You’ve found and bought a property; perhaps you’ve upgraded or even refurbished it. You’ve no doubt spent time, effort and money on it.

All you need now is a tenant. Preferably one who will pay the rent on time, look after your property and stay for a while.

It’s tempting to wonder if you can manage the letting process yourself – find and vet a suitable tenant – and also to take on the management of the tenancy yourself. After all, 10% (plus vat) is a sizeable chunk of your monthly rent. But would a DIY approach be a shrewd financial saving or a potential logistical and legal headache?

Whenever we talk to our happy landlords, we hear the same thing: “We’re so glad you’re doing it for us!” They just don’t want to have to take on the role of a letting agent. But what exactly is that role? What does a letting agent actually do?

In this article, we explain, without bias (ok, maybe a little), and in as neutral a manner as we can, the answer to that question. Let’s look at what the various services offered by letting agents mean, what you can expect to pay for them and if a DIY option is right for you.

First, let’s look at…

A letting agent’s job

Our advisory service 

All you need to do is ask, and we will visit your property and give you our best advice on:

• Its current rentable value
• The likely tenant that will suit it best
• Whether we have a tenant already on our waitlist for your type of property
• Whether there are any changes or improvements you could make to maximise the rentable value
• Any problems or challenges we foresee with the tenancy, to make sure you get the best return on your investment.

Our tenant find service

We’ll create a professional and attractive marketing campaign for your property, to show it in its very best light. We may also produce a floorplan, if appropriate. We’ll then distribute your property advert across the best online channels and portals, to make sure it receives as wide a reach as possible.

Then it’s time for viewings. Tenants will often want to view potential properties out of hours – in the evenings and at weekends. That’s why we offer viewings that are convenient to working tenants – after all, most landlords would prefer to have working, professional tenants in their properties.

Next, we manage applications and offers by your potential tenants. Often, the best properties are popular and over-subscribed, leading to a number of applications and offers that need managing carefully. We take extra care to make sure that all tenants feel their applications are taken seriously and considered on a fair basis. Sometimes, the first accepted tenant fails their credit checks, which means we have to go to the next applicant. Therefore, it’s important they feel valued and don’t consider that they have been rejected unfairly.

Finding the best tenant for you isn’t easy. We base our recommendations on strict criteria of suitability and affordability, vet them using a tenant referencing agency and credit check them. We want to make sure that they are who they say they are and that they will be a good ‘keeper’ of your property. A past record of rent-paying is important as it’s often an indicator of whether they will pay their rent on time in your property. Although we will make our recommendations as to which tenant we feel would be best for you, the final decision always rests with you, the owner. After all, it’s your property they will be inhabiting.

Once we’ve made our final selection and offered the property to the successful tenant, we draw up the tenancy agreement – in legal terms, this is known as an Assured Shorthold Tenancy, which may include any special clauses the landlord wants to add – and have the tenant sign it. We take a full inventory of your property, making sure we get photographic evidence of every fixture and fitting – furniture if included – and create an exact record of the condition of every room.

Our property management service

The tenant is happy with your property, and you, the landlord, are pleased with your new tenant. But this is not the end of the story, merely the beginning. Managing your property in a professional, sensitive and conscientious manner is the key to keeping your tenant satisfied and content, long-term.  Because, unless the landlord needs a short-term solution, a long-term, successful tenancy is what we strive for, on your behalf. A long-term tenant who looks after your property and pays their rent on time means that your investment will be easier and more profitable for you.

What does ‘property management’ mean? Managing your property means making sure your tenant is living there in the manner they promised, which could include no pets, sub-letting or illegal practices.  We do this by making regular property inspection checks, taking written and photographic records at each visit as appropriate, then reporting our findings back to you, the landlord. If we find a problem, we’ll let you know right away and make recommendations for it to be rectified. If the tenant reports a maintenance issue, either urgent or impending, we’ll talk to you and make sure it’s fixed in the way you’re happy with.

Essentially, the best letting agent acts as a go-between, or a ‘buffer’, between you and your tenants. Not all tenants are easy to negotiate and deal with, so having your agent’s number as the main point of contact, instead of your own, could prove a wise decision.

What do letting agents charge?

