Thousands of people have welcomed furry friends into their lives since the start of the pandemic, but many renters have long been excluded from pet ownership, with just 7% of landlords currently offering pet-friendly properties. New government guidance, however, will potentially make it easier for renters in England to have pets.

The government has updated its model tenancy agreement to include consent for tenants to have pets. In practice, this means that landlords who use the standard agreement for rented properties won’t be able to issue blanket bans on their tenants having pets. Instead, they’ll need to object in writing within 28 days of the tenant making a ‘pet request’ and provide a good reason for turning down the request. The government says it has made the change because just 7% of landlords currently offer pet-friendly properties. Housing minister Christopher Pincher said: ‘It can’t be right that only a tiny fraction of landlords advertise pet-friendly properties, and in some cases people have had to give up their beloved pets in order to find somewhere to live. ‘[These changes] strike the right balance between helping more people find a home that’s right for them and their pet while ensuring landlords’ properties are safeguarded against inappropriate or badly behaved pets.’

How does the model tenancy agreement work?

The model tenancy agreement is the government’s recommended contract for landlords letting out their properties in England. It’s important to point out that the model agreement isn’t compulsory, so landlords who draw up their own tenancy agreements or use different templates for their contracts will still be able to reject pets out of hand. Landlords who do use the model agreement will only be able to object against tenants having pets for good reasons – for example in smaller flats where owning a large pet could be considered impractical. The government says it is protecting landlords by requiring that tenants have a legal duty to repair or cover the cost of any damage to the property.

Since the Tenant Fees Act 2019 came into force on 1 June 2019 landlords and letting agents in England are only able to take a tenancy deposit of up to five weeks rent for the duration of the tenancy.

Rent can be increased to replace a Pet Premium on the Tenancy Deposit as long as it is advertised correctly.

For any questions regarding renting with pets please contact Perry Bishop’s lettings team.

Regulations

New regulations were introduced on 1st July 2020  for all new tenancies. From 1st April 2021 these regulations will come into force for all existing tenancies. These regulations set new standards of electrical safety as well as legal requirements on the service of documents to relevant people. It is the landlord’s responsibility to meet these requirements and also make sure that all electrical appliances left at the property are safe to use.

All landlords should make every effort to abide by the rules, provided that this can be done in line with guidance on working in people’s homes during Coronavirus.

Requirements

Landlords must ensure every fixed electrical installation is inspected and tested at least every five years by a qualified person. The Regulations also state that a landlord is required to obtain a report of the results of the inspection and test, supply it to each tenant within 28 days and retain a copy until the next inspection is due.

The following must also be noted:

• Upon request, the report must be provided to the local housing authority within 7 days.
• The private landlord must supply a copy of the last report to any new tenant before occupation, or any prospective tenant within 28 days of a request from the prospective tenant.
• The Regulations require local housing authorities to enforce the rules and they have the power to arrange remedial action.

Penalties

Proven breaches of the Regulations can result in the local housing authority imposing a financial penalty of up to £30,000

Appliance Testing

Whilst the above regulations do not cover electrical appliances, where a landlord provides an electrical appliance as part of a tenancy, the law expects the appliance will be maintained in a safe condition that will not cause harm to the tenant. Failure to do so could lead to the landlord being sued for negligence. With this in mind, a PAT (portable appliance testing) is always best practice for landlords but it is not a legal requirement.

For further information please contact Perry Bishop’s lettings team.

Good news for sellers. Rightmove’s monthly House Price Index – published yesterday – reveals the greatest excess of demand over supply over the past ten years, pushing up the average price of property coming to market by 0.8%, +£2,484 this month (1.5% in the South West, 1.7% in the South East).

Reporting too a daily average of over seven million visits to Rightmove in February – 40% up on February 2020 – and the number of sales agreed for the first week in March up 12% on the prior year, now really is a great time to bring your property to market.

Read the full House Price Index here.

