If you’d been waiting until the new year to put your moving plans into action, you could be forgiven for wondering whether to put them back on hold. But think again! The property market is buzzing right now and, with the right Covid-secure safety procedures in place, it’s a great time to move.

Let’s start by saying that Lockdown 3 is very different from the first lockdown of March 2020. This year, the housing market has been allowed to remain open, and not just because of its economic importance: our wellbeing is equally vital, and life doesn’t simply stop. (You need only look at children and how they’ve continued to grow, regardless of a national lockdown and global pandemic.)

With clear government guidelines in place around every aspect of buying and selling a home, most businesses connected with the housing market have adapted to keep people moving. Estate agents, photographers, energy assessors, conveyancers, lenders and removals companies have all found ways to operate safely and efficiently to help you get to where you want to go.

So this article is about the current realities of getting your move in place. From putting your home on the market and managing viewings to the legal process and moving day itself, you’ll be pleased to know that you can capture the market’s momentum and move safely and swiftly in lockdown.


VALUING YOUR HOME
If you are looking to move soon, we can meet you in your home to provide a full market appraisal around saleability, presentation and setting an asking price. If working from home and home-schooling means you’re fuller than usual, we can either fix a time when fewer people are present or find a way to minimise contact during our visit.

The same arrangements apply to organising photography, floor plans and Energy Performance Certificates. With restrictions in place around the number of households present at any one time, we’ll need to arrange these visits separately rather than simultaneously. Nonetheless, we can still get your home on the market in roughly the same timescale as usual.

If you’re not thinking about moving just yet but would like some advice on the market value of your home, we can arrange an appraisal by video to give you an idea of asking price, nearby sales and what to have in place for when you’re ready to go.


HOSTING VIEWINGS
One of the more positive aspects of lockdown is how viewing restrictions have introduced further requirements to filter serious interest from casual enquiries.

We check that anyone wishing to view your home is in a position to move right now, from confirming that finances are in place to checking that chains are complete where someone is selling. You can be sure that every viewer will be a ready, willing and able purchaser.

Although in-person viewings are allowed, we have a duty to minimise the number of people from different households in your home at any one time, so open days are not allowed, and all viewings must be by appointment.

We’re keen to minimise the disruption to any arrangements you have in place around working from home or home-schooling, and we can incorporate no-go times into viewing schedules. And if you have a neighbour in your bubble, can you decamp there while we’re showing people around?


SEIZING MOMENTUM
Right now, the market is on your side with high levels of enthusiasm and enquiries. It may seem remarkable, but lockdown has driven the level of activity upwards because moving home is one of the few areas of life to remain open.

You can capitalise on the moment with precision pricing, perfect presentation and gathering the information a buyer might want to see before submitting an offer, so dig out any guarantees and certificates along with recent utility bills.

Although in-person meetings might look very different, we are available by email, video and phone to speak to buyers and answer their questions around timescales, fixtures, fittings and price. In short, you can receive, negotiate, accept or refuse offers just as usual.


LEGAL & LENDING
To minimise potential delays after accepting an offer, start every process as soon as you can to make the most of the time your home is for sale.

Although solicitors have been mostly unaffected in their internal operations, it pays to instruct one as soon as you put your property on the market. They can help you start collating paperwork now in readiness for when you agree a sale.

Mortgage application times were severely affected after the first lockdown, so if you plan to take a mortgage on your next home, get your loan agreed in principle now. Lenders are catching up on the backlog from the summer and autumn boom, but it’s wise to move the process forward as soon as you can.


MOVING DAY
Before we get into the logistics of what you can and can’t do on moving day itself, we must remind you to pack the kettle, cups and teabags last! Don’t get stuck without essential refreshments, and remember you can only supply them to your household and bubble (and not your removals team).

Now is a sensible time to start exploring removals firms to identify the ones providing everything you need. Some companies have withdrawn their packing services, while others have limits on the number of people allowed from your household while their teams are loading and unloading your belongings.

If you plan to do your own packing and moving, don’t forget you can only ask your household and bubble to help: unfortunately, you can’t invite a party of friends and family to wrap your plates and carry your furniture. To break the packing process down into manageable pieces, begin as soon as you know a completion date.


SWIFT, SAFE AND SURE
Lockdown needn’t get in your way if you are looking to sell your home soon. The property industry has learned a lot since coronavirus entered our vocabulary, and we’ve become quite adept in keeping everyone safe and moving with minimal inconvenience.

