How to tell if your next home will be warm

The topic of staying warm at home has never been more pertinent. In the face of a cold winter and rising fuel prices, Ovo Energy – Britain’s third-biggest energy supplier – sent an email to its customers in January, containing ideas on how to stay warm.

Ovo’s advice was ridiculed in the press. The firm’s ‘simple and cost effective’ tips included cuddling your pets and loved ones to stay cosy, eating ‘hearty’ bowls of porridge and consuming ginger (but not chilli as that makes you sweat) and doing a few star jumps.

While the pointers were well-meaning, they aren’t very practical on a long-term basis. A better solution is to ensure your next property is as energy efficient as possible, allowing you to enjoy a warm home without resorting to a daily diet of Quaker oats.

EPC ratings are your best friend

If you are moving home soon and want to know if the property will retain heat, there are a few things you can look out for. The first is the EPC rating – which shows how energy efficient the property is. All dwellings, whether to rent or for sale, will be listed with an EPC rating – look out for the coloured bar graph on our property details.

Properties are given a letter to show how energy efficient they are – an A rating is the best and G is the lowest. Although properties for sale can have any EPC rating to be sold, landlords can only rent out properties that have an EPC rating of E or above.

If a property’s current EPC is more than 10 years old – or if the home doesn’t have an EPC at all – an energy assessor will visit and look at certain aspects to decide how good its energy performance is. The heating system makes up the largest part of the EPC calculation, so a high rating is a good indicator that the property will be warm. Also taken into consideration by the assessor are windows, loft insulation and the external structure – all of which have an impact on how well heat is retained and cold air kept out.

Ask to see energy bills

While an EPC certificate will provide a guide to a home’s ability to generate heat and stay warm, seeing energy bills or smart meter readings from winter months will give you an idea of how heavily the current occupants rely on gas and electricity.

Energy bills are good for guidance but ensure you know if the property is heated using a gas-fired boiler or by electric storage heaters when interpreting the figures. In addition, bear in mind other energy usages outside of heating a home – lighting, powering electrical goods and cooking on a gas stove, for instance.

Be vigilant on viewings

If you are looking around a property between the months of November and March, there’s a good chance the heating system will be fired up when you arrive. Check the warmth coming from radiators and ask to see the boiler, noting the make and model. Don’t forget to ask about alternative sources of warmth, such as underfloor heating, electric towel rails, wood burning stoves, open fires and gas fireplaces.

If you would like more information on EPC ratings and what to look out for when moving home, please contact us today.

Purple reign! 6 ways to use Very Peri

After last year’s dual grey/yellow combination, the colour masters at Pantone have reverted to a single shade for 2022’s Colour of the Year. Introducing Very Peri – an uplifting shade of purple that was created especially for the year ahead.

Unlike other shades of purple, which are either classified as warm or cool, Very Peri is a mix of colder blues and violet reds, which makes it an easier shade to work with. That said, we appreciate that it may not be a hue you want to paint an entire room.

Using Very Peri as an accent colour is a flexible, low cost and more temporary way of embracing the latest colour trend in your home – especially if you are in rented accommodation and can’t make permanent changes. Here are 6 ideas to try:-

  1. Say it with flowers…and a vase: one of the quickest ways to bring Very Peri into your home is with a bunch of flowers. Choose hyacinths, irises, hydrangeas and lisianthus for a heady mix of purples, or opt for an all-white selection of blooms displayed in this Dartington Crystal Vase in the amethyst colourway, stocked at John Lewis.
  2. Throw in the towels: add colour and a spa-like vibe to your bathroom with a new set of fluffy towels – neatly folded in a stack or placed over a heated towel rail. Marks & Spencer’s cotton rich towels in the colour violet are a great Very Peri match.
  3. Paint it purple: paint isn’t just for walls. Prepare your surface correctly and choose the right paint finish, and you can apply a coat to just about anything – photo frames, bedside cabinets and even terracotta pots. Try Dulux’s off-the-shelf shade Purple Pout, or its mixed-to-order shade Amethyst Showers 1.
  4. Colour up with candles: Very Peri’s likeness to a vibrant shade of lavender makes it easy to find purple-coloured candles. Many examples that are infused with the scent are often coloured purple too – such as these ribbed lavender-scented candles by Bolsius, stocked by Wayfair.
  5. Cast some shade: whether you have a table lamp, ceiling pendant or wall light, a change of shade can completely change a room’s look. Pooky has an amazing choice of shades designed to fit a variety of fittings. Opt for the empire shade in cobalt silk for a fantastic colour match.
  6. Blanket coverage: a blanket or throw is one of the most versatile home accessories you can buy. This super-soft dyed cashmere blanket in violet from Anthropologie will add Very Peri vibes when neatly folded at the end of a bed or draped over the arm of a sofa.

