A good friend of mine has recently been discussing with me his unsatisfactory dealings with a certain local letting agent. Forget the fact that he missed out on a rental income to the tune of a few thousand pounds, his gripe is that he feels he was completely hustled by supposed ‘experts’.
'X ' As I will call him (he even looks a bit like a secret agent) had never let out a property before and having been talked the talk by the local agent, and having received a healthy (realistically overinflated) rental valuation, he saw no reason not to list with Agent B.
Although he was assured the market was as strong as ever, his property lay tenantless, managers wouldn’t answer his calls and viewings were scarce. I won’t name names when it comes to which agents did what, but you can probably make a fairly educated guess as to which agent was excited to get him on the books and then failed to ever deliver a viewing.
If you’re thinking of letting out a property, how can you avoid falling into the hands of misleading agents?
Well, a good place to start would be the fantastic list of questions that Which? have compiled.
They recommend you visit at least three agents and understand all their fees and charges before you committ to anything and if they can’t answer all your questions satisfactorily, don’t list with them. Not everyone’s out to hustle you, you will find a decent letting agent if you do your homework.
You couldn't do better than the chaps at Moray Rentals in my opinion - but then they always make sure I get a cup of tea and a slice of David's wife's Dundee cake :-)
What to ask:
· How many similar properties do you have to let?
· How many are not being let now?
· How long does it usually take from advertising to getting a tenant?
· Is anyone currently looking for my sort of property?
· What qualifications do your staff have in letting?
· Are you in a trade association? If not, why not?
· How are disputes between owners and agents settled?
· What happens about repairs in the home?
· If the agency handles repairs, am I charged cost price, or with a mark-up?
Plus anything else you think relevant to your situation.
Be careful out there, not all cowboy's wear Stetsons and ride horses !
Until the next time,
Mr Jackson.
Monday 29 September 2008
Friday 26 September 2008
Bless This House
Negotiators at Falcon and Foxglove (Burnley) have taken to burying statues of St Joseph in the gardens of properties they’re trying to sell.
St Joseph? Despite many years enduring the tender ministrations of Sisters of Mercy, Christian Brothers, Jesuits and Dominicans, this is a new one on me.
But a quick Google of St Joseph does indeed reveal that he’s the patron saint of carpentry, property and home sales (he’s also the man to get in touch with if you want an easy death, but let’s move quickly on…).
There’s quite a little cottage industry out there on the interweb flogging St Joseph home sale kits to the devout and the desperate – take your pick from:
Or my own particular favorite:
Once you have your statue, you bury yer man in the garden (upside down according to some), say a quick prayer, and stand well back to avoid being trampled by the stampede of heaven-sent buyers …
But does it work? Howard Baker of Falcon & Foxglove told Estate Agent Today: “Very few houses were selling and we just thought it was worth a try.
“When the first house sold within four days I thought it was a coincidence, but the second sale happened only days later, followed by the third shortly afterwards.
“We are always looking for new ways of marketing properties and making them more saleable, so we are willing to try anything that helps to sell houses.”
Hmmm. Spooky!
Now why, oh why, didn’t someone tell the DCLG about this before they went to all the trouble of introducing HIPs?
My thanks go to Mike O'Flynn for this amusing if not slightly wierd story.
You will note no tea or cakes have been mentioned in this story - Mrs Jackson has me on a diet and I'm trying not to think about doughnuts, butteries, vanilla slices, fresh apricot Danish pastries, warm pain au raisin's, croissants with jam, Russian slice, blueberry muffins............
Hungrily yours,
Mr Jackson.
Tuesday 16 September 2008
My 2p's worth....
The two most important factors when attempting to rent out a house are the two 'P's, presentation and price. Most people have an emotional response to a house within ten seconds, so you have to be tidy and your children can’t leave their underpants on the floor.
Cleaning the windows is one of my most important tips to you : it will make rooms look lighter and brighter.
Get rid of any lingering odours (the main culprits being dog - sorry Copernicus, and cigarette smoke). Temporarily re-home your pets, either to the car or to the garden - not everyone will share your love of them.
Even more important is price. The rental market is very healthy at the moment, though don't try and exaggerate your price, you need to attract the optimum number of potential tenants. A high price is not going to get people through the door, so put it on at a guide price at the upper middle end of your expectations, and you may even get several bidders who will push the price up.
Above all be flexible, though never agree to let your property without you or your agent completing comprehensive credit and background checks.
