Blog

A recent survey conducted by rental website lettingaproperty.com, showed that 14% of enquiries received were from tenants that are unemployed and that 8% of these tenants were claiming Local Housing Allowance (LHA).

The survey, conducted in response to the current economic climate, was to assess the quality of enquiries received by the website based on the tenants disclosed employment status.

A snapshot of the last 168 tenants that made contact through the website, showed 77% as being in full-time employment, 4% were part-time employed, 4% self-employed, 1% students and 14% were unemployed.

Jonathan Daines, founder of the website commented, “I am pleased that the site generates quality leads for Landlords and Agents from employed tenants, however I am concerned that landlords may be missing a opportunity if they do not at least consider tenants claiming income support or LHA.

The most common reason given by landlords is due to a poor experience that they have had in the past with their local councils and rent payments.”

Daines adds “The landscape has changed over the last 18 months and the majority of local councils are aware of this.  Having spoken to a number of Housing Representatives myself, I have been impressed with their proactive approach to handling tenant applications.

J Harris of Stonham Housing Association, an organisation that works in partnership with local authorities, commented that “In certain circumstances, Stonham Housing will work with the council to raise the tenant’s deposit plus the first month’s rent.”

It has been discussed in various reports that since the changes to LHA, where rent payments are now being made directly to the tenant, private landlords have been experiencing an increase in non-payment and late payment as a result.

Harris leads on to say that “most local authorities will allow for requests to be made for the rent to be sent directly to the landlord and the majority will also be able to provide a written reference for the tenant and will confirm the support the tenant is entitled to.”

Mr W Jarman, a private landlord in Runcorn has recently advertised a property on the website.

It was noted that he was keen to secure a tenant on Housing Benefit.  When questioned about his advertisement, Mr Jarman commented:

“I have been a Landlord for many years and I find that tenants on LHA usually stay much longer in the property as they do find it difficult to move from one rented property to the next.  This ultimately reduces my void periods and I have never had any problems.”

There are pros and cons to letting property to tenants on LHA and the advice given by lettingaproperty.com is to encourage tenants to seek support from their council representative and find out what services they may be able to offer in terms of securing a property.

Landlords are encouraged to consider LHA and should only make a decision once they have met the tenant and had a chance to discuss their circumstances.

There are certainly a number of tenants on HB that could turn out to be the “perfect tenant” where the rent is paid on time and in full – every month.

Lettingaproperty.com is a rental property website with properties advertised by private landlords and letting agents across the UK.

addthis_url = 'http%3A%2F%2Fwww.lettingaproperty.com%2Fproperty-blog%2Flandlords-blog%2Frental-survey-reveals-missed-opportunity'; addthis_title = 'Rental+survey+reveals+missed+opportunity'; addthis_pub = '';

Most letting agents have seen an increase in tenants struggling to pay their rent, research has found.

A survey by Arla found 55 per cent of letting agents said tenants were finding it harder to find the money to make their rent payments.

Ian Potter, operations manager of Arla, said unemployment was the main reason people were not being able to pay rent to letting agents.

He said: “The housing market looks increasingly buoyant with demand for rental properties having risen strongly since October. The problem of rental arrears will therefore persist and potentially grow in seriousness.”

Mr Potter added that tenants were at risk of being caught in a web of debt unless they were able to find a solution to their financial problems.

Landlords may find that being sympathetic to tenants who are struggling to pay their rent will be rewarded in the future.

Tessa Shepperson, solicitor at LandlordLaw.co.uk, said landlords should be lenient with good tenants as they would then look after the property better.

This article was brought to you by Rentman the premium property management system.

addthis_url = 'http%3A%2F%2Fwww.lettingaproperty.com%2Fproperty-blog%2Ftenants%2Ftenants-struggling-to-pay-rent'; addthis_title = 'Tenants+struggling+to+pay+rent'; addthis_pub = '';

Did you know that the average household spend on energy is around £1200 per year.  According to Martin Lewis, the Money Saving Expert, by comparing energy suppliers, Energyhelpline could reduce that to around £900 per year.

After a series of recent price cuts and now with the news that British Gas prices have reduced by 7%, online energy prices have hit the lowest levels they have been for 18 months. Not since last June have prices been lower.

The cheapest deals currently come from big suppliers and some small new UK suppliers who are shaking up the market. Fixed or capped rates tariffs are at the lowest rates they have been since July last year.

An average home that has never switched before can now save £378 a year; not a small amount of money particularly in these credit crunched times.

Maybe 2010 is the year that you can really cut your energy bills?