Thinking about a move? Book your free valuation now with your local branch of Perry Bishop.

Ian Perry, Consultant Chartered Surveyor and co-founder of Perry Bishop, spells out the Government’s latest response to unsafe cladding.

Leasehold property has come under the spotlight in recent months, with new legislation being introduced to tackle the issue of dangerous cladding – in the wake of the Grenfell Tower tragedy. The latest announcement from the Housing Minister Robert Jenrick is that the Government will cover the costs of replacing dangerous cladding on any building over 18 metres in height. Unfortunately, however, no further funds will be forthcoming for any other defects which might be revealed when the defective cladding is first removed.

Buildings below 18 metres in height will not be covered by the cladding fund. Instead, owners will be able to take out long-term low-interest loans for the cost of their repairs, underwritten by the Government, with repayments capped at £50 per month.

Clearly it is a high priority for anyone in a building with unsafe cladding to have this replaced as quickly as possible. Residents of affected flats have faced eye-watering rises in their insurance premiums – up by more than a staggering 1000% in some instances.

Those looking to purchase or sell a flat within a purpose-built block are discovering too that certain lending institutions are insisting on the provision of an EWS-1 Fire Safety Certificate before they will lend on a flat, even within a modest development. In many cases these are not necessary. The Royal Institution of Chartered Surveyors has just issued a guidance note on this matter with many ‘worked examples’ of when a Certificate might be necessary.

Our advice to anyone living in a flat development and looking to move is that they should speak to their management company and ask whether an EWS-1 certificate is appropriate or has been obtained. These can take some time to obtain and we have already seen potential sales flounder due to the absence of a Certificate.

If you have any questions regarding this issue, please do not hesitate to contact Ian Perry, the region’s go-to expert for issues pertaining to leaseholds.

ianperry@perrybishop.co.uk
01242 246980 – Cheltenham
01285 655355 – Cirencester

Last year was one that most of us will probably wish to forget. However, the roadmap out of lockdown together with the successful roll out of the vaccination programme point to brighter days ahead and finally a return to a more normal way of life.

Spending so much time at home has brought into sharp focus our current living arrangements. Outside space and an office for home-working have topped the wishlists for many now looking to move. More room for the kids, a move closer to extended family and an exodus from the cities have also resulted in a very busy property market, particularly in our part of the country.

If you’re considering a move this year, we’re here to help. Enjoy moving with an agency you can trust – we appear in the Best Estate Agent Guide 2021, compiled by The Property Academy and Rightmove.

Start the ball rolling by booking your FREE valuation.

We look forward to helping you with your next move.

Good news for those in the process of buying a house or looking to get their foot on the first rung of the property ladder. Today the Government announced an extension to the Stamp Duty Holiday until the end of June 2021. All sales completing by this date will benefit from the stamp duty holiday on the first £500,000 of the purchase price.

We were really pleased to learn that this tax holiday will then be tapered until the end of September 2021 with no stamp duty paid on the first £250,000 for sales completing by this date.

This is welcome news for anyone looking to buy or sell in the next few months and ensures the already healthy property market will be kept busy throughout the year. Sales have been strong across all our offices since the summer of 2020 and have so far this year, outstripped supply. We now expect to see many more homes brought to the market to not only satisfy local demand, but also the sustained interest from buyers looking to migrate from cities across the south of England.

Chancellor Rishi Sunak did not stop there, but went on to announce support for first time buyers with a mortgage guarantee scheme for those able to save up to a 5% deposit. Some of the biggest mortgage lenders are now launching 95% mortgage products to the market. We expect to see increased demand at the lower end of the market.

Perry Bishop’s Residential Director, Sarah Benson, responds to Chancellor Rishi Sunak budget. Watch now.

Whilst current stock levels are low the market favours those looking to sell so this spring really is the perfect time to sell.

Whether you’re a seasoned landlord, have just purchased your first buy-to-let property or are simply looking to rent out your home temporarily whilst you are living elsewhere, Perry Bishop’s lettings service is becoming the agency of choice in our region.

