Whether you've been a landlord for years or you're just starting out, finding a letting agent you can trust and build a long-lasting relationship with is a big deal.

Renting out your property is about so much more than just money and business. As well as wanting an agent who can find you the perfect tenant, you're sure to have feelings around confidence, connection and communication. None of these are financial concerns, but our experience tells us how prized they are by all of our landlord clients.

Letting agents will be competing for your business left, right, and centre, so how do you begin the selection process? Having a list of standards is a good place to start, and these five factors will help you narrow down the field and choose the best letting agent for you.

LOCATION, LOCATION, LOCATION
It might sound really obvious, but choosing an agent close to your rental property makes sound business sense.

Letting agents who live and breathe an area are the best equipped to rent your property quickly, and for many reasons:

• they'll always be nearby for viewings, which for lettings can be last minute.
• they'll have a list of potential tenants looking for a property just like yours.
• they'll know exactly what rents are achievable to keep your income flowing.
• they'll know all about transport links as well as the best places to eat, drink & shop.
• they'll have a pool of local contractors who can help with presentation and repairs.

Ask about the size of the area your agent covers. Are they truly local experts, or are they spreading themselves too thin? Nobody can be in two places at once, and a random smattering of properties that are a long way from each other could mean travelling long distances between appointments. This cuts down on the number of viewings an agent can attend and dilutes their local expertise and profile.

PRETEND TO BE A TENANT
There's no better way of finding out what a company is really like than by posing as a customer. As a landlord and possible client, letting agents will be going all-out to impress you, but you also need to know how they talk to potential tenants.

Take a look at an agent's website and find a property to enquire about, then prepare a few questions that aren't covered in the description to test their knowledge and customer service. You're not looking to be awkward or to catch them out; you're simply doing some fact-finding around the experience of dealing with them. If you don't feel comfortable making the call yourself, ask a friend to do it for you.

Your questions should be easy to answer without someone needing to call you back. Try asking what parking is like on the street, how much passing traffic there is, or how noisy the neighbourhood is at night. You can't find those answers on Google maps, and a good letting agent will know their stuff.

Look for how long it takes the agent to answer the phone, then for how polite, professional and interested they are. Do they have an obvious knowledge of the property you've enquired about? Do they invite you to view or ask about the type of home you're looking to rent? And how does your experience leave you feeling – like you've made a new friend, or like an interruption to someone's day?

PROMOTION & PERFORMANCE
To be sure of reaching the best selection of tenants, your property needs to be on at least one of the national portals, so ask about an agent's choice of channel and why they made that decision. Agents have varying results with different portals, so one isn't necessarily right over another. What matters most is that whichever portal your agent has chosen will get you the right result.

Now take a look at how they describe the homes they rent. Are their descriptions enthusiastic and informative? Lettings can be fast-moving, so they don't need to be War & Peace but they should at least be clear and helpful, and they should make you want to view.

Finally, ask your agent about their results. What's the average time it takes them to find a tenant? Do homes like yours rent quicker or faster than others? Can they show you examples of successful recent lettings?

Be wary of false promises. Look for answers that are believable and realistic.

COMMUNICATION & CARE
Something we often hear from our landlords is how much they feel they matter to us. You can't put a price on sentiment like that, and you deserve the same.

When you're speaking to agents, ask for details of their service standards to ensure that whatever they are offering is compatible with what you need.

What's their system for giving you feedback after viewings? Not every property goes in its first week on the market, and you'll want constructive advice and unfiltered commentary to know what action to take.

Will you have a specific point of contact for when you want to get in touch? Ask them how and when they'll keep you up-to-date.

Happy landlords are our number one priority, and we make sure they feel valued and remembered.

TRUST YOUR INSTINCTS
Every letting agent you meet could say all the right things and impress you with their knowledge and results, so which one do you choose?

We could list countless more points and essential tips on what to look for in a letting agent, but one thing you should never overlook is how it feels when you're talking to them.

