Autumn gets a bad rap as a season for selling your home. It's always pushed back behind the blossom of spring, the sunshine of summer, and the festive magic of winter.

But Autumn is what you might call the hidden gem of seasons to sell. There's still plenty of activity from buyers, the leaves are turning into a bold and beautiful display of colour, and there are no stressful deadlines like Christmas and school years to meet. Instead, Autumn can be the most relaxed season for starting and planning a move.

Even with homes selling quickly, the average timescale for moving home remains around 4-5 months, which gives you all the time and space you need to plan your spring move to perfection without feeling rushed or frazzled.

If you've been thinking about moving in the spring but thought you should wait until the new year to put your home on the market, this week's blog is definitely for you. Read on to discover how finding a buyer in the Autumn has given many sellers a surprising and valuable head start.

CATCH BUYERS AT A TIMELY MOMENT
Autumn is when the seeds of many a move are sown, and often unexpectedly.

After seizing every opportunity to get outside in the summer, from enjoying the garden to picnics at the park to sitting on the terrace at the pub, the nip in the Autumn sends us retreating back to where it's warm.

As we spend more time indoors again, we start paying more attention to the space inside our homes, and this is when we begin to notice where we're feeling squeezed.

Maybe the living room feels smaller after the wide-open spaces of the summer, or the children playing back in the house have disturbed the sense of privacy and quiet. Or perhaps working from home feels different now that evenings are spent inside as well as the day.

Whatever the reasons for considering a move, the planting of the idea is where it all starts. And what does everyone do at even the slightest thought of buying a new home? They head straight online to the property portals, "just to check out the options", and before they know it, the home of their dreams scrolls into view.

You'd be surprised at just how many moves happen like this, and Autumn is often the trigger.

ENJOY A RELAXED EXPERIENCE
Many people move to a deadline, and these immovable dates cause much of the stress associated with buying and selling a home.

Trying to orchestrate a move for the start of a school year or to be in a new home for Christmas are hugely popular timeframes. This massive concentration of activity increases the number of sales going through and puts pressure on mortgage lenders and conveyancers to have everything ready on time as they struggle to keep up with demand.

But from the end of September, the mania subsides. The school year is well underway, and anyone needing to be in for Christmas has already found a home, which leaves refreshingly relaxed conditions to think about a move.

In case you're wondering, the level of enquiries from buyers is still extremely high right now. Parents, in particular, find viewings far easier when they don't have the kids in tow, but this year's unsatisfied demand has kept the market strong with ready-and-waiting buyers for every type of home.

SELL WITH LESS COMPETITION
If you've ever looked for a property on the portals during the peak selling seasons of spring and early summer, you'll remember just how many hundreds of homes you need to scroll through before hopefully finding the one.

With so many listings to get through, it can be easy to miss the perfect home for no other reason than the sheer volume of entries. Then there's the task of actually getting around to seeing everything, which can feel like an impossible mission with so much available.

It makes sound marketing sense to list your home for sale when the competition is smaller, and the chances of being noticed are greater. You'll find it much easier to stand out and shine when you're not competing with a crowd, and buyers offer faster when there are fewer reasons to stop them from making a decision.

Most sellers will wait until the new year to put their home on the market, so now is your chance to hog the autumn limelight, agree a sale and get your move underway.

CAPTURE NATURE'S GOLDEN BLESSING
When it comes to conjuring up the warmest of welcomes with an inviting invitation to step inside from the chill in the air, it doesn't get much better than having your home framed by dazzling golden leaves against a crisp blue sky.

As the year's most colour-coordinated season, Autumn's sumptuous palette of reds, oranges, yellows and greens can be a photographer's dream and produce some of the most incredible and memorable photos of your home. Whether it's the front view from the street or looking across your garden, autumnal photography has a special kind of magic that is supremely eye-catching and equally hard to resist.

Book your photos for the time of day when your home looks its best in the light, then let the sun catch the leaves for a fiery and radiant glow.
 
GET AHEAD OF NEW-YEAR SELLERS
If there's anything we can safely rely on from the property market in Tring and Berkhamsted, it's the constant see-sawing between feast and famine. One minute there are more homes available than you could ever view; the next, a bit like now, there's hardly anything around.

Seeing a lack of homes to buy could deter you from putting your own home up for sale in case you can't find anywhere to go. You don't want to make yourself or your family homeless, so you might decide to wait until the new year and the traditional upturn in homes coming onto the market. It's logical thinking, but you can use the market better to your advantage.

Most people thinking about selling their homes in the new year will start talking to estate agents in October and November, which means we'll know about more homes than are visible online. By having a buyer already in place, you'll put yourself in pole position to secure one of those before they hit the market, or to be ready to offer when they do come up for sale in January.

The vast majority of buyers will wait for you to find a new home if you're open with them from the start, and those who are looking now will usually not be rushing against the clock.

Final words

Autumn's destiny is probably to remain an underrated time of year to find a buyer. But for those in the know, the golden season holds several unique and valuable benefits when it comes to selling your home.