Perry Bishop’s lettings service helps landlords attract the best and most reliable tenants and achieve maximum rental income. Others in the sector frequently let landlords down – delivering poor quality marketing and inferior customer service, resulting in problems with securing the right tenants and leaving landlords with long costly void periods. At Perry Bishop, however, we believe passionately that whether you’re selling or letting your property you should enjoy exceptional marketing and customer service. We have developed a tailored marketing strategy for lettings which works and one which delights landlords across Gloucestershire, Oxfordshire and Wiltshire.

When you are next reviewing your agency arrangements or if you’re currently managing your rental property/properties yourself but are now looking to entrust your portfolio with a reputable local agency, we would love to talk to you. We have launched two enticing introductory offers for landlords who choose either our Classic or Enhanced management service:

Portfolio landlords (with 3 or more properties)
6 Months FREE management

Landlords with 1 or 2 properties
3 Months FREE management

Here are just some of the reasons why landlords enjoy letting with us:

• All of our rental properties are professionally photographed and floorplans drawn up before going on the market
• Landlords benefit from extensive marketing across our regional branch network, as well as exposure in our London office
• Landlords know they are in safe hands – Perry Bishop have been helping people on the move for several years and for the last two years have been named one of the best agencies in the country, listed in the Best Estate Agent Guide (compiled by The Property Academy and Rightmove)
• Your property will be advertised on Rightmove, Zoopla and OnTheMarket.com
• Your property details will be shared with everyone on our large tenant database
• Your property will be promoted across our popular social media channels
• The Perry Bishop portal enables you to track the status of your property 24/7, both during the marketing phase and after your tenants have moved in.
• A dedicated investment section on our website helps you grow your portfolio
• Receive regular updates on lettings legislation plus an invitation to our annual lettings seminar, featuring expert speakers from associated disciplines

Does your current agency offer all of the above? If you’re managing your own properties, are you starting to feel hampered by the raft of recent government legislation and now want to entrust your portfolio with an agency that can ensure you comply?

Please contact your nearest branch of Perry Bishop to talk through our various service options and hear why people enjoy working with us.
Trust us to care for your investment. We look forward to helping you.

Hope is on the horizon with the rapid rollout of Covid vaccinations, the R number on the decrease, and restrictions soon to lift. Perry Bishop, one of region’s leading estate agents, is offering at risk customers contact free virtual valuations, as well as the usual in-person visits with all Covid safety guidelines in place. Interested in finding out how much your property is worth? Uncertain as to whether your online estimate is correct? Now you can learn the accurate value of your home, all from the comfort of your sofa. Interested in taking the next step to put your property on the market to take advantage of the Spring market surge? At Perry Bishop viewings too can be conducted virtually. The company have employed a local videographer who films a comprehensive tour around each listing – both inside and out. This becomes the first viewing, bringing serious buyers to the fore, who can then go on to view in person.

Whilst locked down at home many have wondered how much their house is worth and whether it has increased or decreased during the pandemic. It’s quick and easy to find a figure on an online property valuation portal, but Perry Bishop warns of the dangers of trusting online home valuations.

Says Gavin Wallace, Sales Director at Perry Bishop:

“The risks of relying exclusively upon an online property estimate are significant. We would always advise anyone considering selling their home to consult an experienced estate agent who is based in their area. We have unique local knowledge and insight, which is crucial in order to estimate correct property values. Property estimate websites rely on averages, which can inflate some prices dramatically and undervalue others. This misinformation can lead some to make false financial judgments with serious consequences.”

The basis of estimates displayed on websites like Zoopla is primarily data freely published by the department of land registry. This includes the price a property has been sold for and some other basic information such as tenure (freehold or leasehold), property type (detached, semi-detached, etc) and an indication if the property is new. The websites then use this basic information to estimate a value for the property based on algorithms. To do this they make some assumptions about price trends and may look at other properties sold on the same street or nearby. If any of these assumptions are wrong, the estimate is unlikely to be accurate.

