Lewis Dean

2 Bedroom Semi-Detached, Lytchett Matravers £950.00

Sat, 19 Jun 2021 09:50:07 GMT

Modern two bedroom family home, quite location, modern bathroom and kitchen, lounge/diner, garden, detached garage, driveway, double glazing, central heating, new decor, long let available.

1 Bedroom Flat, Poole £895.00

Sun, 01 May 2022 05:18:52 GMT

Modern bright large one double bedroom ground floor flat, new decor and carpets, own entrances, garden, lounge/diner, modern kitchen and bathroom, gas central heating, double glazing, Unfurnished. Sorry No pets / No Smokers

3 Bedroom Detached, Hamworthy £1,495.00

Thu, 27 Jul 2023 01:32:17 GMT

Modern detached family home, three bedrooms, brand new carpets throughout, master bedroom has en-suite, family bathroom, kitchen/ diner, detached garage, driveway, ground floor cloakroom, large rear garden, unfurnished, ready shortly for a long term family home.

2 Bedroom Bungalow, Poole £1,150.00

Thu, 27 Jul 2023 01:33:12 GMT

Two double bedroom bungalow available for a long term let, the property has a large dry garage, conservatory, ensuite shower room to the master bedroom, lounge/diner, double glazing, gas central heating, parking.

2 Bedroom Apartment, Poole £1,175.00

Thu, 27 Jul 2023 01:35:32 GMT

Perfect for anyone working in the Town Centre, modern two double bedroom apartment with en-suite shower room to the main bedroom, family bathroom, fitted kitchen with appliances, lounge/diner, lift, parking.

2 Bedroom Detached Bungalow, Lytchett Matravers £1,395.00

Fri, 22 Mar 2024 04:10:02 GMT

Two bedroom three reception room bungalow, garage, gardens, quiet rural location, large lounge, oversized entrance hall, kitchen, shower cubicle and wet room with WC, modern decor, new carpets. Suit older couple. To View please complete a pre-application form on our own Lewis Dean Letting website.

2 Bedroom Detached Bungalow, Poole £1,495.00

Tue, 07 May 2024 02:02:56 GMT

Watch the Video Tour ! - Refurbished two double bedroom bungalow with brand new conservatory, new kitchen, bathroom, new carpets and decor, parking, rear garden, long term tenancy available, small pet considered.

3 Bedroom Terrace, Lytchett Matravers £1,450.00

Wed, 29 May 2024 12:12:50 GMT

Three bedroom family home with lounge / diner, conservatory, garden and garage, modern kitchen and shower room. Unfurnished, available to move in end November.

3 Bedroom Detached Bungalow, Poole £1,450.00

Fri, 31 May 2024 09:24:26 GMT

Three bedroom detached bungalow (Two Doubles and a Box Room) set in a quite location, master bedroom has an en-suite shower and toilet and large walk in wardrobe, kitchen / dining room, separate lounge with log burner, separate utility room (garage is not available), off road parking, gardens.

2 Bedroom Apartment, Poole £995.00

Fri, 31 May 2024 09:25:42 GMT

New decor throughout, modern two bedroom first floor apartment to let in Lytchett Matravers. Lounge / diner, bathroom, kitchen with appliances. Close to shops and has views over the recreation ground and the Purbecks....

2 Bedroom Bungalow, Poole £1,375.00

Fri, 31 May 2024 09:29:59 GMT

Detached two double bedroom bungalow with oversized lounge/diner, gardens, garage, parking, new decor, unfurnished, quiet cul-de-sac location. Viewings will be held on Sat Aug 3rd, to view the property please complete a pre-application form. See main info

3 Bedroom Semi-Detached, Poole £1,500.00

Fri, 31 May 2024 09:32:52 GMT

Three bedroom semi detached house with off road parking for numerous cars, large gardens, open plan kitchen / diner, family bathroom, ensuite WC to master bedroom.

3 Bedroom Detached Bungalow, Poole £1,800.00

Fri, 31 May 2024 09:34:17 GMT

Three bedroom detached bungalow with lots of off road parking, lounge / diner, large rear garden, new decor, new flooring, unfurnished, long let available and walking distance of the beach and sea front!

2 Bedroom Semi-Detached, Bournemouth £1,295.00

Fri, 31 May 2024 09:39:25 GMT

Two double bedroom semi detached bungalow with new bathroom, kitchen, gardens (inc a gardener), off road parking, large detached garage.

2 Bedroom Bungalow, Hamworthy £1,450.00

Fri, 31 May 2024 09:39:54 GMT

Modern spacious two double bedroom detached bungalow with lounge, kitchen/breakfast room, detached garage, driveway, parking, gardens, shed, unfurnished, long let available. Available NOW - PLEASE SEE FULL DESCRIPTION

2 Bedroom Flat, Hamworthy £1,050.00

Fri, 14 Jun 2024 03:40:50 GMT

Modern two bedroom ground floor flat with off road parking, currently being decorated and carpets being fitted, modern kitchen and shower room, unfurnished, long let available. To View please see the notes....

2 Bedroom Flat, Poole £895.00

Wed, 03 Jul 2024 01:07:02 GMT

Nearly 200 year old second floor apartment with lots of character, brand new kitchen and decor, lounge, bathroom, double and good size single bedroom right in the heart of the Town Centre. WATCH THE VIDEO TOUR TO SEE MORE - DO NOT CALL FOR A VIEWING - COMPLETE A PRE-APPLICATION FORM FROM OUR WEBSITE

1 Bedroom Flat, Upton £950.00

Thu, 22 Aug 2024 03:11:16 GMT

Beautiful one double bedroom first floor flat, lounge / diner, modern kitchen with fitted appliances, modernd bathroom, double glazed, gas central heating, small outside garden area.

