best time to consider all the benefits of property management. Letting the professional letting agents take on management responsibilities could be the best decision that a residential landlord ever makes about their rental properties – for themselves and for their tenants too!
How Do I Let My Vacant Property Quickly?
The quicker you can let your empty property – the sooner it will be giving you a financial return for all your effort and expense.
Speed and time. We’re slaves to them both in our modern lives. Everything needs to be done very quickly. It needed to be done yesterday when you thought about it today.
Maybe it’s because so much can be done right away now, or maybe we’re simply short of patience! Whatever the reason, we understand… even though we work in an industry with a lot of compliance legislation that inevitably adds on time.
So, what happens if you want to rent out your property fast? How quickly can you complete the agreement and what do you need to put in place to make it happen? And is it even possible to let your property at speed?
Firstly, yes, it’s completely possible to get new tenants quickly. Recently, following our recommendations for refurbishment, one of our landlords advertised their property with us and it was viewed the next day and then let immediately – at an increased rental too!
It’s completely feasible, but the important part of that example is they took our advice. So here are some tips to help you let your property quickly.
Make it ideal
You could sell ice to Eskimos, but renting out your property is easier. If you were to rent igloos to Eskimos, though, you’d need to make sure you know exactly what type of igloo they would want, before you started to build it. A tall one? An inside WC? Complete with a ready-made hole for fishing?
Silly, we know but people rent what they need for themselves, not what you need to offer. It is worth really thinking about your ideal tenant and what it is your property could offer them.
- Are you close to the station with an easy link to London?
- Do you have a school close by?
- Is the local shop particularly convenient and close?
- Maybe your property is perfect for families?
Think about who your property would appeal to and market it to them with your listing, pointing out the ‘assets’ that you have.
Show off your ideal particulars
Now that you know the parts of your property that have the right appeal, you’ll need to show them off in your listing. It sounds really obvious, but many people forget to do this.
Focus your attention on the features of your property that your ideal tenant (ideal for your property) would be looking for. If the train station and family home features are more likely to sell your property to your tenant, lead with those and then think what else they’ll need and show those off too.
The first part of your listing and the photos will be very important, so make sure you lead with the ‘deal breakers’!
Advertise it
If, for example, the ideal tenant is a professional couple, then really advertise it to them. Pile on the benefits (to them) and really focus on their needs for a place to live.
For a professional couple, you’ll want to make sure that all your descriptions and photos highlight relevant attributes to them.
So, for example, highlight the following:
- Location – their commute will be a factor in their decision
- The kitchen and bathroom fittings (showers may be preferred for time-saving, and a dishwasher is often a must)
- Size of bedrooms
- Living room focal points and the dining area as they may well entertain guests occasionally
- And parking may also be needed for two cars, so if you have the off-road space, you’ll want to shout about it!
Securing a new tenant quickly is completely possible with the right focus, targeting and marketing. You might think it’s a case of just listing your property, but it goes much deeper than that. Work out who your property is perfect for and create the perfect match between them with a great listing and then showing off the best assets during the property viewings.
If you need any further help then please do contact us; we’re the experts at speedy property lets!
How clean should your rental property be?
Making sure your property to let is rented out for the majority of the time is obviously the target for any landlord. But there will inevitably be times when tenants move out, and you need to re-let and get your property ready for a quick turn around for a new tenant.
Just as you would when you sell, it’s a good idea to get your property in the best condition possible.
When you’ve had someone renting your property for some time there will probably be the odd few things that might need some attention.
But what about cleaning? How clean should your property be when you’re trying to attract the most suitable tenants?
Give it your best shot
Our advice would be to make sure you give your property the best chance to shine (literally) when it’s being viewed by a prospective tenant. Just like when you sell a house or second hand car, you stand more chance of selling if it looks in tip top condition.
Research shows that the most common tenant ‘turn-offs’ were: 43% – dirty bathroom, 40% – dirty kitchen, 30% – dirty internal decoration, and 29% – poor condition of external decoration.
The better the standard of the property, the easier and quicker it will be to get those next tenants in and have it earning your money for you.
Attract the best type of tenant
A clean and well-kept property will also help you to attract the right best type of tenant. You’ll want someone with high standards and someone who takes care of the property; it makes your life easier when they eventually move on. So attracting the best tenant in the first place with a shiny hob and sparkling bathroom is a must.
Set the right tone
By letting your property in a clean state you’re setting the tone for your expectations of how the tenants will leave it in future. “This is how you found it, now leave it like this!” It’s far easier for them to keep-on-top of the cleanliness than have to organise a deep clean.