Using a letting agent is a long-term relationship. As well as finding one who measures up to everything we've set out here, you should enjoy speaking to the person who'll be looking after you and your investment—someone who gives you the comforting sense that you're in safe hands.

Of course, we hope you find that in us. The best way to feel completely comfortable is to get every question and concern answered, so ask us anything you want to feel 100% sure.


In summary
Choosing the best letting agent for you combines practical concerns around a company's location, customer service and results, along with the personal qualities of the agent you meet and talk to. Ultimately you want to feel that you've added a valuable addition to your buy-to-let business.

If you're a landlord and you're looking for a letting agent in Bekhamsted or Tring, we'd love to have a chat about working with you.

Berkhamsted office: 01442 863000
Tring office: 01442 820420

Being an estate agent is a bit like running a dating agency: playing Cupid every day, cultivating commitment and building long-term relationships that lead to living together. It's more than marketing; it's matchmaking!

If you've ever experienced online dating, you'll know that someone's profile and pictures never tell the full story: it's only when you meet that you know if it's going to work. Until then, you've only got their looks to go on.

That's just what it's like when selling your home. The property portals are effectively Tinder for buyers and, with so many listings on show, it can sometimes come down to chance whether someone stops on your profile or simply scrolls on by.

Marketing is an essential first step, but there's more than that to estate agency; it's about listening to people's stories, forming connections and building trust. It all comes down to crafting those magical a-ha moments of: "we've got just the person", and here's where we show you how.

KNOWING YOUR STORY
Right now, your thoughts are probably looking forward to everything you're hoping for in your next home: the extra space, a bigger garden, maybe somewhere for an office or studio. The future is really exciting, and that's where your focus goes.

But to find you the perfect buyer, we need to go back in time to when you bought your current home. Very often, people coming to view will be at the same stage in life as when you first moved in, so it's helpful to know why you chose this home out of all the others available.

What did you think when you first arrived outside? How did you feel when you stepped into the hallway? When did the moment hit that this was 'the one' for you?

When we tell potential buyers why you fell in love with your home, it adds another dimension to viewings beyond the bricks and mortar. Whether it's how the morning light hits the dining table, or your favourite sunspot in the garden, or where you love to curl up with a good book, it all paints a picture.

Even if your home looks perfect today, are there any ideas you've had for making it even better? Hidden possibility and further potential can ignite valuable extra interest, so don't be afraid to tell all!

TIMING IS EVERYTHING
Not everyone is looking to move at the same speed, and matching people's timescales is a vital component in getting any sale to work, so it helps to know the dates you're working to and whether they're flexible or non-negotiable.

Imagine you're hoping to move towards the end of summer in time for the new school year; there'd be little point in bringing you buyers who don't want to move until Christmas. And if you're expecting a new addition to the family or relocating for work, you'll probably have a strict schedule that we'll need to take into account.

The more you tell us about your dates and plans, the more we can narrow the field to a buyer that's right for you.

LISTENING & LEARNING
The type of property that people begin their search for can look quite different to the home they eventually buy. In fact, they can be more certain about why their existing home no longer works than exactly what they need from their next one. But with each subsequent viewing, their clarity increases as their priorities evolve.

We can fast-track that process by digging deeper from the start. Having a detailed conversation of discovery when a buyer first contacts us can establish very quickly whether or not your home could be the one for them.

A typical example is when someone asks for a specific number of bedrooms. Do they need them all for sleeping, or do they need an office at home? Would an alternative space or suggestion provide a better solution? Perhaps an extra living room, or even a cabin in the garden for some extra peace and quiet.

With a bit of detective work beyond mundane questions, we can match buyers to a home they'll genuinely love and with fewer wasted viewings.

STRIKING A CHORD
Intuition is a surprisingly effective tool in matching people to property.