Compare prices with EnergyHelpline and see if you can save by switching today! addthis_url = 'http%3A%2F%2Fwww.lettingaproperty.com%2Fproperty-blog%2Fproperty-news%2Fbritish-gas-slash-energy-prices-by-7'; addthis_title = 'British+Gas+slash+energy+prices+by+7%25'; addthis_pub = '';

The UK housing market is experiencing a trend of ‘reluctant tenants’, following a shift in supply and demand for properties, according to the Association of Residential Letting Agents (ARLA). ARLA’s research, conducted across UK letting agents and landlords, reveals that the surplus of rental property is reducing, while demand for properties rises.

According to ARLA, this shift has generated a wave of reluctant tenants. During Q4 2009 an average 41% of members surveyed reported more tenants than properties - compared with just 24% last quarter. In addition, ARLA research among landlords revealed that 54% of those asked felt that consumers were being forced to rent rather than buy.

“New tenants include those homeowners who were forced to sell their home during the last year either due to financial instability or a job-move. And many people now in a position to buy are struggling to find the right property, as there is also a shortage of both properties for sale and realistic mortgages,” explained Ian Potter, operations manager at ARLA.

“This rise in tenants is a positive sign for the industry, as it indicates increased market movement,” continued Mr Potter. “It also shows that many more people will learn the benefits of living in rental accommodation.

“However, as demand exceeds supply we are faced with a new challenge - how to provide enough good-quality rental properties to meet this demand. These figures confirm our long-held view that a strong Private Rented Sector (PRS) will be fundamental in meeting the accommodation needs of future generations. But without significant government support, the sector will likely struggle.”

In August 2007 53% of ARLA members surveyed felt that there were more tenants than properties - but this figure then dropped, reaching a low of 10 per cent in February 2009. The number of available properties began increasing again last quarter.

ARLA research for the fourth quarter also shows that the period for which properties are unoccupied has fallen once again, with the average void period for the UK down from four weeks to 3.9 weeks, as tenants snap up available properties quickly.

source: http://www.arla.co.uk

addthis_url = 'http%3A%2F%2Fwww.lettingaproperty.com%2Fproperty-blog%2Fproperty-news%2Fdemand-for-rental-properties-continues-to-rise'; addthis_title = 'Demand+for+rental+properties+continues+to+rise'; addthis_pub = '';

The TDS is one of the largest government backed deposit schemes in the UK.  They are responsible for over £1b of tenant’s deposits.  Recently, they hiked up Letting Agent member fees to counter-act the cost of  handling disputes they receive each day.

As with most business operating costs - these are normally passed or absorbed by the consumer - and in this case, the Tenants.

lettingaproperty.com warns that some Letting Agents are already charging astronimical application fees to tenants (up to £400 per couple) and with the added presures that Agents have been under over the last year we could see agents increaing their application fees further.

Mr P Endacott, a Letting Agent himself has today commented on estateagenttoday.co.uk:

“We will be introducing a fee of £100 to both tenant and landlord in order to deal with any dispute. This may rise if the TDS insist on pulling their price increases out of a tombola.”

A typical application fee is around £100 for the first tenant and then £50 thereafter.  The price varies significantly.

Talking to two midlands Letting Agents, the first confirmed a fee of £285 + vat for two tenants and the second Letting Agent was £100 for a couple.

These two agents are no more than 10 miles apart in neighbouring villages so it is advisable for tenants to be clear on the fees before they proceed with an application.

Private Landlords rarely charge fees to tenants and if they do, it is usually the cost of a single credit check (about £30).  This is a massive incentive for tenants and why they seek out private landlords on the internet.

lettingaproperty.com is an online letting agent and property website dedicated to UK residential lettings and homes more than 70,000 properties to rent from letting agents and private landlords.

addthis_url = 'http%3A%2F%2Fwww.lettingaproperty.com%2Fproperty-blog%2Ftenants%2Ftds-fees-could-affect-tenants'; addthis_title = 'TDS+fees+-+how+could+this+affect+tenants%3F'; addthis_pub = '';

Letting agents will find out the full extent of a price increase in their subscriptions to the Tenancy Deposit Scheme (TDS) this week.

Eddie Hooker, chief executive of pay-as-you-go deposit protection scheme mydeposits.co.uk, said the 23 per cent price increase had raised eyebrows among letting agents.

He said: “I believe this new two-fee instalment model, with the second instalment linked to the number of agent protections requiring Alternative Dispute Resolution (ADR), should be approached with care.”

If letting agents are unfortunate enough to experience disputes with tenants they can expect more price increases, he added.

TDS chairman John Hornsey defended the price increase, saying it was a fairer system of charging letting agents, based on how much they use the system, and claimed the price remained competitive.