We have two main agency services: Tenant Find and Fully Managed.

Tenant Find – This service is for those landlords who are confident in managing their property themselves but need some assistance in finding and vetting tenants. For Tenant Find only, we charge a fee of YOUR FEE.

Fully Managed – This service is for busy landlords who want the peace of mind of having a full-service letting agent on hand to help them with every aspect of their tenancy. Our fee for a Fully Managed service is YOUR FEE.

And there’s more….

We are proud of the great working relationships we have with our landlords, and we know that sometimes they need extra advice and assistance from us. So, in addition to the services we’ve listed here, we can also help with:

• Arranging specialist cleaning in between lets
• Organising garden maintenance
• Protection for your empty property in cold weather
• Dealing with your post
• Managing rubbish disposal where necessary.

And if all that isn’t enough to keep us busy, we can even help you:

• Find your next investment property
• Negotiate the best price
• Secure financing
• Organise or recommend its refurbishment
• Replace carpets, flooring and curtains
• Refit kitchens and bathrooms
• Source the right furniture
• Secure the best tradespeople and professionals

Ready to take the next step, and talk to us? We’ve a wealth of experience and expertise to help you on your property investment journey, and it all starts with a confidential chat.  Just call us on 01364 652652 or katie@sawdyeandharris.co.uk – we’re really looking forward to seeing how we can help you.

Selling your home? Here are 11 key questions to help you choose an estate agent that will find the right buyer and get you the best price.

Selling your home is one of the biggest financial transactions you’re ever likely to make, and it could be an emotional time for you. So you need to be sure that the agent you choose can not only get you the right buyer and the best price, but also understand your situation and be able to guide you confidently through the process.

Perhaps you’re selling the family home where you’ve raised your children, and you’re now ready to downsize. It could be that you’ve outgrown your first home, and it’s time to take the next exciting step up the ladder. Or maybe it’s a buy to let or inherited home that you simply don’t want or need to keep.

Whatever your reason for deciding to sell, lots of agents will be keen to get your business. And with so many out there – local and national, high street and online – all with different strengths and core markets, how do you know which is going to be the best fit for you and your home?

Well, it’s not an exact science, but if you’re clear on your own plans, know the key things to look for and ask the right questions, you should be able to narrow it down to a top two or three.

 And with that, here are our 11 questions to help you decide. 

Before you speak to an agent:  

1. What are your plans? This is often how estate agents will start a discussion, so make sure you’re clear on why you’re selling and what kind of timescale you’re working towards. If you’re going to be buying something else, write a list of your needs and wants. The agents you speak to about selling will also be keen to show you what great homes they have on their books, and you’ll get a feel for how they deal with prospective buyers.

Checking out agents online: 

2. How good is their website? Is it professional looking, can you navigate it easily and has it got all the main information you want to know? Are you impressed by the look of their listings? 

3. Are they a member of a professional body? Agents who are members are bound to work at the highest professional standards and adhere to a strict code of conduct. This isn’t to say that agents who aren’t a member don’t work to the same level, it’s just good to know and allows you to make an informed decision – it’s always good to get the full picture before you make your choice.  

4. Are their homes listed on the best portals? There are plenty of sales websites out there which have a far wider reach than an agents site alone. The more popular sites an agent lists your home on, the more prospective buyers will be reached. There are several popular portals agents can use, ask them which ones they use, and why.  

5. Have they got homes for sale that are similar to yours? You might think having competition is a disadvantage, but actually it can be a good sign that the agent is used to marketing your type of home to the right kind of buyer.

When the agent comes to your home for a valuation / when you speak to them directly:  

6. What’s the market like at the moment? This gives you an idea of how many viewings you’re likely to have and how long it might take to sell. You’ll also get a feel for how knowledgeable the agent is.  

7. What similar homes have you sold recently? That will confirm to you what kind of sale price is possible. And if the agent has sold several properties like yours in the last month or so, that shows the market is buoyant and they’re doing a pretty good job.  

8. How much would you market our home for? You’ll probably already have your own idea from looking online, so compare that with what the agent says, and see how confident they are when they give you their valuation. They’ll usually state a range and then recommend an initial market price based on your own timescale and situation. If that’s different to what you thought, don’t be afraid to ask more questions and discuss it further.

