So, you’ve got a property to rent in Gloucestershire, Oxfordshire or Wiltshire. You’ve invested your savings, or you have perhaps inherited a house, and now you want to rent it out.

Of course, you want to attract and choose the right tenants – those who will look after it, pay the rent, and cause you little to worry about.

But how do you find the right tenants? Are there steps you could be taking to ensure that the tenancy is as easy as possible, leaving you to get on with your life?

Who are the Best Tenants?
If you want to attract the best tenants, you have to first define what you mean by ‘best tenants’.

Do you want to ensure they look after the property to a high standard?
Is the rent being paid on time a top priority?
Do you want them to be able to get on with any little DIY tasks?
Is the best tenant for you a young professional?
A family?
Retirees?
Will a young professional be able to pay the rent easily?
Will a more mature tenant look after your house better?
On the other hand, all this speculation may be absolute nonsense!

So, you must define who your best tenant might be, and follow our six tips to attract the best for your property.

1. Choose a Suitable Letting Agent
You must make sure you choose the right lettings agent. Whether you want your agent to find you a tenant, or if you task them with managing the property as well, it’s super important that your agent knows what sort of tenant you are looking for.

Do your homework. Ask around and consider recommendations.

2. Let your Agent Handle Viewings
Unless you are experienced, use your lettings agent to handle viewings. In our case, we have been in the industry for a long time and will get a gut feeling for the people who walk through the door. This, along with your brief always ensures we are ready to ‘vet’ prospective tenants.

Trust your agent. If they’re like us at Perry Bishop, they’ll know the type of tenant you want and will make sure any viewing requests fit with your brief.

3. Be a Property Matchmaker
If you’re looking for someone to live in your property who is as tidy and clean as you are, it makes sense to make sure your property is photographed in its neat and tidy state—even minimalist. You’re more likely to get the perfect tenant who will want to live that way, and they’ll know the standards you set right from the start. Make sure your rooms are dressed or staged appropriately when the photos are taken.

4. Develop a Shortlist
Weeding out prospective tenants you don’t want is made easier if you and your lettings agent ask a list of questions you’ve already prepared. Whether it is you asking or your agent, the answers will help you choose. Take time to think about the responses you need to hear and shape your questions accordingly.

5. What’s ‘Best’ Anyway?
If you have struggled for a while to find the right tenants, are you being too picky? After all, background checks and references must be conducted to ensure your tenant will be able to afford the rent. They will also sign a contract! You have rights as a landlord should things go awry. Talk to us about being a landlord and what it entails. We’ll help you define what makes a good tenant.

6. Don’t Skip the Background Checks

Viewings have been completed; you’ve got some potentials in mind as the right tenants. Bingo. But wait. Now is the time to get those all important checks done. It’s so important to get this part right, even if you’re letting to a friend.

This is where a lettings agent can really assist you. A good lettings agent will carry out all the necessary checks for you and put forward the people they consider right for your property.

If you want some advice on letting your property, please get in touch. We’ll happily help you market your property, find a tenant, and complete all the necessary checks. We can manage your property going forward too. We want you to get it right, and that’s why we always do it right.

Contact your local Perry Bishop office or email lettings@perrybishop.co.uk for more information.

The UK Government announced their plans for the next parliamentary session in the Queen’s speech today which includes several significant proposals to change planning rules, introduce a new Building Safety Regulator, reform ground rents and explore the next steps for Renters Reform.

End to ground rents confirmed – England and Wales
Confirmation of a leasehold reform Bill that will put an end to ground rents, as per the announcement from the Housing Secretary, Robert Jenrick, earlier in the year.

Propertymark*, the go-to organisation for any questions pertaining to property and dedicated to promoting the highest industry standards, have campaigned for years for changes to the leasehold system to resolve the issue of escalating ground rent. They have responded to multiple consultations and in 2018 their research Leasehold: A Life Sentence found that 46 per cent of leasehold house owners were unaware of the escalating ground rent when they purchased their property.

Today’s confirmation is a step in the right direction, however, Propertymark is encouraging the UK Government to extend this to those who already own a leasehold property, as well as all retirement properties, to create a level playing field.

New Building Safety Regulator
As part of the Building Safety Bill, the UK Government intend to establish a new regulator for building safety along with substantial reforms to the UK’s building safety regime. A draft Building Safety Bill has already had pre-legislative scrutiny. It was included in the 2019 Queen’s Speech and published in draft form last July. In September last year Propertymark highlighted concerns with the proposals, including the role of estate and letting agents when buying, selling and renting property, material information and the remediation of any unsafe cladding.