A feeling, a hunch, a notion – call it what you will, but noticing reactions on viewings provides valuable clues to what someone will actually buy. When their face lights up at a fireplace in a living room, the view from a bedroom, or the privacy of a garden, those are the golden insights that we're always looking out for.

When you invite us into your home, we're thinking about more than value when you're showing us around. We can almost guarantee that names will be popping into our head as we take in the layout, space and features, then make mental connections with the buyers registered with us.

By knowing what people really care about and focussing on their aspirations, we can help your viewers to visualise their lives in your home. And from this comes certainty and commitment, two priceless commodities in your move.

MONEY & ABILITY
Many factors can affect the speed and progress of your sale, and, aside from someone falling in love with your home, they need to be ready, willing and able to buy it. People don't move every day and may not be familiar with the process, which means it's our job to establish your buyer's budget and buying position.

It's not enough to ask if someone is getting a mortgage or paying with cash. Everyone's financial position is unique, so it's essential to know how their funds are being arranged.

If your buyer is taking out a mortgage, is it already agreed in principle? If they're cash, and for any deposit monies, are those funds readily available, or are they tied up in multiple assets or accounts?

In the event of a chain, we confirm every link to ensure the foundations of an offer are sound. That means talking to every estate agent involved about how far the connected sales have advanced so that we can recommend a buyer with confidence.

And if you're lucky enough to have more than one offer, you'll want to be sure that the one you accept is the best combination of price, ability and timescale.


In summary
There's plenty that goes into finding you the perfect buyer: appreciating the qualities of your home, taking an interest in why people are moving, and asking thoughtful questions are all part of the work. But when all those planets align, it makes for a simpler, smoother and more enjoyable move for everyone.

Are you thinking of selling your home soon? We'd love to hear your story and all about your plans.

Berkhamsted office: 01442 863000
Tring office: 01442 820420

The rental market has grown up. Tenancies are running for longer, and with stays of four or more years increasingly common, tenants have higher expectations around the place they're willing to call home.

This spells good news for landlords because those higher expectations come with a willingness to pay a higher rent. More than that, the right improvements will also increase the value of your property, giving you precious equity to finance and expand your portfolio.

But which improvements make the most difference?

There's a fine balance to strike between spending too little, spending too much, and spending where it counts. The key is to create a contemporary and timeless home that's durable and popular to give you wide and long-lasting appeal with minimal maintenance and repairs.

When we’re out on viewings, we see exactly what attracts people and excites them about their next home, and there's no doubt that investing in presentation is rewarded in the quality of tenant and the rent achieved.

Let's take a look at the improvements that will increase your income, attract high quality tenants and protect the value of your property.

PAINT
From the second the front door opens, the condition of the walls will be staring your viewers in the face, creating their first and immediate impression of your property.

Scuffed walls look dingy and, despite being entirely cosmetic, have a deeply negative impact on viewings. On the other hand, a fresh coat of paint works wonders in any room and elevates everything around it, making it remarkably good value.

Although brilliant white is undeniably bright and a great reflector of light, some tenants find it a bit cold. It's also a magnet for marks! Choose an off-white, soft grey or other classic neutral to give the walls a welcoming hue, with matt white on the ceilings, and white satin or eggshell for the woodwork.

KITCHENS
You’ll be pleased to know that not every kitchen upgrade means ripping out the old one and starting again. You can replace doors, handles, splashbacks or worktops for an instant improvement, so look carefully at whether the whole thing really needs to go.

Whether you’re choosing a total refit or replacing selected elements, follow these rules for an enduring, impressive and low-maintenance kitchen:

• flat-fronted drawers and doors have sleek clean lines and are the easiest to maintain, with white and grey always in vogue and simple to accessorise;
• brushed steel handles are modern classics and will complement any style and colour you choose;
• metro tiles for splashbacks are eternally stylish and can add a burst of colour or a contrasting shade;
• worktops in composite stone or high-quality laminate look smart and are low maintenance, while quartz and granite add a luxurious finish if you want to go higher end. Solid wood tops look great but they need looking after, and the regular oiling and extra work required can make them less practical or appealing.