If you’re looking to move in 2021, we’d love to be a part of making it happen. Simply contact our sales teams at Berkhamsted or Tring.

Berkhamsted office: 01442 863000
Tring office: 01442 820420

From giving up smoking, to a change of diet, to getting in some exercise, now is the time of year when all sorts of new year’s resolutions are being made and declared. Health and fitness are the usual areas we concentrate on, but there are also things to consider in terms of your wellbeing as a landlord.

January always brings about a desire or search for change, so now is the perfect time to examine whether the way you operate as a landlord is entirely good for you. There’s a lot to manage, a lot to remember and a lot to stay on top of, even with just one property (let alone a larger portfolio).

We speak to more and more landlords who find it quite a task to keep abreast of the ever-increasing legislation while also keeping to their regular responsibilities of looking after their rental property and tenants. But we also meet landlords who are doing more than they need to, leaving them less time for enjoying life.

So for the start of 2021, here are five new year’s resolutions to make your life as a landlord easier, more organised and more fun.


I WILL DO MY TAX RETURN EARLY
There is nobody, but nobody, who lists filing their tax return as one of their favourite hobbies, but tax is one of life’s inescapable obligations. As with any task, leaving it until the last minute – like 11:45pm on January 31st – means it will nag at you for longer, but having it done in good time will leave you feeling more relaxed, professional and accomplished.

One of the barriers for people is the thought of sitting for hours on the Self-Assessment website, so instead of setting yourself up for a marathon session, break the job down into smaller tasks. You can complete your return in stages, so perhaps setting aside an hour each Sunday before lunch might work, with the reward of a scrumptious roast providing ample motivation.

Before you log on, start by creating a complete expenditure list, from maintenance and repairs to mortgage payments, insurance premiums, service charges, ground rent, agents fees and any other costs for the financial year. Next, move on to income from your rental property and other sources, including businesses, work, investments, savings, pensions, etc.

Once you’ve collated all the money in and money out, you can begin completing your tax return on the Government’s website. Imagine if January 31st came and went like any other day, instead of arriving with a sense of doom and finishing down to the wire.


I WILL SET REMINDERS
Passive income is an appealing part of being a landlord, but there are times in the year when you'll need to be active. That said, you can minimise the brainspace required by setting reminders in your calendar for important dates.

If your property has gas, you’ll need to arrange a Gas Safety Check and Certificate every year, so that’s a recurring appointment that can go into your calendar right away. Set it in your smartphone now, and it’ll remind you forever.

Insurance policies also come up for renewal each year, so it’s worth setting those dates as well. More than ensuring that payment is made, you’ll have the opportunity to shop around for more competitive quotes, rather than just renewing your current policy through lack of time.

Energy Performance Certificates (EPCs) and Electrical Installation Condition Reports (EICRs) are both legal requirements too, so check the date of your last one and put a reminder in your calendar for a couple of months before the expiry date.

Other dates for your diary may include appliances on regular maintenance contracts, periodic redecoration, or half-yearly inspections of your property.

By setting these items and reminders in your calendar now, you’ll remove the need to keep them in your head and be able to deal with them in good time, rather than get caught by surprise. Or late!


I WILL BUILD AN EMERGENCY FUND
You can’t predict when the unexpected will happen, but you can prepare for it. No one wants the dreaded call from their tenant saying the boiler has broken down, the washing machine has finally died, or the drains are blocked, but it’ll be worse if you don’t have the money to fix it.

By setting up an emergency fund, you can safeguard yourself in the event of sudden problems. Aiming to save 10% of each month’s rent is a good number to work to and will give you a cushion against unexpected expenditure, as well as vacant periods.

Getting on top of your rental finances and putting something aside for emergencies can stop you running into financial trouble. Otherwise, you might be left taking out a loan to cover the costs, or getting repairs done on the cheap, only for the problem to rear its head again.

You could also take out emergency insurance cover, but make sure to check for what’s included: appliances often aren’t and extras can add up.


I WILL ACT LIKE A BUSINESS
Being a landlord is most definitely running a business, so if you haven’t done so already, embrace a professional mindset.

Start by making sure you’re clued up on the latest legislation. From up-to-date Right to Rent checks to new EPC rules, there is plenty you need to know. In fact, there are more than 150 pieces of legislation relevant to the rental market and understanding your obligations makes not only smart business sense, it will keep you on the right side of the law.