9. Do you have any potential buyers in mind? Of course they’re going to say yes! So follow it up by asking what those buyers have looked at recently and what their feedback has been. That will show you how engaged the agent is with buyers and how good they are at communicating.  

10. What are your fees? Most agents do an all-in fee, but some will charge extra for things like glossy brochures, so make sure you’re clear on all the costs. And remember that a good agent will give you value for money, so don’t be tempted to go for the cheapest – you tend to get what you pay for!  

11. What happens if I’m not happy with your service? As long as you’ve chosen your agent carefully, you shouldn’t have any real issues, but it’s always a good idea to check:

• What’s the minimum contract period, and how much notice do you need to give?
• If you find a buyer yourself, do you still have to pay the agent a fee?
• Who’s the right person to speak to if there’s a problem?

Once you’ve found two or three agents that you’re sure can do the job, based on all the above, it’s time to turn to bonus question 12: Which agent feels right?

 When you’ve got queries, which of them are you most confident will be there with the answer? Putting it simply, who do you like best? Due diligence plus gut feeling is a tried and tested formula that works for so much in life, and in this case, it should give you the best selling partner and a successful sale.

 If you’d like to talk through your selling plans with us, we’d love to help. Call us on 01364 652652 or email us at sawdyeandharris@gmail.com and one of the team will get back to you shortly.

It’s a new year – time to give your home a whole new look? If you’re selling your home, or planning to, our top home styling accessories for 2021 may help you make the right decisions to give your home a mini-makeover without breaking the bank.

And, now that the majority of us are ‘locked down’, you may have more time than usual to get new home accessories ordered online, even taking advantage of the New Year sale prices (if you’re quick!).

Home styling accessories can make even the most stale and tired rooms look new and on-trend again, so let’s dive into our seven top styling tips which won’t break the bank:

1. Rugs

A large rug can transform a room, adding warmth and accentuating the room’s style. Rug trends in 2021 take a vintage turn. A simple flat pile with neutral tones echoing the room is on trend rather than thicker pile or geometric print. Avoid Persian inspirations unless you live in Downton Abbey.

You don’t have to spend a fortune either; decide on a budget and stick to it. You should be able to get a large rug, say 8’ x 4’, for under £150 if you shop around. 

2. Cushions

Cushions are a really easy way to provide an instant update to a room whilst adding colour, texture and interest. Again, the trends point towards a simple style: stay away from geometric prints and pictures.

2021 has an altogether cleaner look for accessories. 

3. Flowers

The finishing touch for viewings, adding scent and a sense of homeliness. Make sure arrangements are in keeping with the overall style of the house and the room.

If in doubt, keep the colours pale and the style simple with a vintage, minimal or Scandi twist.

4. Toiletries

Toiletries for photos and viewings should be modern, elegant and the best you can find. Keep them eco-friendly and high-end – Acure, Tropic and Mu London are great options. Similarly, small, independent brands which are local to you are a nice touch.

Remember, keep these for viewings only – hide them after each one to keep them in pristine condition. 

5. Bedding

New bedding for all rooms, especially the master bedroom, is a great way to show off each space to the best of its advantage. Environmentally-friendly fabrics with natural tones are growing in popularity – keep a look out for a brand with an eco-friendly ethos.

Don’t forget vintage accents either – another key trend for styling a bedroom.

Two cushions and a throw on a bed will add that elegant touch of style without overcomplication.

6. Towels

Buy some new ones and make sure no one uses them – they’re just for show! Pop them away with the toiletries after each viewing to keep them crisp and fresh.

White or neutral shades are best, a staple style for a bathroom. They should be in keeping with the bathroom itself to ensure it looks simple and clean.

7. Mirrors

Mirrors have a real Scandi feel to them in 2021, alongside other wall hangings like art. Mirrors especially add a feeling of coordination and harmony to a room, along with reflecting light, making rooms feel more spacious.

On top of these trends, there are three bonus points which our experience has taught us to constantly keep in mind when styling a home – Things that never go out of style.

Things which, whatever the trends for the year are, should always be in focus:

1. Keep things clean and clear

We’ve noticed that buyers prefer a clean palette of neutral tones. This gives them more opportunities to let their imaginations run wild with ideas for their new dream home.