Planning reform and homeownership
Another key area is a new Planning Bill, which aims to simplify and speed up the planning process in England, while making it harder for homeowners to block new housing schemes.

With the recent repeated months of record-breaking activity, there is a severe lack of housing stock, simplifying the planning process and increasing the amount of house building will be a welcome answer to this growing problem, however it must be used effectively at a local level.

“A greater supply of homes will serve to correct the imbalance between supply and demand which has been intensified by the stamp duty holiday. The government has made a number of announcements in the past on simplifying the planning process, however this will only work if it really reflects local needs and demands.

We hope the Planning Bill outlined today encourages the development of housing in more affordable areas, as at the moment, most of the development taking place is in areas that are unaffordable to first-time and lower income buyers.”

Mark Hayward,
Chief Policy Advisor, Propertymark

Renters’ Reform – England
The UK Government’s consultation response on reforming tenancy law to abolish Section 21 will be published later this year, along with their proposals on the ‘lifetime’ tenancy deposit scheme.

The UK Government will publish a Renters Reform White Paper in the Autumn demonstrates that Ministers are prepared to engage with the industry to understand the impact any substantial legislative changes will have on those involved in the private rented sector.

Propertymark will be engaging with MHCLG and MPs to ensure they fully understand the consequences of any changes. They will also be scrutinising the White Paper and proposed legislation, to ensure the best possible outcome for members.

“With the focus of the new package on lifetime deposits, landlord redress and greater enforcement, the UK Government must look at ensuring that a system that would allow deposits to be passported can only take place if there is a bridging loan, with the UK Government as the guarantor, in order to ensure the remaining part of the deposit is covered should the tenant default. Additionally, the UK Government must prevent ‘double jeopardy’ and only extend redress membership to properties that are fully managed.”

Timothy Douglas,
Policy and Campaigns Manager, Propertymark

Further details about the UK Government’s agenda as set out in the Queen’s Speech can be found here.

*Perry Bishop is Propertymark protected

Anyone on the move in Bishops Cleeve, Winchcombe or any of the delightful surrounding villages can now take advantage of the services of award-winning independent sales and letting agency – Perry Bishop. Experienced and trusted agent, Daniel Hopkins, has been appointed Associate Partner and will be heading up sales and valuations in these popular residential areas north of Cheltenham , with the support of this established multi-branch property service recently named one of the best in the country.*

Perry Bishop have been helping people on the move in Gloucestershire, Oxfordshire and Wiltshire for several years from their six prominent High Street branches based in Cirencester, Faringdon, Cheltenham, Stroud, Tetbury and Nailsworth. Their London office also ensures appropriate properties reach buyers in the Capital. Perry Bishop is the leading agent in many of the towns they serve – a result of their innovative marketing approach, exceptional customer service and brilliant results.

Daniel has lived and worked in and around Cheltenham all his life and knows the area very well. He’s an experienced estate agent who has been helping people on the move across Winchcombe, Bishops Cleeve and the surrounding villages for more than 16 years. Father to two children, both at local schools,  when he’s not selling property, Daniel enjoys family walks and exploring the Cotswolds on his mountain bike.

“Now people on the move in Bishops Cleeve or Winchcombe can benefit from the best of both worlds,” explains Gavin Wallace, Director at Perry Bishop Cheltenham. “Enjoy personal service from an experienced local agent – a single point of contact from valuation through to a successful sale – with the backing of a respected agency with the latest and best marketing tools at its disposal, a large database of home hunters and a tried and tested strategy for attracting the best buyer and delivering the best price.”

If you’re considering a move this year, Daniel is here to help.

Call Daniel on 01242 507470 for property advice and a free valuation.

* Featured in the Best Estate Agent Guide 2020 and 2021, compiled by Rightmove.

Whether you’re selling your home or looking to rent or buy in Gloucestershire, Oxfordshire or Wiltshire, choosing a great estate agent is a hugely important part of the process. Pick the right agent and your transaction is much more likely to go off without a hitch. You’ll be able to find the house of your dreams or get your property off the market much more quickly.

The question is, how do you distinguish between a great estate agent and a mediocre one? It can be hard to tell at the initial stage when the agent will be on their best behaviour trying to pitch their services to you. Luckily, there are some signs to look out for. Read on to find out how to spot a great estate agent:

1. They’ll have excellent online reviews

Thanks to Google, it is no longer possible for any service provider to get away with lousy service. Customers and clients can easily leave bad online reviews which will affect their future business. Look online before you decide on an estate agent. If they don’t have their own reviews section, Google Business usually has honest reviews from customers.