2 Bedroom Flat, Lytchett Matravers £995.00

Wed, 11 Sep 2024 03:59:21 GMT

Modern clean bight two bedroom first floor flat, garden/drying area, garage in block, lounge/diner, modern kitchen and bathroom, master bedroom with bay window and built in wardrobes, unfurnished, long let available. SEE FULL DECRIPTION FOR MORE & VIEWING DETAILS

1 Bedroom Flat, Hamworthy £950.00

Mon, 27 Jan 2025 12:26:22 GMT

One double bedroom first floor flat, modern kitchen, lounge, bathroom, pets accepted. Please complete a pre-application form to arrange a viewing of this property. This form can be found on our OWN Lewis Dean Letting website by clicking the "tenants" button.

3 Bedroom Terrace, Upton £1,395.00

Tue, 03 Jun 2025 03:42:37 GMT

Three bedroom mews house, lounge/diner, modern kitchen with washing machine and fridge/freezer, oven/hob, double glazing, central heating, bathroom, off road parking, courtyard garden. Sorry NO pets or smokers.

2 Bedroom Flat, Lytchett Matravers £995.00

Fri, 06 Jun 2025 01:35:33 GMT

Two bedroom flat first floor flat, unfurnished, long term rental, lounge / diner, modern kitchen and bathroom, new carpets and decor throughout, lots of storage, outside drying area, close to shops and schools. To view this property please read the full description below.

2 Bedroom Flat, Upton £800.00

Fri, 12 Sep 2025 02:44:20 GMT

Two Bedroom first floor flat.

1 Bedroom Flat, Weymouth £850.00

Mon, 02 Feb 2026 12:24:36 GMT

One double bedroom flat available, unfurnished, long term let available, modern shower room and kitchen with open plan lounge, clean bright decor, parking. Viewings to be held on Saturday 14th & Sunday 15th February 2026, please submit a pre-application ASAP to secure your space

2 Bedroom House, Canford Heath £1,200.00

Fri, 24 Jul 2026 04:15:07 GMT

Two bedroom house, (second bedroom is ideal for a home office or one small child only), lounge/diner, patio doors to enclosed rear garden, quality wooden shed plus additional storage shed, kitchen, driveway for two cars, new carpets, new oven, new decor, bathroom with shower over the bath.

Local Market in Numbers - Bournemouth 2020

Fri, 11 Sep 2020 12:00:00 GMT

Bournemouth insight overview
Bournemouth`s housing market has regained momentum since lockdown ended. A strong rise in demand, which is not being matched by supply coming ontothe market, means there is currently upward pressure on pricing, with average prices rising 1.6% year on year. As well as ‘pent-up` demand coming back to the market post-lockdown, demand has also been augmented in some coastal locations such as Bournemouth, as buyers reassess how and where they want to live.
Our data shows that the most popular search term for property in Bournemouth is ‘garden`, underlining the demand for outside space.

Annual UK house price inflation +2.5% Housing market activity continues to run at its strongest level for over 5 years on most measures. The number of new sales agreed per agent in August is 76% above the 5-year average with a similar trend in demand while average sales periods
decline. This is not just pent-up demand returning to the market. It also reflects the impact
of a once in a lifetime reassessment of the nation`s housing needs in the wake of the 50+ day lockdown. Homeowners and renters are reconsidering their housing requirements, characterised by a search for more space and changing expectations for work and commuting patterns.
The strength of demand and sales is supporting the headline rate of UK house price inflation which slowed to +2.5% in July from +2.7% in June. The 3-month growth rate peaked at +1.1% in April on sales agreed before the lockdown and has now almost halved to +0.6%

Changing buyer priorities see houses selling faster than flats The COVID crisis has shifted buyer expectations and requirements and this is reflected in the time to sell between different types and size of home - again focusing on homes sold over the last 90 days. The three-bed house is the mainstay of the UK housing market, accounting for just under half of all housing supply. Three-bed houses remain the fastest selling properties with an average time to sell of just 24 days. Zoopla`s tracking of supply and demand shows the greatest mis-match is for 3 bed houses. These are the most in-demand property type, but the proportion of available supply falls short of demand across all parts of the UK. At a regional level there has been noticeable jump in demand for 3 beds in London and the S East of England as households seek out more space. Those looking to buy in London may need to look outside the city to meet their needs. In the West Midlands 60% of all applicant demand is for 3 bed houses.

Report by Zoopla
.

Renting with pets: 5 top tips for finding the perfect pet-friendly home

Fri, 11 Sep 2020 12:00:00 GMT

Finding a landlord who will rent to you and your cat or dog isn`t always easy. Here`s our guide to finding a pet-friendly home - and how to make moving stress-free for all of you.

1. Start planning early
Decent pet-friendly rental properties can be challenging to find. Not only will the tenancy agreement need to permit pets, your new home will need to tick certain boxes.

For example, if you have a cat, you`ll need to make sure the property is away from a main road and has a cat flap. For dog owners, making sure your new home is big enough and close to a park is likely to be a priority.

It makes sense to crack on with your property search a good eight weeks before you need to move out of your current home.

Try to be flexible in your search too. Expanding your search area or the type of property you want to live in should increase your chances of finding a new place for you and your pet to call `home`.

2. Make a good case for your pet
If you`ve found a landlord that is open to pets but needs a bit of persuading, there are things you can do to put them at ease.