Mr Hooker said the price increase showed the decision made last year by the TDS to only accept accredited agents was not working.

This article was brought to you by Rentman the premium rent management software.

addthis_url = 'http%3A%2F%2Fwww.lettingaproperty.com%2Fproperty-blog%2Fletting-agents%2Ftds-price-hike-for-letting-agents'; addthis_title = 'TDS+price+hike+for+Letting+Agents'; addthis_pub = '';

Landlords can expect to see increasing demand for rented accommodation in the next few years, a new government report indicates.

This article was brought to you by Rentman the premium rent management software.

The Department for Communities and Local Government’s Survey of English Housing says there has been nearly a three per cent drop in owner-occupied homes since 2003, reports the Financial Times.

Housing minister John Healey said there could be a shift in attitudes with Britons happier to rent rather than buy.

Mr Healey said, in a speech to the Fabian Society: “Some [people] point to the recession having shaken people’s desire to invest in bricks and mortar. But in reality home ownership has been dropping since 2005. And I’m not sure that’s such a bad thing.”

The UK could move to a more European model of housing with renting more common than ownership in the future, Mr Healey added.
One in ten tenants no longer seek the status symbol of owning their own home, research by professional services advice website Unbiased.co.uk said last week.

Find out more about letting agent software

addthis_url = 'http%3A%2F%2Fwww.lettingaproperty.com%2Fproperty-blog%2Fproperty-news%2Flandlords-can-expect-more-renters-to-come-into-market'; addthis_title = 'Landlords+can+expect+more+renters+to+come+into+market'; addthis_pub = '';

Did you know that a tenancy agreement can be formed verbally as well as in writing?

For example, if you and the Tenant were to agree how much rent is to be charged, a move in date and for how long you will let the property, a tenancy agreement could come into force.

This means that both parties would be bound by the terms of the agreement just as if a written agreement had been drawn up!

If you are discussing a potential let or renewal of a tenancy, you should always take care that you do not create an oral agreement by mistake.

Use ‘Subject to Contract‘ in all correspondence!

Always use the words ’subject to contract’ on any correspondence relating to the potential let - this includes when leaving messages on voicemail or speaking directly with a Tenant.

Also - don’t sign the tenancy agreement unless you are absolutely certain you want to let the property to the Tenant. You will not normally be entitled to any ‘cooling off’ period.

Make sure your tenant has been fully credit referenced and a full background check has been made on any previous Landlords and employers.

addthis_url = 'http%3A%2F%2Fwww.lettingaproperty.com%2Fproperty-blog%2Fproperty-news%2Fverbal-tenancy-agreements'; addthis_title = 'Watch+out+for+verbal+tenancy+agreements'; addthis_pub = '';

Short and Long stay Rooms to Rent  in Horsham, near Crawley from only £150pw.  Ideal for transport links to Gatwick Airport.

Carylls Country House, a 15th Century Manor House, offers short and long stay rooms to rent and is centrally located in the peaceful village of Faygate which is only 3 miles from the Towns of Crawley and Horsham, Just 7 miles from Gatwick Airport.

Short Stay Rooms to Rent in Crawley (per week)

Clients stay at Carylls instead of Hotels as we are better priced and offer the extra self-catering fully furnished En-Suite Rooms. You just book the room per week from just £195.00 single & £249.00 double occupancy all inclusive and move in straight away. Just pay for your room, everything else is free:

• Free 24hr Unlimited Wired Broadband.
• Free On-Site Secure Car-parking.
• Free Flat Screen Television With Free-view and DVD.
• Free Weekly Maid Service and Linen Change.
• Free Television Licence Fee.
• Free On-Site Management.
• Five Acre Gardens and Picnic areas.
• No References.
• No Contracts.
• No Hidden Extras
• No bills or utility accounts
• All is included, Heating, Water rates, Council Tax, Heating, Lighting, Communal Charges, Hot & Cold Water.
• In room kitchenette.
• On-Site Launderette.
• Stay for as long as you need.
• NO HIDDEN EXTRAS – AND A LOT MORE.

Long Stay Rooms to Rent in Crawley (En-suite, minimum 2 months)

Carylls has a number of en-suite rooms to rent allocated for long stay. These have:

• Kitchenette
• En-suite bathroom
• Unlimited wired broadband internet access
• Satellite/freeview television
• Central heating
• and a lot more.

They are available at an All Inclusive rate starting from as little as £150.00 per week.

Our Guest House (Nightly Stay)

If you are looking for a refreshing break in the Arun Valley, then why not.

The Country House has recently been refurbished to the highest standard, providing you with luxury en-suite rooms and studios to rent in the perfect setting within a five acre landscaped garden with picnic area and beautiful views of the Horsham countryside.