Search for reputable estate agents that have verified reviews. If they’ve delivered exceptional service in the past, it’s likely, they will again. The same applies to those who have delivered bad service and have poor reviews – avoid them!

2. They’ll often come recommended

One of the best ways to start your hunt for a great local estate agent in The Cotswolds is to ask around for recommendations. If anyone within your friends and family circle is personally vouching for an estate agent, they’re likely to provide excellent service. It also adds an element of credibility, as the recommendation is coming from someone that you know and trust.

3. They’ve been doing this for a while!

Find someone equipped with the experience you need to navigate the property market. Gain an understanding of how much experience your estate agent has before choosing them for your home move.

The more experience an agent has navigating the housing market, the more easily they’ll be able to spot any issues and help you circumvent them. They may also have partners that they can recommend to help you with your move, such as independent surveyors and removal companies. If you’re buying or renting, we’d recommend opting for someone just like us as we have great local knowledge of the The Cotswolds area.

4. Their average selling time speaks for itself

One of the signs of an effective estate agent is how quickly they can work to move your property off the market. While you want to ensure that they don’t rush the process and achieve a good price for your property, you also don’t want to wait too long when you’re ready to sell your house. A great estate agent will be skilled on how to market your property and will be able to find interested buyers and line up viewings until they get your house sold.

So, how do you find out whether your estate agent will be effective at selling your property? Ask them what their average selling time is. Beware of those with very short selling times, as this could have been done at the expense of price.

5. They offer a fair property valuation

To value a house accurately is a lot more work than you may think. All estate agents know that the property valuation you offer them could lead to you choosing to hire them or not, and they may adjust their valuation accordingly. Some agents may decide to overvalue the property to tempt you into working with them, only to reduce this to a more realistic valuation once you’ve chosen them. Opt for an estate agent that gives you a realistic valuation from the start that is aligned with the market value.

It’s perfectly okay to ask an agent to explain their valuation if you think it’s too high or too low. A great estate agent will happily explain their reasoning for their valuation and break down why they’ve given those numbers.

6. They have good communication skills

This is less easy to ‘measure’, but it’s one of the most important things that make up a great estate agent. They should be friendly and communicative so you can be sure that you will be kept informed throughout the process.

Suss out their communication style with a simple phone call or video call, although keep in mind that all agents will be putting their best foot forward at this stage!

If you are planning a move, why not get in touch. As one of the leading agents in the region, we have lots of great properties to choose from and reviews of our service speak for themselves. Contact your local branch for an expert, friendly service.

There are a number of reasons people become residential landlords. Often, it’s because someone wants to do more with their savings and sees property as a sound investment with a regular income. It might also be that a person becomes an accidental landlord after inheriting a property or moving into a house with a partner.

Here are seven things to think about when becoming a landlord.

1. Set-up costs

Finances matter, the numbers have to stack up. If you’re going to obtain a buy-to-let mortgage, the lender needs to know about your income, and what rent you hope to achieve. They have to ensure that you can cover the costs. You’ll probably have to pay for surveys too so they can be sure the house is worth what you think it is. Then there are the legal fees and the search costs. Many law firms who specialise in conveyancing will be able to give you an early indication of what your final bill will be.

2. DIY or use a lettings agency

You could manage the property yourself, and many do as it helps to reduce costs, but you should decide what is best for you. Do you want to use a lettings agency to find you a tenant and arrange the initial agreements? You can then keep on top of things for yourself. Or would you rather hand over all the management to the agency? This will certainly reduce the pressures on you, but will come at a cost as the agency will take a fee for doing this.

3. Insurance

When you are renting out a property, you should obtain landlords insurance. This is because a home insurance policy will not cover you for what you need, and also because the right insurance will protect you, your property and your tenant. If you’re taking out a mortgage to buy the property, your lender will insist that you have insurance. The costs of insurance will vary depending on the level of cover, such as personal liability, contents cover and buildings cover, and loss of rent cover. Speak with an insurer or a broker and be absolutely clear about what you need.

4. Furnished or unfurnished

Whether you rent out a property that is fully furnished or unfurnished is a decision you need to make early on. If you’ve inherited a property, then it might well be an easy decision. If this is the case, you might find this suits a potential tenant, and you will be able to get a better monthly rent. If you rent out a property unfurnished, obviously it means you don’t need to buy things for it. Some potential tenants prefer this as they can put their own furniture in and make it their home. Don’t forget; it’s best practice to get an inventory carried out as this will affect your insurance policy and could minimise disputes at the end of an agreement.