Of course, being in-the-know about legislation isn’t the only way to treat your rental property as a business; service also has a major role to play. Always respond quickly when your tenants contact you, whether it’s a minor issue or major repairs. Everybody accepts that some things can’t be fixed immediately, but the simple act of responding shows a responsibility towards your property and tenants.

It’s also important to make inspections of your property during the tenancy, at least once every six months. As well as building trust and maintaining a good landlord-tenant relationship, your visit might identify a potential problem that had so far gone unspotted: it’s always easier to notice more around a property when you haven’t seen it for a while, than when you see it every day.

A high level of service and a good relationship helps to keep your tenants happier and to stay in your property for longer, resulting in fewer void periods and better yields.


I WILL REDUCE MY BURDENS
While it's important to get everything in order with your rental business, we still recommended going easy on yourself. Some landlords have buy-to-let portfolios; others have a single property they manage alongside their primary job. Either way, the business of being a landlord can be time-consuming and can interfere with doing the things you love.

Some landlords we meet do all the little odd jobs themselves, which might save them money, but certainly costs them time. This can be down to their mistrust of contractors or an unwillingness to spend, but very often they appear quite hassled.

Hiring a managing agent like ourselves is one way to get your time back, whether you’ve got a portfolio of one, ten or more. A managing agent will organise your compliance obligations, stay on top of legislation, attend to tenant issues, carry out inspections and make sure your rental property is run like a business on your behalf. They’ll also have local and trusted contractors to call when things go wrong to make sure that repairs are done swiftly and correctly: if a contractor wants to keep getting the business for a managing agent’s properties, they absolutely need to be reliable.

Having all of this handled leaves you free to focus on the things in life that really matter, like spending time with family and friends. And all the while enjoying a passive income from your property without the need to worry about every – or any – little thing.


In summary
As Benjamin Franklin said: “by failing to prepare you are preparing to fail”, so getting your landlord year off to an organised start is a wise move indeed. Then you can spend the rest of 2021 knowing that your rental business is running like a well-oiled machine.

If you have a rental property in or around Berkhamsted and Tring and you'd like to find out whether a managing agent is right for you, why not get in touch? We'd love to show you how we can help you make the most of being a landlord.

Tring office: 01442 820420
Berkhamsted office: 01442 863000

There is no doubt that Christmas 2020 will be unlike any other. Holidays abandoned; family gatherings reduced; office parties cancelled. Even a quick festive drink at the local pub is far from a certain date. But while there are many things we can’t do this Christmas, it doesn’t mean that everything will stop.

If you look at the data from property portals such as Rightmove and Onthemarket.com, Christmas is very much the season to sell your home. Every year, visitor numbers to the portals skyrocket during the festive period, substituting The Wizard of Oz and one last game of charades for scrolling through listings in search of that special somewhere.

Such is the surge in activity that searching for a new home is as synonymous with Christmas as mince pies and mistletoe. Property searches more than double over the holiday season, and the portals have reported increases in activity up to 231%, with the flurry beginning on Boxing Day and continuing beyond New Year.

The first lockdown gave us a sneak peek of what we can expect. In May, Rightmove recorded six-million views in one 24-hour period, its busiest day since launching in 2000. The figures this year could easily surpass that number, with the nation bracing itself for a digital Christmas at home.

Now that bringing the family together from all corners of the country is officially off the cards, many of us will be settling down with Skype for the virtual pulling of crackers and wishing our loved ones season's greetings. With so much of our time inevitably spent online, we’ll all have carte blanche to bury ourselves in smartphones, tablets and laptops. And without the accompanying guilt, imagine how easy it will be to click onto estate agents’ websites when they’re just one browser tab from the family Zoom call!

If there’s one thing we do know for sure this Christmas, it’s that more people than ever will be at home and online. It all adds up to a boom time for the portals, so if you’re planning to sell your home in the new year, the Boxing Day Bounce could give you the perfect springboard to a successful sale.

Here are our tips to make it work for you.


ALREADY ON THE MARKET?
Perhaps your property is already on the market, and you’re not getting the number of viewings you’d hoped for. Maybe you’ve thought about leaving things as they are until after the holiday season, and then to review your options in January. A few years ago that would have been the best advice, but the Boxing Day Bounce has changed all that, so perhaps it’s time for that review right now.

First things first, how long has your property been on the market? Looking at the response you’ve had so far, is there a common thread in the reactions of people who’ve come to view? Did you start with lots of viewings and high hopes, but have seen little or no interest for several weeks? And does your home sit well with competing properties in a similar price range, or can you see why other listings might get more response than you? These will offer your first clues to guide your next decision.