2. Create an atmosphere to aspire to

The more you show the incredible lifestyle your home offers, the more prospective buyers see themselves living there – whether that’s done by leaving a large glass bowl full of vibrant fruit in the kitchen, an elegant vase of delightful flowers in the hallway or a delectable cake which might tempt them to stay a bit longer for another slice.

Some relaxing, ambient music playing in the background and a cosy room lit by the soft glow of a lamp in the corner also adds a feeling of wonder to a viewing.

3. Keep a critical eye 

Remember to look at each room with an objective viewpoint; remove or replace accessories that don’t add to the aesthetic of the area.

First impressions are everything.

We also recommend staying up-to-date on constantly evolving home styling trends. Try these high street and online retailers; their prices won’t break the bank either:

• Next – An excellent range of bang-on-trend soft furnishings and home accessories at value-for-money prices.
• Wayfair – Furnishings for every budget; they have a ‘shop the look’ feature allowing you to pull together items that match before buying.|
• Tu by Sainsbury’s – Brilliant if you’re on a budget. There are several ranges offering affordable updates for every room in the house.
• eBay – A fantastic resource for homewares, both new and pre-loved. Great for your budget and your carbon footprint

There you go! Our top trends and home styling tips for 2021. Which will you be giving a go? You can even go one further and research some more if you’ve got a little spare time during lockdown.

Get in touch today on 01364 652652 or katie@sawdyeandharris.co.uk and we can provide you with specialist, expert advice to support you through your specific set of circumstances.

In last month’s blog, we talked about finding the perfect tenant for your property. Finding that gem of a tenant is the key to peace of mind as a landlord, but once they are in situ, things will run from strength to strength.

Once we find them, we need to know how to manage certain situations as and when they arrive. A good letting agent always supports the landlord’s journey; however we think the more information we’re armed with, the better!

These 7 top troubleshooting tips are worth keeping in the back of your mind.

So here we go!

What happens if…

Your tenant gets a dog

Dogs. A human’s best friend. The friendly face sat by the door when you get home after a busy day. There is no love like the unconditional love of a dog – it’s a wonderful thing.

But when we pop round to discuss something with our tenants and a Newfoundland that we weren’t aware of greets us at the door, it can come as a bit of a surprise!

Many landlords simply refuse dogs (or other pets) outright and advertise this policy at the outset. But tenants sometimes want to get a dog after the tenancy starts. Some even buy a dog without their landlord’s permission and hope they won’t notice.

So, what does the law say about your rights as landlord, if your tenant gets a dog?

If having a dog living in the property is in breach of the Tenancy Agreement, you can, in fact, evict. But before you take such drastic action, you may want to weigh up the pros and cons of the situation. If they have otherwise been a good tenant, having a dog may actually ensure they remain in the property for longer, thus saving you the time, effort and expense of having to re-let it.

But what about possible damage or increased wear-and-tear?

If you’re letting your property unfurnished, you could ask your tenant to agree to, for example, a twice-yearly carpet clean. All you need to do is to add the pet to the Tenancy Agreement, together with a condition your tenant must comply with. If your property is furnished, you may need to take a view on how much damage could potentially be done to your furniture by a dog, and assess whether the current deposit will cover it, or if, in fact, you need to request a higher deposit. (Note that you’ll need to also take into consideration that the maximum deposit you can request is only five weeks’ rent.)

Our conclusion is that sometimes, a pet-owning tenant can be of higher value, respect and value your property more, and stay longer. Ultimately though, as the property owner, the final choice is yours.

Your tenant gets married

If your tenant is the sole name on the Assured Shorthold Tenancy Agreement, and they get married, the new Mr or Mrs will need adding to the Agreement. Just as with any new tenant, you’ll need to carry out the usual credit checks and their ‘Right to Rent’ and create a new AST with both names listed.

Of course, this happy news is definitely something to be celebrated by tenants and landlords alike, so why not send them a bottle of fizz and a card to congratulate them and let them know you value them as tenants.