We'd love to help you capture your home at its Autumn best so you can move into a new place for the beginning of spring. Why not call our sales teams for a chat about your plans and get things underway.

Tring office: 01442 820420
Berkhamsted office: 01442 863000

Energy prices are rising, utility bills are on the up and legislation around the energy efficiency of rental homes is getting tighter.

This background of higher costs and stronger rules, along with the ever-louder conversation around climate change, is making all of us acutely aware of our carbon footprint and how much money we're wasting on bills.

As a landlord, although you probably take pride in your rental property and take energy efficiency seriously, you might wonder whether making improvements is simply an extra cost to you with no benefits. Is it really worth your while?

Well, tenants will pay more rent for - and stay longer in - a comfortable, warm and energy-efficient home. Your improvements will also protect the sales value of your property, increase your equity and give you more leverage to refinance and expand your portfolio.

With that mind, here's our guide to being an eco-friendly landlord with a profitable and sustainable business.

TENANTS CARE ABOUT ENERGY USE
Nobody wants to pay more for their utilities than they need to, and with energy prices forever on the increase, tenants, just like everybody else, are looking at where their money is going.

Even back in 2018, a survey by Prism revealed that 42% of tenants took energy efficiency into account when searching for a home. And when we're out on viewings, the question of running costs is a regular part of the conversation.

Since the introduction of compulsory energy certificates, it's easy to see whether a rental property is economical to run and comfortable to live in. With many tenants saving for a deposit to buy their own home alongside paying rent, energy efficiency is not merely an attractive option for them, it's the key to their future.

Legislation is only going to get tighter in order to meet the Government's carbon emissions targets, so getting ahead of the curve will ensure your buy-to-let retains its spot as a first-choice option among high-quality, long-term tenants.

EFFICIENT HOMES = EFFICIENT RENTALS
We manage many properties and the most expensive and time-consuming homes for landlords are those where things keep going wrong. When outdated boilers and appliances start breaking down, the costs of replacement parts and visits from contractors soon add up.

Unfortunately, nothing ever stops working at a convenient moment, and boilers in particular have a habit of dying in the middle of winter when your tenants need them the most. Having to deal with that and a heated phone call at 7am when you're trying to get ready for work is really no fun at all.

Very simply, homes where things don't work properly are homes that tenants leave. That means more vacant days, loss of income and reduced future rent when a property looks and feels out of date and costly to run.

Always keep the longevity of tenancies at the front of your mind - you can't beat uninterrupted income for the best return on your investment!

ECO-FRIENDLY OPPORTUNITIES TO CHECK
You don't have to do everything at once, but making a list will give you a clear picture of potential improvements.
Quick upgrades include:

• installing flow restrictors on taps, showers and loos;
• fitting draft excluders to window frames and doors;
• adding thermostats to radiators;
• replacing any outdated appliances.

These can all be done during the working day without disturbing your tenants.

Larger works to consider:

• loft insulation;
• plugging gaps in exposed floorboards;
• replacing a boiler;
• renewing drafty old windows

These all make a big difference to the energy efficiency, comfort and rentability of a home, but they can also be messy and disruptive and we'd generally advise carrying them out between tenancies.

PROJECT-MANAGE YOUR UPGRADES
Creating a timetable of energy-efficiency improvements will help you keep on top of legislation with a property that retains its tenants and value.

It's really worth setting it all out so you can decide what to prioritise, what to plan in the future and what makes financial sense now and later on.

As well as obtaining quotes for any works to be carried out, check whether contractors will pick up the materials for you, or whether you need to order them yourself and have them waiting at your property.

Ordering appliances may need some market research for the best deal, then liaising with your tenants over a delivery time, arranging installation and having the old items taken away and disposed of.

A good managing agent can organise all of this for you and check that works are complete without you ever needing to visit or make a call.

BALANCING CASH FLOW & COSTS
As with any business, cash flow is king!

Some energy-efficient upgrades like flow-restrictors cost so little that you'll hardly notice the difference in your pocket, but for larger expenditure around insulation, windows and heating, you may find it makes more sense to spread your outgoings over time.

You can often find interest-free offers on white goods from large retailers like Currys, and they'll even remove your outdated appliances after installing new ones.

For more expensive works, have a chat with your financial advisor. Remortgaging your buy-to-let is often the most financially-efficient way to invest in improvements without large upfront expenditure that leaves a hole in your income.

So-called 'green mortgages' are becoming more widely available and offer lower interest rates for either purchasing an eco-friendly home, or retrofitting an older property.

Final words
Energy-efficient upgrades are about so much more than simply keeping up with legislation. With the right execution they make sound financial sense and help you attract high-quality, long-term tenants and increase your income by creating a feelgood-factor around your portfolio.

We've helped many landlords to maximise the demand and yield for their buy-to-let homes, and we can help you do the same. If you own a rental property in or around Berkhamsted and Tring and you would like to talk about making the right improvements, call our award-winning rental team - we'd love to be your managing agent and help you grow your business and passive income.