For example, provide them with your pet`s medical details, such as last vaccinations, flea and worming treatments and microchipping and neutering confirmation.

You can also pass on the contact information of your vet and someone who can look after your pet in the event of an emergency.

If you`ve previously rented, ask your former landlord for a reference to prove that your pet has been well behaved and caused no issues at the property. This will reassure prospective landlords that you are a responsible owner.

3. Amend the contract
The vast majority of rental contracts are Assured Shorthold Tenancy agreements. These set out basic details such as the start date and length of the tenancy, the cost of rent and the notice you will be required to give if you want to leave.

The contract will also set out what you can and can`t do in the property, for example decorate – or have a pet.

The beauty of Assured Shorthold Tenancy (AST) agreements is that they can be amended to suit both parties before you sign.

In this case, you could suggest that, while the tenancy agreement is amended to allow a pet, it also includes specific obligations around it such as keeping the property clean and free from unpleasant smells.

It could also include an agreement that you will cover the costs of a professional clean of the property when you move out or that you will allow regular inspections of the property during the course of the tenancy.

Alternatively, you could suggest paying a bigger deposit to cover potential costs of damage caused by your pet.

For example, if the landlord is asking for four weeks` rent as a deposit, suggest upping it to five weeks as this is the maximum they are permitted to take from you since the Tenant Fees Bill came into effect on 1 June 2019.

As long as the contract is an AST, whatever deposit you pay will be safeguarded in one of the government`s three Tenancy Deposit Schemes.

Lastly, you may even agree to pay a slightly higher rent. Although, the landlord will need to specify clearly what the rent is with a pet, and without.

4. Introduce your pet to your landlord
Another way to put your potential landlord`s mind at ease is to have them meet your pet in advance, although this is really only relevant with dogs.

Once the landlord has met your dog they can see how your animal interacts with strangers and how well behaved they are. If you are comfortable doing so, you could invite the landlord to your current home to prove you`re a responsible tenant and your pet has a good nature.

Even if you are dealing with a letting agent and not the landlord direct, their job is to find the most secure, reliable and appropriate tenant for the property.

A tenant who pays the rent on time, is reasonable and looks after the property is the ideal scenario – even if they do have a dog.

5. Don`t keep a pet without consent
Always be upfront with your landlord about keeping pets in a property.

If they discover, through property inspections or, worse, through complaints from neighbours, that you are keeping a pet without consent, you could find yourself in trouble.

This is a breach of contract which is grounds to start an eviction process.

By Katherine Odams

Stamp Duty Holiday - the deadline to market your property

Mon, 14 Sep 2020 12:00:00 GMT

If you want to take advantage of the stamp duty holiday, you may think you have plenty of time to sell your property before the 31 March 2021 deadline. But when you factor in the average time it takes to complete on a property once an offer is accepted, 12 weeks, the March deadline doesn`t seem too far away. Even more so when you consider that figure doesn`t include time for your own property search or any of the common hurdles along the way.

When do I need to market my property?
By using Land Registry and NAEA Propertymark Housing Market Report data, we have calculated the date you need to have your property on the market to realistically sell it in time for 31 March:

From receiving an offer once the property is on the market can take around ten weeks, your buyer arranging a solicitor can take well over a month and arranging their mortgage can take up to six weeks, and that`s just a few of the tasks the buyer has to tick off. The solicitors, surveyors and estate agent will also all have their own tasks to complete before the job is done. When all combined, the average time it takes to sell a property from going on the market to completion is six months.

With this in mind, you should give yourself plenty of time to sell your property so that you have the best possible chance to take advantage of the stamp duty holiday. By getting your property on the market by 26 September, you will do just that.

Friday is Moving Day - Customer Gift Boxes Ready

Thu, 17 Sep 2020 12:00:00 GMT

Gift boxes packed and ready for our lovely customers moving today, wine, nibbles, chocolate, cleaning products......)

First time buyers falling by the wayside as existing homeowners dominate the market – Zoopla

Mon, 28 Sep 2020 12:00:00 GMT

First-time buyers are set to be overtaken by existing homeowners as the largest buyer demographic as COVID drives a shift in the profile of home buyers. These are the latest findings in the monthly House Price Index by Zoopla.

First-time buyers have been the driving force of the housing market for the last decade – supported by Help-to-Buy and greater competition amongst lenders in the 90%+ loan to value [LTV] mortgage market. At the same time, the proportion of sales by existing homeowners has declined.

However, Covid-led market uncertainty combined with the recession and a reliance on higher loan to value mortgages to fund purchases is starting to impact the scale of first-time buyer demand and, moreover, their ability to purchase a home.

Zoopla figures show that despite a spike in demand amongst first-time buyers when the English housing market reopened after a 50 day closure on 13th May, demand has trended downwards over the last two months and is now back in line with pre-COVID levels. First-time buyer demand is set to weaken further over the rest of 2020 and into 2021.
The portal says that the remainder of 2020 and the start of 2021 are set to witness a reversal of the first-time buyer market dominance with a greater share of moves by existing home-owners who tend to move less often.

The search for space and the once in a lifetime re-valuation of what a home is worth in the wake of COVID means demand from existing homeowners shows no sign of weakening and remains 37% higher than pre-COVID levels and 53% higher than this time last year.

A large portion of existing home owners have either no mortgage or smaller loans, so affordability is less of a barrier to movement. This is especially true for households looking to trade out of cities to more rural areas with lower values and better value for money.

Existing owners are older – 75% of homeowners are over the age of 45 while over half of owners have no mortgage at all meaning 2021 could also give way to an increased volume of cash-only purchases.