To arrange a viewing for either room type, please call 0844 567 0578 or email info@lettingaproperty.com and quote LAP6130944.

addthis_url = 'http%3A%2F%2Fwww.lettingaproperty.com%2Fproperty-blog%2Fproperty-news%2Frooms-to-rent-in-crawley'; addthis_title = 'Rooms+to+Rent+near+Crawley%2C+Short+and+Long+Term+Lets'; addthis_pub = '';

Dear Reader

May I take this opportunity to wish you a very Merry Christmas and a prosperous New Year in 2010.

Looking back on 2009, it has been a very exciting time for the team at lettingaproperty.com and I would like to share with you some of the milestones that we are extremely proud of and a few exciting programmes we have lined up in 2010.

Since our launch of the new website on the 17th August 2009 we have experienced a tremendous response from the public and our industry peers.  Our website itself, having been nominated for “Best Website 2009” by the prestigious Landlord Buy-to-Let Awards, has received a promising level of traffic.

In the last three months we have received just over 18,000 property searches conducted on the site and just shy of 10,000 individual property details requested.

What is more important is the feedback we have received from Private Landlords that have marketed their properties with us over the last few months.  From our recent customer survey an amazing 100% of our Landlords would “recommend us to a friend or family member”.  We strive to ensure that our service levels remain high and that our customers are continuously delighted.

We are also pleased to have launched our Property Management Service where we are offering Landlords a valuable full management service across the UK at very competitive rates.  We have received accreditation as Members of the Ombudsman for Letting Agents which has confirmed our professionalism and given our Landlords a high level of confidence when dealing with us.

Looking forward to next year, we will be launching a few exciting programmes such as:

• A UK wide Professional Inventory Service
• A UK wide Network of Gas Engineers
• We will be developing the website to make it even easier for landlords to publish properties and for tenants to search our database.
• An out of hours answering service so that we may take tenant calls 24 hours/ 7 days a week – ensuring we never miss a potential property enquiry.
• Building on our network of Portal Partners – our aim is to have a network of over 100 websites to send our property data to.
• Video guides on how to let a property and helpful hints and tips.

So in summary, thank you to those customers that have supported us during our first few months and we look forward to assisting you in the future and I would like to extend a warm invitation to those whom have not had an opportunity to use our services as yet to contact us on 0844 567 0578 to discuss your property requirements.

Yours Sincerely,
Jonathan Daines
Co-Founder and Director

addthis_url = 'http%3A%2F%2Fwww.lettingaproperty.com%2Fproperty-blog%2Fgeneral-discussion%2Fseasons-greetings-from-lettingapropertycom'; addthis_title = 'Seasons+Greetings+from+lettingaproperty.com'; addthis_pub = '';

We have been notified that Online Letting Agent - Webresidential.co.uk Ltd is now in administration.

It would appear that their properties have been removed from the various portals including rightmove.co.uk and their website www.webresidential.co.uk defaults to their web design company. We have tried to contact the Company to offer assistance however, their lines are now closed.

Jonathan Daines, Co-founder of Lettingaproperty.com understands that for those Landlords advertising with Webresidential may be left with no support during this process and therefore would like to extend an invitation to those Landlords to port their property adverts across to lettingaproperty.com at a discounted rate.

Please contact our Head Office on 0844 567 0578 and quote “LAPWEBR” to discuss your advertising options.

We will do our utmost to have your property advertisements up and running in no time at all.

addthis_url = 'http%3A%2F%2Fwww.lettingaproperty.com%2Fproperty-blog%2Fproperty-news%2Fwebresidential-administration-support-for-landlords'; addthis_title = 'WebResidential.co.uk+in+administration+-+Support+for+Landlords'; addthis_pub = '';

The Royal Institution of Chartered Surveyors (RICS) has published the results of its Residential Lettings Survey for October (3rd quarter) 2009 and reports that Chartered Surveyors expect to see rent rises in the New Year as the number of rental properties coming onto the market fell for the first time since January 2008.

The recent pick up in the housing market seems to have led to drop off in the number of rental properties, particularly houses, being made available and as a result surveyor optimism has increased for the first time since July 2008. The survey says that 22% more surveyors expect rents to rise rather than fall in the next three months.
The drop off in supply is the main driver for the more positive sentiment, with new instructions reaching their lowest levels in the surveys history (1998). A net balance of 11% of surveyors are seeing the number of new instructions coming onto the market falling rather than rising.

This is in stark contrast to levels seen late last year when the housing market was still suffering from falling prices and many would-be sellers were turning to the lettings market when their houses failed to sell.