5. Paperwork

One of the top tips for being a landlord is to be well organised and up to date with paperwork from the start. It may seem daunting having a lot of documents, but organisation is key. Not only will this ensure you don’t fall foul of any legal responsibilities, but it should also mean that if any disputes arise, you know straight away where things are. (It’s also particularly useful when you’re doing your accounts or checking information).

6. Legals & Responsibility

There are certain legal obligations and responsibilities that need to be understood. These are in addition to the tenancy agreement that you and your tenant should be signing. For example, before a property is let, you’ll need an up-to-date Energy Performance Certificate for it. A gas safety certificate is required for each gas appliance in the property, each home has to have smoke alarms and a carbon monoxide detector and any appliances or furniture must meet the required safety standards. There are also rules about a tenant’s deposit and how it is kept in a Government-approved scheme. If you need help with any of these, we can advise you.

7. Right to rent checks

A relatively new aspect of renting out a property is the need to carry out a Right to Rent check. A landlord must, by law, check whether a potential tenant has the legal right to rent a property in the UK. Failure to carry out the required checks could result in hefty fines so if you do need advice, then contact us and we will be delighted to help.

For expert property advice and becoming a landlord, contact Perry Bishop’s award-winning lettings team. They can answer all your questions, introduce you to potential buy-to-let investments, maximise your rental income and guide you with regards to the right service option.

We are currently reviewing our brand strategy and would really appreciate hearing your thoughts on Perry Bishop by completing our short survey. It shouldn’t take longer than 5 minutes and one of you will be in with the chance of winning £100 in John Lewis vouchers. Maybe you could treat yourself to something new for your home – the decision is yours!

The closing date is 9.30am on the 4th May.

Here’s that all important link to our survey:

https://www.surveymonkey.co.uk/r/PERRYBISHOPSURVEY

Thank you and good luck!

Working from home or hybrid working – working from home some of the time – is now a major part of people’s lives. For some, working from home has been the norm for many years, while for others the concept is still a little confusing.

What’s important though is that your home office is somewhere you feel comfortable, can work competently and efficiently. Work has to be done, whether it’s in a purpose-built office or in a spare room.

So what should you be thinking about when setting up the perfect home office?

Do you need to separate work life from home life?

Do you need space to make calls, write, use the computer, analyse data?

For most, both of these things will be important, so think about where your space is going to be. Is it a corner in the dining room or kitchen, or will it require the spare room, garden shed or integrated garage to be completely transformed?

Once you’ve decided this, then you can look at what you’re going to do with the space. Make a list of what you need or want in your office space, and then prioritise the items.

1. Refurbish and repurpose

Setting up a home office doesn’t mean breaking the bank. Do you already have a desk or table in the garage that simply needs to be repainted? Do you have a few jars in the shed gathering dust and cobwebs? These could easily be washed and cleaned and used for pencils and pens and other stationery items. Make the most of what you already have to hand.

2. Don’t get hung up on buying expensive prints

Here’s an idea, instead of going to big chain stores and buying prints to hang on the wall, print out a favourite photo and buy a frame in which to put it. Not only is this a cheap way to furnish your office, it’s also more personal. Instead of spending a ton of cash on prints of New York skylines or forest glades, you could have an image of a favourite family holiday instead. These will look great and they will be inspirational too!

3. Be thrifty

If you think you need an office desk, or filing cabinet, then you could be thinking ‘expensive’. But wait. There’s no need to hot-foot it to your local office furniture shop. Why buy new when you can find what you need simply by asking around?

It might be that a local company has moved or scaled-down its office operations and is giving things away or getting rid of them cheaply.

A friend or family member might have something you can make use of. Why spend a lot of money when you can find something cheaper or free? Keep an eye out on social media in particular and don’t be afraid to ask.

4. Use blackboard paint

Feeling creative? If you’re one of those people who needs to draw up creative ideas, or throw ideas on a mind map, then blackboard paint is for you.

For just around £7 a tin, you can paint a blackboard area on part of a wall. You can then write on the wall with your creative ideas or formulae, and then simply wipe it clean afterwards. You will save on having to buy any equipment, and paper too, so you’re also doing your bit for the environment.

5. Double the size with mirrors

Working from home can often mean working in a smaller space than you’re used to, but have you thought about mirrors?