The lockdown measures introduced in March unlocked latent demand for housing. Zoopla believes that a second spike in new cases, coupled with the Government`s recently announced tightening of restrictions, will support demand for housing in the near term. Those in a more secure financial position – such as homeowners with good levels of equity and little to no mortgage – will be galvanised into action.

On a regional basis, the relative strength of first-time buyer demand is not uniform. This reflects the underlying profile of buyers and the level of reliance on higher loan to value (LTV) mortgages, particularly at or above 90% LTV.

In 2019 around a fifth of all mortgages for home purchase were at this level. Reduced availability of mortgages at or over 90% LTV – as lenders meet increased demand at mid to lower LTVs – is a primary factor behind weakening demand.

Figures show that in September 2020 compared to Q1, demand amongst first-time buyers has grown the least in London (1.8%), Yorkshire and the Humber (+4.8%), and the North West (9.7%). By contrast, Scotland (+83.5%), the East (+66.2%) and the South East (+65.8%) have all registered the highest increases of demand amongst homeowners.

90% LTV lending is most accessible in housing markets with average or below average house prices where loan to income limits do not exclude a high proportion of prospective buyers. The strongest growth in recent years has been in regional markets outside of southern England, and Zoopla expects first-time buyer demand to be more affected here.

London, as ever, tells its own unique story. As a higher priced market, 90% LTV lending is limited to those on high incomes or those with larger deposits – signalling a new subset of affluent first-time buyer. But as the figures show, London is not immune to the effects of reduced LTV lending. Weaker first-time buyer demand in London will also reflect that more first-time buyers are looking outside the capital for their first home – factoring in less commuting and more flexibility in working from home – and moreover, most likely, the need for a smaller deposit.

As the market continues its recovery following the impact of COVID-19 and the 50 day market closure in England, the strength of demand has seen new sales agreed outperforming the same period in 2019 by +3%. However, it`s unlikely that 2020 will recover the sales lost to the market hiatus due to the three to four month lag time between sales agreed and legal completions and, ultimately, the portal expect sales to run 15% below 2019 levels by the year end.

Looking to next year, with demand currently tracking at 39% above this same period last year, the first quarter of 2021 is expected to deliver a windfall for the market, as sales agreed reach completion, and mortgage lenders and conveyancers make headway with the unprecedented backlog of applications.

Furthermore, the uptick in buyers is releasing more stock into the market and sales inventory is 10% above levels of availability 12 months prior. Greater supply increases choice, diluting competition for stock and regulating rate of house price growth.

House prices growth continues on an upward annual trajectory of +2.6% as demand outpaces supply. At a region and country level, the annual rate of growth ranges from +1.7% in the North East to +3.3% in the North West, Yorkshire and the Humber, and Wales. Nottingham and Manchester and recording price inflation of over 4% per annum.

Richard Donnell, Research and Insight Director, Zoopla, said: `Housing market conditions remain strong as new restrictions are introduced to control the spread of COVID. These changes are likely to continue to support housing demand in the near term as the importance of the home grows. However, the housing market will not remain immune to the impacts of weaker economic growth and rising unemployment.

`A change in the mix of buyers is supporting market conditions with sustained demand from equity rich existing owners seeking more space and a change in location. In contrast, first-time buyer demand is weakening. FTBs have been a driving force of housing sales over the last decade. They remain a key buyer group but lower availability of higher loan to value mortgages and increased movement by existing home-owners means a shift in the mix of home buyers into 2021.`

Conveyancers beg estate agents to ‘be patient` as sales delays continue

Sat, 24 Oct 2020 12:00:00 GMT

As we predicted in one of our recent video blogs many solicitors and the associated companies involved when you buy / sell a property cannot already cope with the level of demand !!

The biggest names in conveyancing have issued a joint statement warning agents that ongoing problems with sales progression are unlikely to ease soon.

The Society of Licensed Conveyancers (SLC), the Bold Legal Group (BLG) and the Conveyancing Association (CA) have asked agents to understand that transactions are going to take longer than usual to progress and to ‘please be patient`.

The triumvirate have also pointed out that ‘continually chasing` conveyancers makes them less productive and indirectly is a further cause of delay in the process.

Simon Law, Chair of the SLC says that conveyancers are ‘stretched to the limit` but that other problems are not helping.

Conveyancing giant BLG says other factors are at play including councils struggling to complete local searches or provide data to personal search companies; lenders being swamped by demand, many of whom are now taking longer to supply offer letters; and valuers being under extreme pressure.
Extract Taken from The Negotiator magazine

Is the housing market walking into stamp duty deadline disaster?

Tue, 27 Oct 2020 12:00:00 GMT

Property search firm claims too many agents and home movers don`t realise the urgency of the situation despite the cut-off date being five months away.

The housing market sleep-walking into a potential disaster as many home movers realise they could miss Chancellor Rishi Sunak`s stamp duty holiday deadline, despite it being five months away.

That is the view of former estate agency and property search specialist Mike Stainsby, who says that unless the industry acts quickly thousands of sales will miss the March 31st cut-off deadline to complete before the stamp duty holiday ends.

His comments follow calls from the UK`s two key conveyancing organisations last week for agents and home movers to be ‘patient` as their Covid-weakened members struggle to handle the sales boom that followed the re-opening of the housing market.

One in 10 BTL landlords plan to add to portfolios

Thu, 29 Oct 2020 12:00:00 GMT

One in 10 buy-to-let landlords are currently planning to expand their property portfolio over the next few months, according to new research.