Currently the reading for past rents, although still negative, is the least so since July 2008 with only 4% of Chartered Surveyors still reporting falling rather than rising rents, indicating that the downward pressure on rents is already starting to ease. Significantly London and the North are already seeing the majority of surveyors reporting price rises over the past three months.

Demand for rental property is still rising as 16% more surveyors saw activity over the past three months pick up; in particular demand for houses was particularly strong with 22% more surveyors reporting rising rather than falling numbers of people looking to rent. Tenant demand was strongest in London, but increased in most other parts of the country bar the east.

Jeremy Leaf, RICS spokesperson said: “It seems the current upward trend in the housing market is having a more significant effect on the lettings market, with many of the accidental landlords returning to the sales market to take advantage of the recent price increases. As a result the recent oversupply is reversing, with new instructions at the lowest levels we have seen. This of course is impacting on prices and tenants no longer have as strong a bargaining power as they did.”

addthis_url = 'http%3A%2F%2Fwww.lettingaproperty.com%2Fproperty-blog%2Fproperty-news%2Frent-increases-predicted-for-2010'; addthis_title = 'Rent+increases+predicted+for+2010'; addthis_pub = '';

“In this world nothing can be said to be certain, except death and taxes.”

Benjamin Franklin in a letter to Jean-Baptiste Leroy (13 November 1789)

And so it has been for many years. What this means is, if you as a landlord have not already filed a paper return for 2008/09 the deadline for returns filed on-line is 31st January 2010. After this time your late submission will incur an automatic penalty of £100. If the tax return is still outstanding by 31 July a second £100 fine is incurred. A penalty can also be imposed based on the amount of tax owed for the year if returns are still overdue 12 months after the filing date.

So why do we always leave it until the last moment? Perhaps there is never enough time and often not enough money – and for many they almost but don’t quite understand what they are doing. So here are the basics:

SELF ASSESSMENT

• HMRC no longer “agree” figures
• Get it right, and on time – or pay the price
• Nine million Self Assessment tax returns now filed each year
• 104,000 tax returns filed on-line on 31st January 2007 – before the HMRC computer crashed
• 900,000 tax returns are filed late each year
• Increasing pressure to file on-lineKeep your records or risk a £3,000 fine

The principle is quite simple. You should know whether or not you have a source of income that is untaxed or not taxed at the right rate. If this is the case you must tell HMRC by 5th October following the end of the tax year in which the income first arose unless you have been sent a tax return to complete.

If the taxable income is less than £2,500 and you are in employment HMRC will collect the tax through the PAYE scheme. But you must write and tell HMRC the amount. If the income exceeds £2,500 HMRC will send you a tax return. Once you have a tax return you have until the later of 30th September and two months after the return was issued if you want HMRC to calculate the tax due, and 31st January and three months after the return was issued if you want to calculate the liability yourself. In any event you have until 31st January in the year following the end of the tax year to pay any tax due.

In the 2007 Budget, Gordon Brown announced that he’d accepted the recommendations of Lord Carter - in his review of HMRC’s online services - and from 2007-08, has brought forward the deadlines for filing self-assessment tax returns from January 31 to September 30 for paper returns. The deadline for returns filed on-line remains 31st January.

On top of the automatic penalty of £100 charged for returns not received by 1 February, if the tax return is still outstanding by 31 July a second £100 fine is incurred. A penalty can also be imposed based on the amount of tax owed for the year if returns are still overdue 12 months after the filing date.

The tax year runs from 6th April one year to 5th April in the next. The first payment is made in January during the tax year and is one half of the liability for the previous year unless the liability for the previous year was under £500. Assuming your return has not been submitted and processed by 31st July, the second instalment is due on that date and is the same amount. You are required to submit your return by 31st January following the end of the tax year together with any balancing amount of tax due (on-line filing only).

Interest is charged on tax paid late. This applies whether the late paid tax is either of the two payments on account or the balancing payment.

Records of all information used to complete tax returns must be kept for 22 months after the end of the tax year, or for 5 years and 10 months for those carrying on a business or who have income from letting out property. There is a maximum penalty of up to £3,000 for each tax year for which records have not been kept.

Help is at hand

If you feel this is all too complicated then we at Landlords Tax Services will be pleased to help, email us on maurice@landlordstax.co.uk  phone +44 (0)20 7510 9696 or visit www.landlordstax.co.uk

Copyright Maurice Patry FCA

December 2009.