The approach of a professional Estate Agent or chartered surveyor is different. The Royal Institute of Chartered Surveyors (RICS) expect surveyors to follow strict standards when valuing properties. These are the same standards estate agents use to conduct their own appraisal. Firstly, the surveyor is required to conduct a visual inspection of both the interior and exterior of the property to assess the size, condition, and location of the property. Then, he or she would be required to identify a minimum of three comparable properties in the same location which have sold in the last six months.

These comparable properties must be similar in size, condition and location. Finally, experience of the local property market is essential to evaluate the impact of current demands and other local factors which can have a dramatic impact on the likely resale value of a property. Local knowledge of a future development, like a bypass or the opening of a new secondary school close to the property for example, can have both a positive and an adverse impact on the value. All of this information is then used, along with many years of market experience, to provide a current market value.

After being provided with a virtual or in person valuation Perry Bishop also offers virtual tours for those wanting to sell. The majority of first viewings are now being conducted by interested parties being sent a video tour of the home that they’re interested in, then moving on to a viewing in person. Perry Bishop finds that this is a very useful way to just bring the serious buyers to the fore. The seller can either take advantage of Perry Bishop’s professional videography service or take this video on their own mobile, even providing a commentary if preferred, including showing highlights of their home and talking about why they fell in love with their abode. Clients are also advised to  talk about their home working space, as many will continue to need a haven to work from at home for some if not all of the time post Covid.

Contact your local branch for further details of our virtual and in-person valuation service so that you take advantage of the anticipated Spring property surge.

Due to Covid the commercial property landscape will never be the same. Premises even on the High Streets are swapping hands, with bigger businesses having to close up shop, and small start-ups burgeoning and enjoying local support. Perry Bishop, one of the region’s leading estate agents, is announcing the opening of a Commercial Arm, ready to advise customers looking to purchase, and also sell. A surprising amount of commercial property is coming on to the open market. Have you ever dreamt of opening up tea rooms, an art gallery or an artisan bakery? Or perhaps running a quintessential country pub, or setting up a small hotel or B & B? Or acquiring a property to convert into luxury apartments in the town centre? This is an unprecedented time for entrepreneurs and the brave dreamers!

Marc Blackford will be heading up the Commercial Arm and guiding clients with specialist advice on freehold sales, lease assignments, new lease agreements, tenancies and change of use at their fingertips.

Phillip Bishop:
“We’re delighted to be launching our Commercial Arm, and to have Marc at the helm. Before joining Perry Bishop Marc was National Sales Director for a leading commercial agent. He has over 16 years of experience working within the licensed/leisure/hospitality/sports and commercial property industry.

He is also Associated RICS qualified. I would go for as to say that he is the person with the most specialist commercial market experience in this area. We’re very excited about this new offering.”

Marc and his dedicated commercial team will be providing help and guidance with sourcing the perfect premises in the three counties in which Perry Bishop operate – Gloucestershire, Oxfordshire and Wiltshire. They will provide specialist advice on Freehold Sales, Lease Assignments, new lease agreements, tenancies and change of use.

Marc Blackford:
“I’m excited to be launching the Commercial team at Perry Bishop Chambers, at a particularly exciting time. We’re going to be providing a one stop shop for buyers so they can take advantage of the changing property landscape over the next couple of years. It’s going to be an interesting marketplace, with more commercial property becoming available to convert. Landlords and property owners are going to have the opportunity to play with space, with commercial becoming available to change into residential or other possible commercial uses. The change of planning process will also liven the market up.”

Preparing your home for viewers, or ‘staging’ as it’s called, is important. It will not only ensure your property is sold faster, but can potentially add thousands of pounds to its value.