With buy-to-let continuing to deliver solid returns, a fresh report from Simply Business shows that 10% of buy-to-let landlords are planning to add to their portfolio in the near term, compared to just 3% at the end of last year.

Despite a challenging time for the market, characterised by tax and regulatory changes, not to mention Covid-19, investment in buy-to-let continues to outperform most major asset classes, as demand from private renters grows.

With savers receiving poor returns from banks and building societies, thousands of people continue to turn to residential property as a means of supplementing their income, supported by low mortgage borrowing rates, growing demand from renters and the current stamp duty holiday, as buy-to-let consolidates itself as the investment of choice for many investors.

Alan Thomas, UK CEO at Simply Business, said: `The coronavirus outbreak and consequent lockdowns have been transformational in UK renters` attitudes towards property, and therefore where landlords are looking to make their next investment.`

He added `There appears to be a shift in terms of what is considered a desirable property by tenants, and residential landlords – crucial to both the economy and the local communities where they provide housing – along with the market in general, are reacting to this.

`What is clear though, is that the UK buy-to-let market is going through somewhat of a transition, driven by a move away from the previous demand for city centre properties.`

By Marc Da Silva - Property Industry Eye

Lockdown 2: what does it mean for the property market?

Fri, 06 Nov 2020 12:00:00 GMT

A second national lockdown is upon us. With the government making it clear that the housing market is open for business, we explain what the restrictions mean for you.

Prime minister Boris Johnson has won parliamentary approval for a second lockdown in England.

From Thursday 5 November until at least Wednesday 2 December, England is under tough new coronavirus restrictions, with many similarities to the lockdown imposed in March.

Lockdown 2, as it has been dubbed, will last for four weeks but ministers have refused to rule out an extension if the rate of infection doesn`t come down.

However, housing secretary Robert Jenrick has stressed that the property market can continue to operate while following Covid safety guidance.

You are allowed to do the following:

Visit estate or letting agents, developer sales offices or show homes

View homes to buy or rent

Prepare a home to move into

Move home

Visit a home to prepare it for sale or rent.

House prices soar 7.5% in a year but it may all change soon

Tue, 10 Nov 2020 12:00:00 GMT

According to the "Estate Agent Today" periodical house prices by the end of October were running 7.5 per cent above their level a year ago - but the strong run is about to slow, warns the Halifax.

They rose 0.3 in October itself, and in the quarter from August to October, house prices were 4.0 per cent higher than the previous three months. This means the average UK house price is over a quarter of a million points at £250,547 for the first time in history, says the lender.

At Lewis Dean we have found that houses prices locally in the Upton and Lytchett Matravers area have risen over the last few months due to the high demand from buyers moving here from out of the area.

Designers - Winter is Coming To Poole, Make it Work!

Mon, 23 Nov 2020 12:00:00 GMT

So maybe you`re not as big of a fan of project runway as Lewis Dean Estate & Letting Agents are, but after two lockdowns, something had to go on in the background while we all had those now dreaded work-from-home days!

Today we`re talking about home staging for when your house is on the market in Upton, Hamworthy or Lytchett Matravers and you`re trying to sell your house, keep socially distanced house viewings, get the Christmas decorations out the loft and keep a workspace on the dining room table available! And breathe…

While it may seem like an unachievable goal Lewis Dean are here to help you organise the clutter that comes with Christmas and create a great vibe for your house that can transition from viewings and back to home-life in a flurry!

Create a Clean Slate
Before we start with carefully staging your Christmas decorations we need a foundation and we can achieve this by:
-Decluttering the space --Charity shop, tip run and put away in boxes anything that is not serving you.

-Depersonalise - Tricky to do over Christmas but also, think about spending one weekend packing your personal items carefully away so they don`t get damaged and ready for the move.

-Clean all areas - This tip is crucial for whenever you are wanting to sell

-Staging a simple decor theme this year - Throughout the year when home staging, its primary function is to make neutral spaces so the viewers can imagine what their belongings would look and feel like in the space.

The absolute KEY to making holiday decorations work for your viewings while still keeping the place festive is to not fill every corner until you get a cramped vibe. Instead we want each decoration to enhance your homes most delightful features and almost ‘guide your viewings` around the house in their short 15-minute slot times.

Keep to a colour scheme - Hey, we`re not Grinches! We`re all for a whobilation but you know, in three colours of less? How about this year to keep the trend of neutral colours decorate in whites for a snowy-feel and accent with metallics like gold and silver? These will complement well.

Keep the lighting warm - No multi-coloured, flashing lights this year! Instead white lights give a classy elegance and warm bulbs feel cosy and inviting out of the cold!

Create the Winter Atmosphere - A wreath on the door always signals a homeowner with style. Also a kitchen centre piece of oranges and have the central heating turned on so its not cold and frosty in house and it also lets the potential buyers know that the pipes are all working!

For more home staging advice for your property in Poole contact Lewis Dean Estate & Letting Agents and speak with one of our friendly team on 01202 621900 or email us on poole@lewisdean.co.uk

If you are thinking of listing your home for sale before Christmas, ready for the Boxing Day rush on the online portals there is still time. Don`t worry about your decorations are already up as we can re-visit in January and take new photos !!

What does tier 2 mean for the property market?

Thu, 26 Nov 2020 12:00:00 GMT

Update for buyers/seller/renters in Dorset. Under tier 2 the majority of businesses can continue to operate as usual and this includes estate and letting agents and other services related to moving house, such as conveyancers and removers.

Can I view properties in Poole, Dorset that are tier 2? YES.

In-person property viewings can still take place with appropriate precautions.

The same advice applies to tier two property viewings as it does in tier one.