This article is published without responsibility on the part of the author for loss occasioned by any person acting or refraining from action as a result of any view expressed therein.

addthis_url = 'http%3A%2F%2Fwww.lettingaproperty.com%2Fproperty-blog%2Flandlords-blog%2Flandlords-tax-return-deadline'; addthis_title = 'Landlords+Tax+Return+Deadline+2008+%2F+2009'; addthis_pub = '';

Last time, I spoke about the different ways you can structure the land acquisition in your quest to become a new build property developer. Following on from that, I’m going to explore the importance of establishing a quality ‘development team’…

By Lyndon Forshaw

When it comes to successful property development, attempting to do everything yourself is simply false economy. That’s why establishing a quality team of experienced employees or external consultants is crucial to the success of your business.

No matter how much effort you put into studying any particular field, it’s highly unlikely that you’ll gain the depth of knowledge or expertise of a person whose dedicated their academic and professional career to that field.

Don’t get me wrong, I totally encourage anyone to learn and completely understand the various stages and processes involved in property development. What I am saying is this: to be truly successful, you will ultimately need to call on the services of specialist advisors or experienced professionals.

Your role as ‘the developer’ is to manage the entire process and bring the specialists together as and when necessary to facilitate a successful project. On a personal level, this is ultimately what I enjoy the most – facilitating and overseeing a successful project from inception to completion.

As you can appreciate, there are numerous specialist roles and occupations at each stage of the development process. For instance, during the planning application stage you may well need to call on architects, planning consultants, ecological consultants, BAT consultants, traffic planners, party wall surveyors and landscape consultants, to name but a few.

And there’s more…  the construction phase may demand ground work contractors, brick layers, plumbers, plasterers and electrician… I’m sure you get the idea!

Luckily, you don’t have to get involved with hiring all these individuals. I’m all for making things as easy and stress free as possible – especially for people who are still learning the ropes.  So what’s best way to make things simple?

My approach is this: break the process down into key stages and let those you employ for each stage manage that stage and bring in any further specialists as they’re required.

For example, for the construction phase, I always employ a single main contractor. They are legally bound to carry out the construction as agreed in the contract according to the architect’s plans. That means they manage and employ all the various subcontractors as and when necessary to complete the project.
So in real terms, all I have to do is arrange to pay my main contractor in stages as the development progresses. Easy!

Let’s take a look at the key members that are essential to your development team:

1. You! – You are the developer and overall project manager and facilitator.
2. Land Broker –If you aren’t proficient at sourcing sites yourself then a land broker can be invaluable.  Visit www.LandLounge.com for further assistance.
3. Planning Consultancy – You may employ a planning consultant to completely oversee your planning application.  They may appoint the architect and all other specialist consultants as required for the application, such as ecology, BATs or traffic, etc.  However, for small, non-contentious applications, a planning consultant may not be required.
4. Architect – Crucial to you for the planning application and the construction phase. Always obtain fixed price quotes from several different architects. A good architect should provide an initial feasibility study at no cost. I work with a couple of fantastic practices who can work nationwide, so if you require any help on that, please get in touch via my website: www.ukpropertyexpert.com. Ask to see examples of their previous work and thoroughly research their previous developments and references.
5. Quantity Surveyor – For small developments it may not be necessary to employ a surveyor, as your main contractor will price the work and materials accordingly. However, for larger schemes, they are crucial to establishing actual and estimated development costs.
6. Contract Administrator – For the majority of my smaller schemes, I use JCT contracts. These are the various industry standard contracts between you (the developer) and your main contractor.  A professional would normally be required to administer the contract and make sure it is completed and adhered to in the correct manner. For larger schemes, I recommend employing a specialist building surveyor to do this. However, for smaller schemes, the role can be covered by your architect.
7. Structural Engineer – Virtually all new buildings require the input of a Structural Engineer at both the design and construction phase.  They look at a range of areas, including strength loadings of walls and lintels in the design of the development, as well as foundation design (amongst many other things).  Your architect will normally recommend a decent one. Structural engineers are often the unsung heroes of ‘fancy and cutting-edge architecture’. The architect often comes up with the off-the-wall designs. It’s the structural engineers who then work out how it can actually be built.
8. Main Contractor – As I’ve said countless times in the past, these days the only realistic way for a novice to enter the world of developing successfully is by employing the services of a main contractor to carry out the construction element of the process. It is, however, crucial that you employ an extremely experienced and proficient contractor on a fixed price contract basis (most banks will insist on it anyway!). Be sure to check references thoroughly, go and see previous schemes of theirs, ask to speak to satisfied clients, ask to speak to architects they have worked with. Only employ the very best.  As with anything, you will have to take into consideration their price too. Again, if you are struggling to find a decent contractor, please do not hesitate to drop me a line.
9. Sales Agents – To a large degree who you choose to help market your development will depend on its location. You will generally have a choice of several local estate agents who will all be keen to help you. Meet with about three of them, obtain their opinion of values and written fee quotes and marketing plans.  Choose the one that you feel offers the best deal.