In addition to this, a clear inventory with a detailed schedule of the condition – including any marks, chips, or scratches – will also demonstrate how the property has been prepared before handover and how it should be returned at the end of the tenancy too.
A really simple way to approach all this is to get a professional cleaner in. At The Letting People we can recommend a reliable local company to do this for our landlords. Anything to make your life easier!
Let’s face it, most of these are very common:
- Not having hoovered up to the edge of your carpets
- Cobwebs in corners which are thick with dust (they’re easy to overlook)
- Dreaded limescale on your grouting, taps and shower screen
- Grimy ovens as people don’t think to look inside. These are a big turn-off but easily sorted with the right chemicals and some elbow grease!
- Dirt and dust behind the sofa/bed/cooker/wardrobe and other hard-to-reach places.
That reminds us… here's a funny, but true story…
When going through our check-out inventory, a cleaning specialist found a large assortment of adult 'playthings' left in an ex-tenant's bedroom wardrobe!
We sent a carefully worded email to the ex-tenant asking them to collect their ‘items’ but surprisingly the email was never replied to and the items had to be carefully disposed of.
#Awkward! We’ve seen many things at The Letting People.
It’s always a good plan to set the standards high from the start…
If you’d like us to help with arranging deep cleaning for your property please do get in touch as we’d be happy to offer a recommendation of a local company to do this for you.
What Do You Say When Your Tenant Asks About Dogs in Your Property?
Being an understanding landlord can be tough at times. The damaged driveway from the oil leak they missed, that crack in the tiles in the bathroom that was ‘like it when they got there’ and pets… pets can be a problem. We’re huge pet lovers here yet we know it can be tricky.
What do you do about dogs when you rent out your property? Is it a stock “no” answer every time? Or is there another way?
Dog tired of thinking it through? Here are three options to consider…
- Get it in writing
You could say yes to dogs and get it all in writing. Getting the dog agreed up front is essential, just like any other special agreement you have with your tenant.
Ask for details of the dog’s breed, size and age. All of this may affect whether you’re happy to allow the dog or more than one dog into your property. A large breed might not be suitable or maybe a noisy breed will annoy your neighbours and give you (and them) unwanted headaches. But perhaps if they have a small calm Chihuahua you’d barely notice it was there.
It’s also worth asking if the dog will be left alone (either inside or outside) and if this is a temporary or permanent arrangement. A dog left alone can be more destructive than one that’s not. A responsible dog owner will know this, but it’s best to use due diligence here.
- Dog owners expect the bill
If you own a dog it’s a commitment. You know that not all pubs are dog friendly and you won’t be able to go out all day and night. You’re also very used to being charged any additional fee to stay in a hotel or B&B to cover the cost of cleaning the extra dog hair you may leave. It’s very common.
So why don’t you add some rent to cover any extras? You’ll cover the cost of any additional repairs you may need to make and you’re also putting a good agreement in place that should also be keeping your tenant happy. Win, win.
So if you’re happy to, say yes – but only if the tenants are OK to pay some additional rent, say about £25 per month.
- Pet Claws
No, not those claws – this clause! Include a clause in the tenancy agreement (signed by both parties) relating to the property so you’re both agreeing on the situation and possible outcome.
Why not include a clause relating to potential damage and cleaning of the property at the end of the tenancy agreement so you’re covered for any eventuality? In our experience, most good tenants will be fine with this and will take the risk that the dog will be well-behaved.
If you’d like to know more about lets with pets, please just ask.
So it’s not always a no, is it?
Find out all the facts and more specifically what breed and temperament of dog it is and what care the animal will get. Put an agreement in place and cover yourself for damage. Most dogs are totally fine in a rented property, but you’re probably safer to cover your options.
If you’re still unsure, paws for thought and pick up the dog and bone… and give us a call.
We’re dog owners as well as letting agents – we’re wise old dogs!
The Letting People Leamington Spa trial property video tour!
We are delighted to announce that Leamington Spa branch is trialing property video tour technology.
This optional additional fee marketing service will advertise your property on both Rightmove and Zoopla and all associated websites together with social media.
Interested? Please email your details below.
Thank you to our clients. Check out the latest client reviews from checkaprofessional.com
Here at The Letting People – Leamington Spa we really appreciate the business and value the opinion of our Landlord clients… Here is what some of our clients have recently said about us….
For more information about The Letting People from Checkaprofessional.com click this link http://www.checkaprofessional.com/TheLettingPeople/
Merry Christmas and a Happy New Year!
We would like to wish all our clients and customers a Merry Christmas and a Happy New Year. Please see each branch page for opening hours over the festive period.
This is a bad idea …
“Ban on letting agent tenant fees”
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