This means property viewings can continue to take place with Covid-secure measures in place.

Such measures include the wearing of face coverings, regular hand washing, keeping doors and windows open for good ventilation during the viewing, and only two prospective buyers from the same household entering the property at a time. Sellers and the estate agent may choose to wait outside the property or decide not to be present while viewings are undertaken.

Open house viewings are not allowed at this time.

The government is encouraging the use of virtual viewings before visiting properties in person to minimise public health risks, and socially distant viewings. We offer free 360 virtual tours on all properties coming onto the market in Poole.

If any member of either the household whose home is being viewed, or of the household viewing, shows symptoms of Covid-19 or is self-isolating, then in-person viewing should be delayed.

Are estate agents office in tier 2 open? YES.

However, as with tier one, the toughened tier system means more people are being encouraged to work from home where possible.

Can I move house under tier 2? YES.

The government has been clear that the property market is staying open even as restrictions are toughened and during the second national lockdown moving services continued with Covid-secure measures in place.

This means estate and lettings agents, removals, valuers and people in sales and lettings offices and show homes can to continue working under the tiered system.

Meeting with people outside your household or bubble `to facilitate moving home` is listed as one of the government`s exemptions from gatherings limits across all tiers.

Advice from the government encourages everyone involved in a home move to be as flexible as possible and to be prepared to delay moves, for example if one of those involved becomes ill with Covid-19 or has to self-isolate.

Market Briefing for 2021 - Poole Property Sales

Thu, 03 Dec 2020 12:00:00 GMT

According to Zooplas lastest report house price growth set to slow in 2021
Average house price growth rose from 2.9% in September to 3.5% in October,
the highest rate of growth in three years. This growth in prices, underpinned by
strong demand and activity levels, is expected to continue and average capital
values are forecast to end the year up +4%.

As we move into next year, the pace of house price growth for Poole properties is set to slow, but
there will be some growth in every region. Price growth will slow in all areas in 2021, but Zoopla`s current forecasts signal no ‘cliff-edge` in pricing next year.

Activity down -6% in 2020, steady in 2021
Zoopla predicts total transactions this year to be at 1.1m, some 6% lower than last
year –underlining the elevated activity levels in the market since the end of the
first lockdown.
They expect sales transactions in London and the South East to be 7% higher,
where they are rising from a lower base.

The sales pipeline moving into Christmas is 50% higher than this time last year,
so are expecting higher levels of transactions moving into Q1 next year. This will
offset slightly lower levels of activity in the rest of the year and so we expect
1.1m sales transactions in 2021.
Sales will dip modestly this year, but remain steady in 2021.

Nine top tips for finding a quiet property - OnTheMarket.com

Sat, 05 Dec 2020 12:00:00 GMT

According to OnTheMarket.com for some it is about being close to the excitement and action of city life, for others finding a quiet home is their key priority.

If you are house hunting in Poole, Dorset, it can be difficult to know (beyond the obvious) what to look out for. What are the signs to be aware of if tranquility is one of your most important factors?

And what can you do to make your home quieter? OnTheMarket has compiled these nine top tips to help you.

1. Choose your location carefully.
The location has a huge impact on how quiet your home will be. Look for things like bus routes and bus stops, and obviously train lines.

Check major transport websites such as Transport for London and Transport for Greater Manchester for any new train or bus links which are in the pipeline.

2. Be observant.
Some of the factors which affect noise levels will be evident if you know what to look for. Speed bumps slow traffic, but they also increase noise.

Another thing to investigate is whether there are restrictions on heavy goods vehicles on your street. Of course, pubs, bars and nightclubs should be considered. There may be some overspill from these night spots even if they are not right next to or below your property.

3. Visit at different times of the day.
Buying a house is one of the biggest decisions you will ever make, so it pays to visit several times. Some streets are very busy during the day, but quiet at night and weekends. Buildings such as schools which can generate noise during the day are not a disadvantage if you work away from home during the day.

4. Try the top floor.
In apartments, the top floor is usually a safe bet because no one lives on the level above. It is also further away from the entrance hall, which can bring a bit more noise. It will also remove you from street level sounds such as traffic.

5. Ask your surveyor.
If you want to know more about any sound insulation which has already been installed, you can ask your surveyor to find this. Period buildings converted a long time ago would have been subject to few regulations but in recent years, there has been a lot of safeguarding for things like fire proofing and acoustics.

Materials such as rubber matting between floors can mitigate noise from other parts of the building.

6. Find out about the neighbours.
Vendors are legally bound to inform you if they have had any serious disputes with their neighbours. What constitutes a dispute is open to interpretation but in general terms, if you`ve had to contact a neighbour in writing, or complain to the council or another authority about them, then the dispute will have to be declared.

7. Watch out for wood.
Some leases will stipulate that you must have carpeted rather than wooden floors, especially in a converted property which is now being sold as separate flats.

A lot of people like wooden floors or tiles nowadays. Avoid excessive noise by putting soundproofing underneath the wood.

8. Make modifications.
Once you have bought a property, double glazing, sound insulation and even soft furnishings can all help absorb unwanted sound. Double or triple glazing can be added inside the building if necessary if you are not allowed to make external modifications. Thicker curtains instead of blinds, carpets and soft furnishings all absorb noise.

9. Prepare for surprises.
Even in isolated or previously peaceful locations, things can change. Look out for disused premises which may turn into noisy development sites in the future but bear in mind changes could come at any time, and noise can be unpredictable.

Content provided by OnTheMarket.com is for information purposes only. Independent and professional advice should be taken before buying, selling, letting or renting property, or buying financial products.