So there you have it… the main members of your development team who will be crucial to the success of your development project. It’s critical that you get the right people on board… particularly when it comes to those core professionals who you will work with on each of your projects… the Planning Consultant, Architect, Structural Engineer and Main Contractor. Get the right team in place and you increase your chances of success tenfold.

Next time I will look at the construction phase of the development and what to expect.

addthis_url = 'http%3A%2F%2Fwww.lettingaproperty.com%2Fproperty-blog%2Fproperty-news%2Festablishing-your-development-team'; addthis_title = 'Establishing+Your+Development+Team'; addthis_pub = '';

At what point do you start to suspect your tenants of being your neighbourhood cannabis growers?   This is the question we recently put to Mr F, a Merseyside landlord who has recently had the misfortune of finding out his tenants were in fact using his property to farm cannabis.

We hear about cannabis farms on the radio, read about it in newspapers and perhaps see one or two clips on the 6 ‘0′ clock news however, you would never think it could happen to you!  Mr F, who prefers to remain anonyms, tells us of his recent nightmare that came true.

How did you find out that your tenants were growing cannabis in your property?

“I have been letting property for a number of years now and I used a local agent to manage the property.  The tenants were of middle age and I never had any difficulties with them throughout the tenancy.  It was towards the end of the agreement that they stopped paying rent and when the Agent tried to contact them, they did not return the calls.”

What happened next?

“Well, I know you are not allowed to do this but the Agent and I visited the property and we could see all the windows were covered over.  We used my spare key to gain access to the property and as we walked into the front door we were smacked in the face by the most pungent smell and the air was very damp.”

What was your initial reaction to what you saw in the property?

“I was speechless, just from seeing the hallway you could see that the property was going to be wrecked.  We called the police out immediately.  They informed us on the telephone not to go into any of the rooms as it is quite common for the growers to set traps to electrocute any unwanted intruders (Landlords and Agents) by hooking up live wires to the internal door handles.”

How would you describe the condition of the property?

“It was a real mess.  Because the boiler had been tampered with, and they over rid the temperature control, it was constantly blasting out heat and somehow they kept the air in the property very damp - like a green house.  All of the kitchen units were warped, the floorboards were rotting, the radiators were all rusted, there was compost everywhere - the carpets were completed ruined.  They had stapled curtains over every internal door, I guess to keep the humidity high in the rooms.”

What have your insurers said about the situation?

“My insurance company sent out a loss adjuster to the property and I asked him how much I could expect to have paid out in damages.  He said that they have recently changed their policies as cannabis farms have become more and more prevalent.  He was not able to give any figures then and there and said that their head office would be dealing with it.”

Looking back, were there any obvious signs that this was happening in your property?

“No, as I said, they were decent enough tenants, they passed the Agents initial credit checks and they paid their rent on time and in full.  Apart from going over to the property every month, I am not sure what I could have done to prevent this?”

End of interview.

What are we doing about cannabis farms?

Recognising the increasing socio-economic issues caused by cannabis farms, The Home Office recently promoted the National Tackling Drugs Week which was held from 8 to 12 June 2009.

During this week Crimestoppers focused specifically on helping the police locate cannabis farms that could be in residential properties on any ordinary, suburban street in towns and cities around the UK.

Cannabis cultivation can fuel a range of serious organised crimes including the possession of firearms, people trafficking, prostitution and money laundering.

These illegal operations pose a significant threat to our fire services as highly flammable and dangerous chemicals are used in the cultivating process. Another hazard is that electricity supplies are bypassed to supply enough energy to run around eighty 600 watt lamps that have the potential to overload. Also, as the properties are often booby-trapped this means that the fire fighters have to deal with highly unpredictable environments.

Michael Laurie, CBE, Crimestoppers’ Chief Executive said: “Around 50% of information that is passed to Crimestoppers every year is about drugs offences so the public are clearly concerned about having drugs in their communities.

What are the signs to spot cannabis farming?

• The windows of the property are permanently covered from the inside
• Visits to the premises occur at unusual times of the day or night
• People often do not live in the premises and only visit to maintain them. Offenders may call daily or weekly but usually do not stay long
• There may be a vent protruding through the roof or a rear window
• There may be a pungent smell coming from the premises
• There may be noise coming from the equipment in the premises (i.e. cooling fans)
• Black bin bags or laundry bags for removal of cannabis or by-products, such as used fertilizer
• Compost bags or gardening equipment left outside, usually in the rear of the premises
• Watch Crimestoppers’ film below on how to spot cannabis farms

addthis_url = 'http%3A%2F%2Fwww.lettingaproperty.com%2Fproperty-blog%2Flandlords-blog%2Flandlord-tenants-cannabis-growers'; addthis_title = 'Unsuspecting+Merseyside+Landlord+finds+tenants+using+property+to+farm+cannabis'; addthis_pub = '';

The rental market has undoubtedly shown signs of slowing as we head into Mid November and December which are typically, the quietest periods for Landlords.