Over the years we have seen many different interior design schemes in our property visits, with varying degrees of success. If you would like to view our current crop of design-led homes – or would prefer your next property to be a project – please contact the team today.

All you need to know about Japanese knotweed

There are a couple of phrases that strike fear into the hearts of property sellers – ‘serious subsidence’ and ‘negative equity’ being two of them. Another phrase you never want to hear is ‘Japanese knotweed’, but is having this invasive plant among your borders really a property death sentence?

Over the course of 2021, it is estimated that £11.8 billion was wiped off the value of UK property due to the presence of Japanese knotweed, with values taking a dip as soon as the plant is identified in a survey report or disclosed by the seller.

This figure, however dramatic it sounds, is a little misleading. Homeowners should be aware that only around 4% of UK properties are affected by Japanese knotweed and even when it is detected, it impacts the value of a property by about 5%. In many cases, a home’s full value is often achieved after an appropriate course of action is taken, despite the plant’s presence.

Even though the plant is found at less than 10% of UK properties, Japanese knotweed isn’t something that can be glossed over when it comes to selling a property. When you have decided to sell, you’ll be asked to fill out a Property Information Form (TA6).

This form requires sellers to give detailed information about the property and the surrounding area. It is a legal requirement to disclose if the property is or has ever been affected by Japanese knotweed, as its presence can create or worsen cracks in mortar and structural joints, as well as push up through paved and concrete areas.

It’s important that the ‘affected’ aspect is understood too, as sellers will need to divulge if they’ve ever had to treat the plant if it spread from a neighbouring property. It’s worth noting that a Japanese knotweed plant can be up to 7 metres away from your boundary and still need disclosing on a TA6 form.

Identifying Japanese knotweed (fallopian japonica) can be troublesome if you have no horticultural experience – it can look similar to other harmless plants but the RHS provides a good point of reference. If you’re in any doubt, it’s wise to revert to a specialist removal company for identification.

There is good news. Selling a property is entirely possible if there is Japanese knotweed. It really isn’t the barrier that some people imagine it can be. The vital aspect is to seek guarantee-backed treatment that mortgage lenders will accept.

It is usually the seller who instructs a specialist Japanese knotweed removal company to excavate and remove the plant’s rhizomes. The plant is rarely eradicated for good through hand weeding or with the use of herbicides as the rhizomes will be buried deep underground.

If a removal company offers an insurance-backed guarantee, lenders (sometimes referred to as knotweed IBG, a Japanese knotweed indemnity or a knotweed insurance-backed warranty), there’s a high chance a mortgage lender will loan against the property.

Don’t forget, the Japanese variety isn’t the only invasive knotweed out there. Dwarf, giant and bohemian are the other top three knotweeds buyers and sellers need to be on guard for. You can visit the Government’s web page dedicated to the prevention, treatment and disposal of knotweed for further details.

If you are planning to sell a property where you suspect a case of Japanese knotweed, or are buying a property where the plant has been disclosed on the TA6 form, please contact us for advice and guidance

Your guide to damp and mould in rented properties

Winter presents the ‘perfect storm’ of conditions that can trigger episodes of damp, mould and condensation. While it can be concerning to see black patches develop or water running down the walls, many issues are easily fixed. Knowing who is responsible for prevention and treatment in rented properties is the essential place to start, as our guide explains. 

Know what damp you’re dealing with

There are three main types of damp and knowing the difference will establish the course of treatment and by whom. Rising damp is when moisture below a building is drawn up through bricks and mortar, and it’s this moisture that encourages mould growth. A lack of a damp course – or a damp course that’s failing – are the most common reasons for rising damp, and this issue needs resolving by the landlord.

The landlord is also responsible for rectifying penetrating damp, which is a result of failing structures, such as broken guttering or a  leaky downpipe. It’s important to note that while a landlord is responsible for repairs involving rising and penetrating damp, tenants should alert their landlord or managing agent if they notice blocked gutters, peeling wallpaper or bubbling paintwork – especially if it’s occurring on the interior surface of an outside wall.

The third type of damp – ambient damp – is the most common and reducing it is a shared responsibility between the tenant and the landlord. Damp and mould are most frequently caused by condensation – warm, moist air that turns into water droplets when it meets colder surfaces. Many everyday actions produce condensation – from taking a shower and drying wet washing inside, to boiling a kettle and even having a conversation.