Helping the Community Big and Small

Mon, 07 Dec 2020 12:00:00 GMT

Help give a hog a home to hibernate in this winter!
When it comes to home-staging, we`re experts. But it`s not just inside your home
we like to design. We want to ensure that our local community and environment is
a thriving place to live and spend our time and that includes the vibrant British
wildlife!

With the hedgehog population declining rapidly in the UK, they are now officially
classified as vulnerable to extinction making this a crucial time to get involved in
protecting them. With most now in hibernation we know the winter months can be
tough on our wildlife.

Home-staging advice for Hedgehog Homes
● When siting the box choose a shady, quiet area of your garden.
● If the box lacks a tunnel entrance, try to include an interior tunnel or
dividing wall to prevent predators such as badgers or foxes from getting to
the hedgehog with their paws.
● We recommend using untreated wood for hedgehog homes. Wood from
certain softwood tree species grown in the UK, such as larch, Douglas-fir
and red cedar have excellent durability as exterior timbers. Pre-treated
wood can contain chromated copper arsenate (CCA) compounds that are
hazardous to many species. PTES promote the use of locally grown timber
which encourages good woodland management practices.
● Consider rigging up a trail camera to keep an eye on who`s about.
*tips from https://www.hedgehogstreet.org/help-hedgehogs/hedgehog-homes/

Tips for Hibernating Chic.
We all want to make the best decor for our homes and well, a hedgehog is no
different! While you can make your own with the help of charity Hedgehog street
here:
https://www.hedgehogstreet.org/wp-content/uploads/2018/06/Hedgehog-Street-H
edgehog-houses-instructions-2018.pdf if you`re looking to purchase a home for a
hog as a unique and interesting Christmas present for a loved one there are some
fantastic homes here:
https://www.arkwildlife.co.uk/category/wildlife-care/hedgehog-houses/

Want to Move in 2021 - But don`t want to be disturbed over Christmas?

Mon, 14 Dec 2020 12:00:00 GMT

Poole Residents - If you are thinking of moving home in 2021 but do not want the hassle of viewings over Christmas then do not worry you are not alone in this thinking.

Did you know that the no mans land time you know that time between Christmas & New Year when you cannot remember what day of the week it is is the busiest time for online property portals such as Zoopla and On The Market.com simply because people are at home off work with time on their hands and have the time to browse online.

We believe that if you are thinking of moving you really should be prepping your home ready for sale now for a New Year start. We can get your property details/measurement ready now (takes around 45 mins in your home), begin the pre Christmas marketing so all new house hunters will see your property online over the holiday period (and can view in virtually with our 360 tour) and can then book to view it in person in the New Year.

You can then sit back and relax and enjoy the Christmas period without being disturbed with no pressure and no hassle and when the New Year arrives you are ahead on the game and ready to move.

Call us today on 01202 621900 or email poole@lewisdean.co.uk to book your pre Christmas marketing appointment.

NB: We can always re take photos in January once your Xmas decorations have been put away :)

Official: There will be NO Stamp Duty holiday extension - Poole Property Market

Wed, 16 Dec 2020 12:00:00 GMT

Hot of the press this morning via Nigel Lewis atThe Negotiator Magazine reports -

Ministers have delivered the body blow to agents and buyers via its response to an online parliamentary petition.

The Government has dashed estate agents` hopes of an extension or tapering of the Stamp Duty holiday.

This body blow for both the industry and thousands of home movers likely to miss Rishi Sunak`s 31st March deadline has been delivered in the Government`s response to a parliament online petition.

It passed the 10,000 signatures that forces the Government to respond to these petitions several days ago and has now been signed by 22,635 people.

The statement says: `As the relief was to provide an immediate stimulus to the property market, the Government does not plan to extend this relief.

GOVERNMENT REVENUE
`SDLT is an important source of government revenue, raising several billion pounds each year to help pay for the essential services the Government provides.

`The Government is committed to supporting home ownership and helping people get on and move up the housing ladder.

`When the SDLT Holiday ends, the Government will maintain a SDLT relief for first time buyers which increases the starting threshold of residential SDLT to £300,000 for first-time buyers that purchase a property below £500,000.

`In addition, a new Help to Buy scheme will be introduced from 1 April 2021. This scheme will run until March 2023.

`All tax policy is kept under review and the Government considers the views it receives carefully as part of that process.`

So my advice in short if you currently have agreed a sale/purchase on your Poole property you need to communicate frequently with your solicitor, estate agent and mortgage lender to keep pushing the transaction along to achieve a completion before the deadline. Don`t ever assume that as things are quiet things are actually happening as solicitors, estate agents and mortgage brokers are amazingly busy and generally at the moment seem to deal with the customer who shouts the loudest! Good luck !!

Ten Top Tips for First Time Buyers in Poole

Sun, 27 Dec 2020 12:00:00 GMT

Buying your first property in Poole can seem a confusing process. But following a simple 10 step checklist will help the process to run more smoothly. Rachael Bewick is a Residential Property Solicitor at Osbornes Law and reports the following information via an article taken from Onthemarket.com.

1. Ask the estate agent key questions about the vendor:

– Why are they selling?

– Are they buying somewhere else? If so, has their offer been accepted?

– What are the seller`s timeframes? You don`t want to find out later you will be waiting months to move in.

– If it is a leasehold property, how long is the lease? A short lease can be very restrictive.

– If it is leasehold, what is the current service charge and ground rent and are any major works planned?

2. Get your mortgage in place. A mortgage offer in principle confirms that a mortgage company is willing to lend to you. The estate agent will want you to have a mortgage offer in principle at the time of your offer.