1. Declutter – but don’t depersonalize

• Get rid of all the excess stuff that has accumulated in every nook and cranny. Put it in storage or give it to a friend.
• People need to be able to envisage what the property would look like if they were living there. People often find this difficult, so make it easy for them to see all the fantastic living space you’re offering them
• Don’t make it look like a generic hotel; leave some personality. Apart from anything else it gives unimaginative buyers suggestions as to what they might do.
• People are often buying into a lifestyle as much as a property. Show them the attractive side of your lifestyle.
• Consider removing any bulky furniture that makes the room feel small and replacing it with smaller furniture. 

2. A fresh lick of paint

• Giving your walls a fresh lick of paint, neutral paint will make your home seem lighter and bigger.
• It will enable the viewers to more easily imagine how they would adapt the rooms to their needs.
• It will be easier for the buyers to move in and use the rooms immediately than if the walls were still bright purple or lime green.
• Create a good first impression – give the front door a new coat of brightly coloured paint.

3. Fix and clean

• Make any minor repairs necessary – holes in walls, broken door knobs, cracked tiles, torn or threadbare carpets. Many buyers want to move in without making changes, so allow for this.
• Clean everything until it sparkles. Get rid of limescale, clean and repair tile grout, wax wooden floors, get rid of all odors, hang up fresh towels. This will make the place more appealing and allow viewers to imagine living there.
• Tidy up the garden: cut bushes back, clean the patio and furniture of lichen and dirt, and cut the grass. While this doesn’t add much value to your home it makes it more likely to sell as people visualize themselves using the garden.

4. Update the kitchen

• The kitchen is the most valuable room in a house. It is worth the most per square foot and can make the difference when buyers are unsure.
• Upgrading kitchen counter tops is expensive, but can add serious value.
• Declutter the surfaces and just leave a bowl of fruit out. Take out any bulky appliances.
• Consider upgrading the plumbing fixtures and white goods, but keep in mind that while that could make your property sell faster, you will be unlikely to recoup their full value.

5. Light and airy

• Wall mirrors make a room look much bigger and lighter. Consider putting some up, especially in smaller rooms or hallways.
• Clean windows inside and out, and replace any broken light bulbs. Making the place feel light and airy makes rooms feel bigger and the property more attractive.
• Ensure that you have lamps on in any dark corners.

6. Light a fire

• If it’s a cold evening, or even chilly day, light your fire. Consider burning some pinecones for the delicious smell. This will make your home feel warm and inviting. If you don’t have a fire then ensure the fireplace is clean.

7. Make it look pretty

• Make sure the windows are properly dressed with blinds or curtains as naked windows make a place feel impersonal and run down. Buy some cheap ones (eg from Ikea) if necessary.
• Plants and flowers bring colour, life and light to a room and also smell delicious. So does that fruit bowl on your kitchen counter.

8. Get the right smells

• Bad smells are the single biggest turn off for prospective buyers. Don’t just cover them up, fix the source of the smell. Clear drains, wash bins, open windows, air the kitchen from old cooking smells, get rid of furniture that is embedded with cigarette smoke.
• If you are a smoker, place bowls of vinegar around the house and leave out for three days. Though the vinegar will smell when you open the windows it will disappear quickly taking a most of the stale cigarette smell out with it.
• Conversely, good smells can make a property feel like an alluring home. While it might be impractical to bake fresh bread, cakes or brownies for every viewer that visits your home, you could perhaps brew some fresh coffee.

9. Showing the property

• You’ll have chosen a good estate agent so let them show the property.
• It’s their job to know what things to say, what to highlight and what to downplay.

10. Obvious conversions

• If there are any obvious conversions – adapting the garage into extra rooms, or going up into the loft – and you have some spare cash, why not take advantage of this cash cow rather than letting the new owners make easy money out of improvements. You should usually recoup your money.
• If you don’t have enough spare cash to make the conversion some houses will benefit from getting planning permission anyway.

Ask us too about our unique 11 Step-plan for attracting the Best buyer and selling at the Best price. We look forward to helping you with your next move. Book your valuation now.