Your tenant makes a DIY disaster

We’ve all been there, right? That ‘little job’ we thought would take ten minutes turns into a situation… We strip a wall and the plaster falls off, that beautiful sunshine yellow paint we thought would add some warmth to our hallway feels like we’re walking literally into the sun every time we come through our front door now it’s on the walls… not ideal.

Our tenants may want to make the place feel more homely for them, but they can come unstuck too. We need to know how to manage things effectively when things don’t go according to plan. Assessing the situation objectively will help move things forward.

If your tenant’s actions cause immediate damage, such as a burst pipe or severed cable, call in a professional to fix it straight away. Your Agreement – if drawn up by a professional – will detail who is responsible for what, and a DIY disaster should be a bill footed by your tenant – not you.

If their decoration is simply not to your taste, then maybe take a view. Royal purple may not be our choice of kitchen wall colour, but our tenants love it. If they pay their rent on time, look after your property and communicate well with you, maybe let them have their way with the décor. After all, a tenant who redecorates will typically stay longer, and you can always make sure your Agreement stipulates they have to repaint in magnolia or similar before they leave.

Your tenant passes away

Sometimes things happen that are unforeseen and just can’t be helped. The death of a tenant is one of these times. We need to know how to handle it, should we be in the rare position that it happens.

Reach out to the family to send your heartfelt condolences and, if appropriate, talk about next steps. The fact that a tenant has died does not mean that the tenancy automatically comes to an end. The tenancy becomes part of the deceased tenant’s estate and so must be dealt with by the executor of the will, until the probate is granted.

You don’t want your property left vacant for months, however, so find out who has been appointed executor and contact them. If yours was a sole tenancy, ask for the tenancy to be surrendered, if appropriate, so you can take over the property. It’s the responsibility of the estate to clear the property and have it cleaned ready for handover, just as if it was the usual end of a tenancy. If you have to do this yourself, make sure you document all costs so you can claim them from the estate.

Ask your letting agent for advice as soon as you can, and they will lead you through the process.

 Your tenant gives notice early

When and how much notice a tenant needs to give you depends on the Tenancy Agreement. The minimum term is usually six months, and after that, the tenant can give one month’s notice at any time. You as the landlord, on the other hand, need to give two months’ notice to terminate the tenancy.

If your tenant wants to leave before the end of their Agreement, they can ‘surrender’ their tenancy.

You don’t have to agree to end their tenancy early, and you can insist they pay the rent and all bills (e.g. Council Tax) until the end of their tenancy. Most landlords will take a view, and if their tenant’s reason is valid, they tend to release them early. Most importantly, take advice from your letting agent, who will make sure you act appropriately and legally, in the circumstances.

Your tenant stops paying the rent

If your tenant suddenly stops paying the rent, and perhaps even does a flit, it can be a real worry for you. However, you must follow the legal process to give yourself the best chance of recovering both your rent, and your property:

1. Talk to your estate agent and ask their advice about exactly how to proceed to keep you compliant and legal.
2. Whilst it’s tempting to change the locks and re-advertise your property, unless your tenant has been officially evicted (read more here), they are still legally the property’s occupant.
3. Where possible, try to open up communication channels with your tenant. There may be valid reasons for their non-paying, or leaving the property without notice, and you may be able to find a way to compromise and negotiate with them.

Your tenant wants to buy your property

Your tenant loves your property so much they want to buy it? Great! But before you rush into drawing up the paperwork, here a few things to consider:

• Are they offering the full market value? Ask an estate agent to give you a market appraisal and realistic valuation to make sure you aren’t underselling your property.
• Check your Agreement – you may still be liable for your agent’s fees, either selling or management fees.
• Weigh up your options – how much is it going to cost you to replace the income from your tenant? Also take into account the amount of time it will take you to find a new tenant, reference them and have them move in. A good short-term sale price may not make up for the income lost over time, so do your sums before you commit.

Your letting agent can provide a guiding hand through it all, advising on the best course of action.

If your tenant has done something you’re not expecting, don’t be blindsided – we can help. Just give us a call on 01264 652652 or drop us a line at katie@sawdyeandharris.co.uk and let’s figure out the best way for you to protect your financial investment.

Are you starting to feel like you’re rattling around in a house that’s too big for you?