Berkhamsted office: 01442 863000
Tring office: 01442 820420

Some questions in life are unavoidable. Aside from whether the chicken or the egg came first, at some point along the line you'll begin to wonder if your home can evolve with you, or if it's time to say goodbye and find somewhere new.

Moving is a big step and an exciting time, but whether you're running out of space, looking to downsize or considering a change of location, there's more to selling your home than just a property transaction.

Memories, attachments and neighbours are often difficult to leave behind, and it can become a challenge to separate emotion from logic. Many local homeowners face exactly the same dilemmas as you, so this article is about starting a conversation.

It's not designed to steer you into selling any more than to keep you where you are, but it will hopefully give you food for thought to reach a decision that's right for you.

SIZE MATTERS
There are two reasons why your home might feel the wrong size: you've either outgrown it, or you no longer use all the rooms.

When you need more space
An extension might be the answer if your home feels too small.

If you simply want more space for the family to gather, a single-storey extension to the rear could provide a spacious and sociable open-plan family space and kitchen for everyone to be together.

For an extra bedroom or two, converting a loft or garage are two of the most straightforward options for adding more rooms. And if your garage has the correct foundations, it might also support a first-floor extension. Remember that more bedrooms and more people mean more bathroom time, so it's worth seeing if you can fit in at least an additional shower room as well.

Questions to ask are whether a loft conversion will leave you short on storage space (or still leave you short on downstairs living space), and if losing the garage will have a detrimental effect on the demand for your home.

When your home is too big
Downsizing is one of the most emotional moves people make, and it can take a long time to reach the decision to go.

But if there are rooms that you no longer use or even enter, perhaps it's time to consider whether you really need them.

Memories will stay with you wherever you go, and downsizing is often the opening of an entirely new chapter of life. A cottage with that view you've always dreamed of, or an apartment close to the sea, and all with a lot less cleaning and lower bills.

BALANCING WORK AND LIFE
Is your work taking you further away, or closer to home?

No amount of home improvements will make your journey to work any easier, so if you're already tired of the commute, or it's about to get painfully longer, moving to somewhere more convenient will give you more time for your life.

On the other hand, perhaps working from home has become your new normal. The dining table is fine as an occasional workspace, but mealtimes among piles of paperwork aren't much of a permanent solution. Look for a dedicated space away from the hubbub of family action: a spare room, a space to convert, or even a standalone cabin in the garden.

Boundaries between home and work life are essential, and a room to close the door on at the end of the day provides valuable separation. The last thing you want from your freedom to work from home is to feel like you're living at the office.

THINKING ABOUT SCHOOLS
Education is a hugely important consideration for parents, and getting their children into the right school is the driving factor behind many moves.

For schools with a strict catchment area, there's little choice other than to live within it. If your current home is outside the zone, it's time to look for somewhere new.

Before beginning your search, think about the longevity of your move. If it's for primary school today, will you need to move again when secondary school beckons? Perhaps you can find a location with access to both to avoid upping sticks a second time.

If catchment areas aren't an issue, think about the journey to school. Are you up for the morning school run every day? It's a joy for some parents, but a bind for others. And if your children will be making their own way to school, are public transport or cycling a realistic proposition from where you live?

LIFESTYLE CHOICES
Sometimes, you just fancy a change. That might be in how you spend time at home, or what you want from your neighbourhood.

Perhaps you've discovered an unexpected talent for cooking, but your kitchen is cramping your style. Maybe you'd love a bathroom that's just for you, either to avoid the morning rush or to savour an evening soak. Or would a home studio allow you to unleash your latent creativity? Does an artist burn within?

Being happy and fulfilled at home is worth pursuing, whether it's little pleasures or big passions. Does your home provide the scope for the space you need, or would you rather avoid building works and move to somewhere with everything you desire?

If you find yourself dreaming of getting closer to nature, or having more shops and cafes nearby, or living nearer to friends or family, it's time to make a move.

ROMANTIC REWARDS
Ah, love. When it strikes, and when talk turns to living together, the obvious choice is for the partner with the smallest home to move into the other's larger one.

It's a quick and straightforward solution, but does it reflect both your lives equally? Each of you probably moved to where you are for particular reasons - handy for work; your favourite neighbourhood; close to friends or family - and you could end up with one of you feeling very much at home, while the other feels marooned.

Feeling stuck in someone else's home is a recipe for friction and another move before long, so take some time to understand what each of you wants from where you live. It's a new beginning that should be right for you both.

For moving in together to feel like a truly fresh start, it doesn't get much more exciting than heading out hand-in-hand to find your perfect home. Somewhere that's all about your future, with no ties to the past and no compromise in size, style or location.

Well, maybe not entirely without compromise!

Final words
Deciding whether to stay or go is full of questions, and not always instant answers.

If you're still unsure of what's right for you, why not get in touch? Whether you'd like to know the best way to extend or improve your home, its current or potential value, or simply about the property market in and around Berkhamsted and Tring, our sales teams are here to help.

Tring office: 01442 820420
Berkhamsted office: 01442 863000