As a yardstick, lettingaproperty.com received just over 5200 property searches that were conducted on the site in September as opposed to 4800 in October.  Although we have had a reasonably positive start to November with 2193 property searches in the first week, the trend will continue to fall over the Christmas period and then start to lift again in January / February.

Regardless of whether you are marketing your property with a High Street Agency or letting a property online, the danger for Landlords with vacant property at this time of year is that if the property does not let in November, the void period may be prolonged until the start of next year.

From our experience as ex high street letting agents, we have a few ideas to help you maximise the opportunity of finding a tenant before the end of the year.

1) Spread your Marketing.

It is true that around 80% of tenants will find their property online and if you are already marketing your property on lettingaproperty.com, then you have this area covered.  We advertise your property on 16 top property websites including rightmove.co.uk – the most visited property website in the UK.

However, there is always that extra 20% of tenants that find properties by other means and these are typically through To-Let boards and newspaper advertising.

To Let Boards – These are great for capturing a local audience.  The majority of people that move in an area are already living in the area.  They may be driving past your property everyday however; they do not find the time or the inclination to search online.

Local property classifieds – These are often read by tenants new to an area or wanting to avoid paying High Street letting application fees.
By mixing your marketing strategy, you allow yourself a greater opportunity of finding a tenant.

2) Offer Incentives:

A great way to entice tenants to apply for your property is to offer tangible incentives – these usually have a monetary value.

Here are a couple of inventive ideas:

a. Offer one month rent at half price, or better still – for free.

This is a real incentive for Tenants, especially over Christmas where disposable income is limited.  (You may decide to up the rent slightly over the rest of the 11 months to help offset the discount)

b. No Application Fee

Most high street agents can charge up to £300 for a joint tenancy application fee.  You would be surprised just how many tenants try to avoid this by searching for “private landlord’s property”.  We received just over 500 searches for private landlord property on the site in October  If you are advertising on lettingaproperty.com – we highly recommend including the benefits of *** No Tenant Application Fees***

c. Bills Included in the Rent

This is pretty straight forward however only really works well when you are a live-in landlord and you are able to monitor the tenant’s utility usage.

d. Flexibility on Furniture

If the Tenant requires a specific piece of furniture such as a bed or wardrobe – it can be far cheaper to arrange an item of furniture than loose rent for a month.  Equally, if the property is already furnished and the Tenant has their own bed, offer to remove yours for the sake of securing an agreement.

e. Luxury Items

Every tenant would appreciate a free luxury item like say, 6 months of FREE cable / sky TV (£18pm cost) or 6 months of FREE broadband.  This incentive really shows thinking outside the box and adds real value for a tenant.

The point of these incentives is to differentiate your property from the rest of your ‘competitors’ property.  When a Tenant scans a list of available properties, these incentives will help you stand out from the crowd.

3) Keep your advertising fresh

A new property is more likely to be let in the first 2 weeks of being advertised – fact.

If your property has been on the market for longer than this, it is always recommended to change the advert display.  Take new photos of the property, re-write the description, and include room measurements if you have good sized bedrooms.  Treat the advert as a re-launch and it will appear to the viewing audience as a new property to the market.

Remember the saying – “if you do what you have always done, you will get what you have always got!” Time to rebrand.

4) Price, Price, Price

If you want to reduce those void periods you will need to look closely at your rental price.  A rule of thumb when valuing your property to rent is to do your market research, check out your competitors, come to a realistic rental price and then take off 5%.

This is really important as a tenant will more than likely stay in your property for a longer period of time if he/she knows that they are paying 5% less than their neighbours.

It may also be more costly for you to lose one month in rent than to give a 5% discount over a 12 month period.

All of these ideas have been trialled and proven to be effective means of advertising a property to let.

If you have any questions on the above, please do not hesitate to call on 0844 567 0578 or visit www.lettingaproperty.com

addthis_url = 'http%3A%2F%2Fwww.lettingaproperty.com%2Fproperty-blog%2Fproperty-news%2Ftop-tips-to-letting-a-property-in-winter'; addthis_title = 'Top+tips+to+letting+a+property+in+winter%26%238230%3B'; addthis_pub = '';