Prevention and cure

If there is a suspicion of rising or penetrating damp, a specialist company may need to be deployed by the landlord to find the root cause and undertake repairs. Cosmetic redecorating will also be the responsibility of the landlord, unless agreed otherwise.

Condensation is a trickier issue as improving insulation standards in let properties can actually contribute to increased condensation, unless well mitigated, as homes are now more airtight with fewer cracks and gaps where air can naturally escape or enter.

We know asking tenants not to breathe or bathe simply isn’t possible so ventilation is crucial, especially when cooking, showering and drying clothes inside. Windows should be open or kept ajar whenever safely possible to let moist air escape and extractor fans should be installed in rooms susceptible to high humidity – bathrooms, kitchens and utility rooms as a minimum.

On the note of wet washing, this can be a hard aspect to tackle in flats, especially those without balconies or outside drying options. In these cases, a condensing tumble dryer or a dehumidifier is something to consider.

As well as ventilation, a steady, even temperature throughout a property is a useful tool in the fight against condensation. Avoid letting a property get too cold inside by keeping the central heating on low – warm air of around 18° and warm surfaces are what you ideally need to stop condensation forming.

Everyday actions to prevent condensation, damp & mould

Small lifestyle tweaks can make a big difference around the home, so here are eight to encourage:

  1.     Keep lids on saucepans when cooking
  2.     Keep the bathroom door shut when bathing
  3.     Open a window in any room where washing is drying
  4.     Wipe condensation off window sills promptly
  5.     Move furniture away from outside walls to improve air circulation
  6.     Boil only enough water required to cut a kettle’s boiling duration
  7.     Air a property on a regular basis by opening as many windows as safely possible
  8.     Use anti-mould and condensation paint when decorating

If you would like more information about mould and damp in lieu of Section 11 of the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018 in England, please contact us today.

The pros and cons of longer tenancy lengths

Results of the latest English Housing Survey (EHS) have brought the issue of long-length tenancies back into the spotlight. While the idea of making 3-year tenancies mandatory was abandoned by the Government in 2019, following an extensive consultation, the survey results have highlighted how renters are choosing to stay in the same rental property for extended periods.

The EHS found the new average stay in a privately rented property is now 4.3 years – surpassing the three-year benchmark that was widely rejected as a mandatory term. It’s a trend that has been building for a number of years, with the average tenancy length rising from 3.9 years in 2016/17 and 4.1 years in 2017/18.

The findings may prompt more landlords to consider offering longer-term tenancies but there are pros and cons to weigh up when it comes to offering rental agreements of more than 12 months. Here’s our quick-read considerations guide but for tailored advice, please contact our lettings team.

Pros:

  • Void periods are reduced: any void is a drain on finances so reducing the number of times you have to find new tenants – a process that may potentially leave a let empty for a week or two – is a good thing. A long-term tenant also ensures rent is always hitting your bank account every month.
  • You’ll generate a ‘hands off’ investment: long-term tenants are a great option for landlords who like as little involvement in their buy-to-let as possible. There’s less worry about renewing tenancies, finding new renters, check ins, inventories and check out, plus landlords who opt for a fully managed package can really sit back and enjoy the rewards.
  • Tenants will reward you with respect: tenants who feel secure in their rental generally feel more positive about the experience. They will be keen to create a home they can settle in, and anecdotal evidence suggests they look after the property better and forge good relationships with the landlord or property manager.

Cons: 

  • Regaining possession may be harder: currently, landlords can serve a Section 21 ‘no fault’ eviction notice after a fixed term tenancy ends. If the agreement is only for 6 or 12 months, regaining possession doesn’t pose too much of a problem. If the agreement length is two or three years, landlords may have to wait an untenable amount of time. One workaround is to insert a break clause into long-term agreements – something we can organise on behalf of landlords.
  • You’ll have to trust your tenants: when the same people live in your let for 2 or 3 years, you’ll have to trust that they’ll take care of the property and pay the rent on time, especially if the eviction process will favour the tenants more in the near future. Referencing carried out by a letting agent is the best line of defence. It will uncover an applicant’s past renting behaviour and reveal their financial situation, allowing the most trustworthy tenants to be chosen.
  • Rent reviews will need careful planning: it’s a wide-held but unwritten rule that landlords reward long-term tenants with fair rents that aren’t hiked up overnight. If you’re used to raising the rent every time new tenants sign up – perhaps as often as every 6 months – you’ll need to plan a rent rise strategy before you move in long-term tenants. Always consult with a letting agent and consider writing any plans into the tenancy agreement.

Speak to us about setting the right tenancy agreement length for your property, your target tenant and the current lettings market. We will create the perfect tenancy agreement that factors in break clauses, rent rises and notice periods.