A cleverly-sited floor-standing mirror will make your space immediately look bigger. Wall-mounted ones will also do the trick, as long as the frames are quite thin. It’s a trick that interior designers and retail outlets use so you should also make use of it. A floor-standing mirror from IKEA will cost from £50 upwards, and large frameless mirrors are only around £15 or £20.

Designing and realising a home office is a personal thing, so get creative. Minimalist or packed with items, with a little thought, creating your home office doesn’t have to be an expensive project.

If you’re thinking of upsizing instead, and treating yourself to a property with a ready-made study, call our friendly team at Perry Bishop and we will be delighted to assist you.

Leading property portal, Zoopla, have just published their monthly House Price Index which confirms a now familiar picture of demand exceeding supply – up an incredible 27.5% increase year on year – with particular pressures in certain areas and on certain properties.

You can read the full report here.

If you are looking to take advantage of the resulting growth in house prices, please talk to your local branch of Perry Bishop. We are here to advise and help you with your next move.

 

Spring has arrived and with it the sunshine to brighten up our days – a real tonic after a challenging few months living under lockdown 3.0. With the success of the vaccine roll-out and the gradual easing of restrictions, the future suddenly seems a lot brighter too.

For those looking to sell, the Spring market is already looking exceptionally buoyant. Rightmove has declared it the “strongest spring sellers’ market in the past decade” reporting record numbers of visitors to their site – 40% up on this time last year. March saw a rise in the average property price of 0.8% (+ £2,484) and a 12% uplift in sales agreed year on year. Here at Perry Bishop, our results mirror Rightmove’s findings – we sold an incredible 120 properties in March and were pleased to have helped several families and individuals in our region move on to the next chapter in their lives.

It appears that the trend of working from home, at least some of the time, will continue even after all restrictions have been lifted. This is fuelling a flight from our cities and driving up demand for property in our part of the world. And it comes as no surprise that top of the wish lists for those looking to move is outside space and an office for homeworking.

Although the lifting of restrictions makes the process of looking for and buying a property that much easier, your safety continues to be our main priority. We are set up to conduct both valuations and viewings either in person, following strict national guidelines, or remotely.

If you’re struggling to find exactly what you’re looking for do consider taking advantage of our low-key marketing service – your property is brought to the market on a discreet basis and only buyers willing to wait and give you time to find an onward purchase are notified, ensuring you’re in the best position when the right property comes along.

Do get in touch if you’re thinking about a move this Spring and would like to find out how much your property is currently worth. We’re here to answer any of your property-related questions. Our award-winning teams look forward to helping you.

As we celebrate the next milestone in the easing of the lockdown, with a long overdue trim and a drink in a beer garden, we take stock of how property buyers’ interests and demands have changed over the past twelve months.

Covid19 has changed many things in our lives. It has altered our outlook, our expectations and our ambitions, and it has changed the way we live or want to live.

Over the past year we have experienced this in an evolving list of property buyers’ aspirations. The usual essentials are still there – right price, enough room and attractive location – but now a secondary list of important requirements has appeared as buyers seek to change their lifestyles in the light of the pandemic.

Here are some of the important features being sought by post-Covid buyers today.

Zoom Room

Homebuyers are attracted by a dedicated office space for home working.

Homecation Facilities

Not everyone wants a pool, but room for some little luxuries is proving popular.

Multigenerational Living

With more millennials and GenZs moving back home, and room needed for housing elderly family members, the hunt is on for adaptable properties and those with space to extend.

Gourmet Kitchen

During lockdown many people brushed up on their cooking skills or even learned from scratch. Now the demand is for better-equipped kitchens.

A Garden Oasis

Lots of us have discovered gardening during the lockdown while others want room to play and exercise. More people than ever are seeking good outside space following the strict social distancing rules.

The Suburbs are Back

A little more space, lower prices and happy communities are driving buyers out from big cities. But some buyers aren’t quite reaching the countryside.

The Health Conscious Home

Zoom fitness classes and networked exercise machines mean areas for wellness are a top priority.

Space for the Pets

Pet adoptions increased in 2020. Many homebuyers are looking for pet-friendly features. Most are thinking about cats and dogs, but some are thinking about horses.

Seating for Eating

Increased cooking expertise and a desire to spend more time with family and friends has meant a stronger focus on larger dining spaces.

New Homes

A home with the patina of age is important to many. But to others a new start often means a brand new home where a clean slate and customised fittings can help to begin things afresh.

If you are thinking of selling your property and it has one or more of these features do call your local branch of Perry Bishop for a chat.  We look forward to helping you with your next move.