The presence and quality of appliances attracts more scrutiny than it used to: a dishwasher is no longer seen as a luxury item; an old-fashioned electric hot plate makes cooking seem like a chore; and a washing machine with a small load capacity means continual washday blues.

Investing in well-respected and reliable mid-range brands like Bosch, AEG and Neff is a visible demonstration of your commitment to quality: they make living in your property more enjoyable and tenants love them. You’ll also have long-lasting appliances that need less maintenance and ongoing expenditure, which means less hassle all round.

FLOORS
Floors take a real battering. Everyone walks all over them; furniture sits and moves about on them; bags, suitcases, bikes, strollers and pets all take their toll.

While carpets are soft to walk on, they can become worn and accumulate lines of dust at the bottom of doors, or imprints from previous furniture. Cheap laminate can look good when it’s fitted, but often peels at the edges, lifts at the joins and chips very easily. All this can leave your property looking unkempt and uninviting, negatively impacting your rent.

Engineered wood floors in living areas, halls and bedrooms look smart, are hard-wearing and can make your property look bigger when laid throughout. With a top surface of real wood, they’re a more authentic and luxurious alternative to laminate, but don't come with the price tag of solid planks or parquet. They also last longer and can be sanded down when the surface becomes worn, giving you many years of service.

Medium oak is a classic, safe choice that will go with most people's furniture: it looks great with pretty much anything and your tenants can accessorise with their own choice of rug for some underfoot comfort. If your property is particularly bright, you could add some drama with a darker wood like walnut. Pale woods like birch and maple reflect the light, but they can be more susceptible to marks as well as showing dirt and dust in the joins.

BATHROOMS
Tenants regularly ask us if they can test the water pressure on viewings, so a powerful thermostatic shower is a priority - dribbling hoses with fluctuating temperatures no longer cut it. People want an invigorating shower experience to start their day, so put them in a good mood every morning, rather than looking for a new place to live.

If your bathroom needs replacing, a plain white modern suite, warmed by grey floor and wall tiles, will provide a timeless contemporary style with universal appeal. Don't skimp on the taps - you'll soon be replacing parts if you go for the cheapest option, and the costs of repairs will eliminate your initial savings. Choose metal finishes like chrome, brushed steel and nickel: they never go out of style and they’re easier to maintain than taps with coloured lacquers.

Storage is vital to avoid an ocean of products piling up, gathering dust and making life difficult. The ideal solution is a vanity unit with a cupboard or drawers below the washbasin, and a mirrored cabinet above.

GARDENS
A modern, inviting and low-maintenance outdoor space is a definite winner, even more so since Covid-19 made getting outside feel like a privilege.

You don't need to recreate the Chelsea Flower Show: in fact, keeping it simple and manageable will win you fans without presenting an overwhelming display of pruning duties. No matter how much they enjoy being outdoors, not every tenant is an expert gardener.

A patio or deck with a paved or timber surface provides a year-round usable space that’s easy to keep clean and looks way better than raw cement. Paired with exterior lighting, you’re effectively giving your tenants another room, day and night, for which they'll happily pay.

Add a few pots planted with spring and summer perennials that bloom again every year, and your tenants will have a colourful, seasonal space where they only need to add water (and much of that is taken care of by our national climate!)

In summary
With proper execution, making improvements to your rental property will increase your income, attract higher quality tenants, reduce void periods and future-proof your property's value. There's no one-size-fits-all amount when it comes to budget, but we're here to help you invest in the things that really matter.

Are you a landlord with a property to rent in or around Berkhamsted and Tring? Our lettings team can help you set the right budget and do the right thing to attract the best tenant and rent.

Berkhamsted office: 01442 863000
Tring office: 01442 820420