Now let’s look at your photos. If they’re two seasons old and shouting it from the rooftops that your home has been on the market for months, now is the time to update them - you’ve still got enough days before Christmas to bring your marketing up to date. Potential buyers notice photographs before anything else, so it’s vital to look current and fresh, whatever the time of year.

Ask your agent why they feel you haven’t sold. Although the market isn’t as hyperactive as the summer and early autumn, it certainly hasn’t come to a standstill, so if it feels like little or nothing is happening with your home, it’s worth investigating why. Perhaps you can agree on a new plan of action.

If you’re still not happy with how things stand, you could switch agents now to take full advantage of the Boxing Day Bounce. Going live on December 26th with a new agent, new photos and a shiny ‘new listing’ badge on the portals could breathe new life into your move.


NOT YET ON THE MARKET?
If you’ve got firm and imminent plans to move, but you haven’t yet put your home on the market, you’ve still got just enough time.

The new year has always been a time for renewed optimism, setting goals and fresh starts. For many people, moving home fits perfectly into that category, and everyone has more energy to get things done – including finding somewhere new to live. And let’s not forget that moving home is still one of the things we can do without severe restrictions, making it a funnel for activity.

Because of its reputation for record property searches, lots of homes come onto the market for Boxing Day. With increased activity met with increased competition, make the most of the opportunity by launching with an asking price that will attract the most interest, rather than leaving you behind.


HOSTING FESTIVE VIEWINGS?
Viewings during the holiday season are just like any other time of the year, except for one major caveat: Christmas decorations. Too many can be distracting, but getting the balance right can create an atmosphere unique to the season.

If your style is a medium-size tree and decorating the front door and fireplace, your viewers will delight in your festive cheer. But if you’re about to inflate a Homer ‘Santa’ Simpson and line your pathway with his reindeer, it’s worth rethinking your display this year.

A warm welcome is the key to successful winter viewings. Porch or pathway lights should be on to create an inviting first impression, as well as inside lamps and sidelights for a cosy reception. The heating should be on and, if you happen to have an open fire or wood-burning stove, take the opportunity to have it lit and crackling in time for your viewers’ arrival.

Between December 23rd to 27th, you can form a Christmas Bubble with other households. Being swamped with requests for viewings during that time is unlikely, but if you are hosting or part of a bubble, you should keep those days clear of visitors.


NO VIEWINGS YET, PLEASE?
Whether or not you’re hosting this Christmas, you might just want a break from everything. And fair dos; it’s been a challenging year. Shutting out the world, indulging in a telly binge and knowing that your time is your own is entirely understandable. But that doesn’t mean you can’t take advantage of the Boxing Day Bounce.

Even without viewings, the portals can be working their magic and generating enquiries while you’re enjoying some downtime. And not everyone scrolling through listings will want to visit immediately, but they can certainly log their interest with your agent for when they want to start viewing. So why not use the festive period to increase awareness and interest, and line up any viewing requests for the beginning of January?

Delaying your viewings can also give you valuable time to sort out any odd jobs that need doing before potential buyers visit. It’s the one time of year when you can be on the market, carry out improvements and accept no viewings, all at the same time!


DRIVEBY VIEWINGS
With so many stores announcing they’ll be closed for Boxing Day, and with the general stay-at-home nature of this coming Christmas, it’s highly likely that people will find other excuses to get out of the house. One of those things could well be driveby viewings of homes they’ve found online, so let’s take a quick look at your kerb appeal.

Having a for sale board will help people to identify your house swiftly, particularly when it’s dark. Rake up any fallen leaves and switch the exterior lighting on when twilight hits to extend an inviting glow. Finally, if you’ve got more bags of discarded Christmas wrapping than your bins can handle, find somewhere else to hide them until it’s collection day. Even if people aren’t going to come inside now, you can leave them looking forward to when they can return.


In summary
Once upon a time, the holiday season saw the property market shut down with no one thinking about moving. But times have changed, and now you can benefit from the biggest audience of the year while still enjoying your Christmas and without hosting viewings. With 2020’s additional lockdown ensuring that more people than ever are at home this festive season, we could be set for the busiest sales market at Christmas, ever.

If you'd like to get your home ready for the Boxing Day Bounce, we would love to hear from you and help put your moving plans into action today.

Berkhamsted office: 01442 863000
Tring office: 01442 820420