Are you ready to put less time, effort and money into somewhere new?

Have you got your heart set on being closer to family (or further away)? Have you always dreamed of that coastal hideaway or a chocolate box cottage in the countryside?

Now is the time to move on to the next chapter in your life.

When it’s time to start thinking about making changes to your lifestyle, your home may well be your most valuable asset. It is vital that you realise its financial potential.

Now is the time to downsize.

We think downsizing is actually a step forward, a really positive move. A move full of options and opportunity.

This blog is all about what it really means to downsize, and how we can work out the practicalities needed to make this next chapter get off to the smoothest of starts.

So how do we know? How do we realise the time is right?

Moving into a smaller home is not a decision most people take lightly. We may want to ask ourselves some questions before making the final decision to sell and move on. Our experience of helping thousands of homeowners to move has led us to create a checklist to provide some clarity. We often talk about downsizing as the next chapter, so let’s think of it like writing a novel…

The Plot

Sometimes, when we least expect it, or maybe when we most expect it, the way we feel about our home starts to change. We can embrace the opportunity in front of us and make some positive changes, moving forward and making thoughts and dreams a reality. This is where the research comes in. It is really important to have a plan.

Plan your finances to determine the price you need and want from your sale and decide on a date to put your home on the market. Planning out the implications of your move in detail is vital to seeing the full picture. Downsizing often releases equity, and having a plan for your pennies will give you a goal to reach for.

Make a wish list and a deal-breaker list for your next home, and start to look around. See what’s out there, and find out what you really like – what would you love to have in your new home now the practicalities have changed? Having your next home in mind will keep you motivated.

Arrange consultations with three estate agents and then choose the one you would like to work with. Choosing the right estate agent is the difference between selling at the price you really want and your home sitting on the market for months. Your agent needs to have the right attitude when it comes to selling your home, a high level of accountability and exceptional marketing techniques.

The Beginning

So now we have the plot and the characters; it’s time to begin…

Go through your home, and make a list of any outstanding jobs. It’s time to get them done. If your home has a more dated décor, it may be prudent to make some changes to avoid those low offers that are based on your home being too dated for some buyers.

Make a list of any accessories to buy to dress your home for photography. Today, for your home to capture a buyer’s attention online, it needs to stand out. From croissants and flowers in the kitchen, to fluffy towels and luxury toiletries in the bathroom, to candles and coffee table books in the living rooms – it all adds to the ‘wow’ factor for prospective buyers.

Work with your agent and photographer to take and then approve the images for use in your marketing. Communication is key. Sign off the brochure once you’re happy with it, and the plot can develop.

The Middle

Once your home is on the market, it’s time to get the story moving.

Keep your home looking its best for every viewing. Buyers like to see things clean and clear. Clear surfaces and floor spaces, and clean everything until it sparkles. Light and reflected shine are the best ways to show off the size of your rooms to their full advantage.

Contact removal companies for quotes. It can be really worthwhile getting your ducks in a row for moving. There will be a lot to sort, many years of memories (and junk!) to go through and lots to take on your journey with you. Decide on a company and what services you need – a good removal firm will advise you and help you decide what is right for your move.

The Conclusion

The time has arrived! The crescendo of the piece! The height of the drama – if there’s going to be a plot twist, it will be now. But let’s keep to the narrative and think about those moving days.

Pack as much as you can the night before, and have a survival box full of essentials for your last night and morning. Keep this box for your first night and morning, to keep things as  simple and easy as possible.

Make arrangements for child and pet care as necessary. Moving day is not the time or place for animals or small children, so keep them all safe and happy whilst you get things set for them in their new home.

Make plans for that first night – will you go out, get a takeaway or have ready meals in for dinner? Make the beds as soon as you can so you can relax later, and have that special bottle of wine ready to celebrate your new home with!

So, there you have it. Our top tips to help your move to the next chapter. Downsizing means having the opportunity to enjoy more of what makes you feel happy, comfortable and fulfilled.

With downsizing comes choice, time, money and a sense of wellbeing, and that sounds just the ticket, don’t you think?

Call us on 01364 652652 or email us at katie@sawdyeandharris.co.uk to find out how we as specialist estate agents agents can help you start your new chapter!