If you've got a decent property to rent, it's realistically priced and clean, then in today's climate you shouldn't struggle - speak with your agent if your property is sticking around. I know the chaps at Moray Rentals are renting properties like hot cakes, many of which go without even being advertised.
Talking of hot cakes - must dash, as I have two pain au chocolate still to eat - today is their use by date - how I hate to see good food wasted.
Good luck if you're renting out your property.
Choc's away,
Mr Jackson.
Cleaning the windows is one of my most important tips to you : it will make rooms look lighter and brighter.
Get rid of any lingering odours (the main culprits being dog - sorry Copernicus, and cigarette smoke). Temporarily re-home your pets, either to the car or to the garden - not everyone will share your love of them.
Even more important is price. The rental market is very healthy at the moment, though don't try and exaggerate your price, you need to attract the optimum number of potential tenants. A high price is not going to get people through the door, so put it on at a guide price at the upper middle end of your expectations, and you may even get several bidders who will push the price up.
Above all be flexible, though never agree to let your property without you or your agent completing comprehensive credit and background checks.
If you've got a decent property to rent, it's realistically priced and clean, then in today's climate you shouldn't struggle - speak with your agent if your property is sticking around. I know the chaps at Moray Rentals are renting properties like hot cakes, many of which go without even being advertised.
Talking of hot cakes - must dash, as I have two pain au chocolate still to eat - today is their use by date - how I hate to see good food wasted.
Good luck if you're renting out your property.
Choc's away,
Mr Jackson.
Wednesday 3 September 2008
Gazumping in the rental market.
Well, it had to happen......... This is how Globrix reported the new trend of Gazumping in the rental market. With the sales market cooling down, and many discretionary movers and first time buyers now waiting to see what the market does in the next few months, the demand for rental properties has increased to previously unseen levels within a very short space of time. Rental yields, which up until recently were languishing around an average of 3%, are now being tipped by industry experts to hit an average of 7% by the end of the year. And with a ratio of 4 applicants to every property available to rent, it’s a very fast moving market.
So rapid is the turnover of rental property at the moment, that desperate would-be tenants are outbidding each other for the ideal property. Enter the spectre of Gazumping to the rental market. Letting agents up and down the country are reporting increased incidences of people arriving at properties with their cheque book and pen, ready to put down a holding deposit there and then because they’ve narrowly missed out on other properties and are getting desperate.
Gone are the days where there was an opportunity to haggle over the rent. Now, the tables have turned and landlords are cherry-picking the most suitable tenants who are prepared to pay the most rent.
So, if you are on the lookout for a property to rent right now – don’t dawdle. Do your research to keep an eye on what’s out there every day to be the first to get into a property, which will give you an advantage over other tenants.
Once you’re there, if you can, make an immediate decision about the property, and put down a holding deposit to avoid losing out. Also, try and be flexible. Chances are, because rents are rising and there are so many other potential tenants out there, you may not find exactly what you want, but if something ticks enough boxes, right now it might be worth going for. Because chances are, if you don’t take it, someone else will !
Paul at Moray Rentals advised me over a slice of M&S Maderia cake that this phenonema has yet to hit the shores of Moray, but as with everything else, he expects it to arrive in the next couple of months - you've been warned !
All the best,
Mr Jackson.
So rapid is the turnover of rental property at the moment, that desperate would-be tenants are outbidding each other for the ideal property. Enter the spectre of Gazumping to the rental market. Letting agents up and down the country are reporting increased incidences of people arriving at properties with their cheque book and pen, ready to put down a holding deposit there and then because they’ve narrowly missed out on other properties and are getting desperate.
Gone are the days where there was an opportunity to haggle over the rent. Now, the tables have turned and landlords are cherry-picking the most suitable tenants who are prepared to pay the most rent.
So, if you are on the lookout for a property to rent right now – don’t dawdle. Do your research to keep an eye on what’s out there every day to be the first to get into a property, which will give you an advantage over other tenants.
Once you’re there, if you can, make an immediate decision about the property, and put down a holding deposit to avoid losing out. Also, try and be flexible. Chances are, because rents are rising and there are so many other potential tenants out there, you may not find exactly what you want, but if something ticks enough boxes, right now it might be worth going for. Because chances are, if you don’t take it, someone else will !
Paul at Moray Rentals advised me over a slice of M&S Maderia cake that this phenonema has yet to hit the shores of Moray, but as with everything else, he expects it to arrive in the next couple of months - you've been warned !
All the best,
Mr Jackson.
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