3. Decide whether to have the property survey. This is not a requirement but is always recommended. Organising a survey quickly prevents delays, especially if issues are flagged up that need resolving.

4. When comparing conveyancing quotes (legal fees for your purchase) ensure that they are like for like. Some conveyancing quotes will include extra fees for dealing with a mortgage, a leasehold property or filing your Stamp Duty Land Tax return.

5. If you have a Help to Buy ISA and you want to claim the Help to Buy Bonus, contact your bank to check how long it will take for your ISA account to be closed. Some banks will close it on the day of request but some take longer and you don`t want this to cause delays when it comes to exchanging contracts. Don`t close however without first speaking to your solicitor.

6. Tell your solicitor at the start if any of the purchase money is not coming from you, such as a gift from a family member or friend.

7. Check how much Stamp Duty Land Tax you will need to pay. It`s a confusing topic when buying and your solicitor will be able to help. There is also a useful Government web site that calculates any payments (if any.)

8. Understand the difference between ‘exchange of contracts` and ‘completion`. Exchange of contracts is the point at which you enter into a contract to buy the property from the seller and the seller enters into a contract to sell the property to you. Your purchase is not legally binding until you have exchanged contracts, so before this stage either party can pull out. Completion is the day when the full purchase price has to be paid to the seller and you are provided with the keys to the property – at this stage you are then the legal owner of the property.

9. Understand what is meant by the word ‘deposit`. When applying for a mortgage you will be asked how much money, the deposit, you will be putting towards your purchase. When solicitors use the word deposit they are referring to your exchange deposit. This will most likely be 10% of the purchase price.

10. Take time to choose a solicitor, someone who will be able to explain the process and terminology to you clearly and is there to guide you through the transaction from beginning to end.

www.osborneslaw.com

Content provided by OnTheMarket.com is for information purposes only. Independent and professional advice should be taken before buying, selling, letting or renting property, or buying financial products.

What do Tier 4 & 3 Restrictions mean for the Poole Housing Market?

Thu, 31 Dec 2020 12:00:00 GMT

From midnight last night most of Poole heads into Tier 4 restrictions and currently we do not know how long for. All Non-essential retail has to close alongside hairdressers, beauticians and gyms in the BCP area. As we are on the border of Tier 4 & Tier 3 many people are naturally confused of what can / cannot be done.
Crazy as it sounds the housing market 𝗖𝗔𝗡 remain open in both Tiers. All estate agents must minimise any risk. But what does this mean?

𝗪𝗵𝗮𝘁 𝗶𝘀 𝗽𝗲𝗿𝗺𝗶𝘁𝘁𝗲𝗱
1.You can visit estate or letting agents, developer sales offices or show homes.

2. You can view residential properties to look for a property to buy or rent. We do have a process for this.

3. Estate Agents are allowed to visit a property to undertake any activities required for the rental or sale of that property including floorplans and photography and video creation. A face covering must be worn and hands must be sanitized before entering. Estate Agents should touch as little as possible in order to minimize risk.

4. Moving home is permitted. Check with your removal company regarding their packing procedures.

5. Professionals including surveyors and EPC assessors can still visit a home in order to facilitate a home move. Please leaves doors and windows open.

𝗪𝗵𝗮𝘁 𝗱𝗼𝗲𝘀 𝘁𝗵𝗶𝘀 𝗺𝗲𝗮𝗻 𝘄𝗵𝗲𝗻 𝗶𝘁 𝗰𝗼𝗺𝗲𝘀 𝘁𝗼 𝘃𝗶𝗲𝘄𝗶𝗻𝗴𝘀?
1. In the first instance you will be asked to view the property virtually, this means watching the short video that has been created for the property. This is in accordance with the government guidelines
2. We will only be able to show people who are in a position to proceed and those whose home is already listed for sale - eg on the market already.
3. We can only show people who are in the same bubble/family unit. Children are still not permitted on viewings ( with the exception of babies which can be carried ).
4. You will be required to wear a suitable face covering and hand sanitize before entering the property.
5. You are politely requested not to touch anything or open cupboards.

𝗪𝗵𝗮𝘁 𝗱𝗼𝗲𝘀 𝗶𝘁 𝗺𝗲𝗮𝗻 𝗳𝗼𝗿 𝗽𝗿𝗼𝗽𝗲𝗿𝘁𝘆 𝘃𝗮𝗹𝘂𝗮𝘁𝗶𝗼𝗻𝘀?
The majority of property valuations can be conducted virtually, if this is a bit tricky for you or the property is empty, please just let us know. You are not allowed to have friends of family visit so it wiuld be very wrong to have have many agents visit from various locations!

Please do not worry as since March 2020 we have carried out numerous virtual valuations and many sales / lets have been agreed virtually, we have heavily invested in technology and systems. to adapt to the new way of working since Covid appeared and are fully prepared for tier 4 restrictions.

If you have any questions or concerns, please just ask. The housing market has shown good activity already since Christmas and don`t forget we are here to help.

Call us on 01202 621900 or email me at poole@lewisdean.co.uk

The ultimate property jargon buster

Sat, 02 Jan 2021 12:00:00 GMT

The property world is full of words and expressions that may be unfamiliar to anyone who is not regularly buying, selling, letting or renting a porperty in Poole. This updated guide from OnTheMarket will help to shed light on what they all mean. (Does not include Scotland)

Absent landlord -A landlord described as `absent` is one who cannot be contacted. If the lessees wish to create a Right To Manage Company but are unable to contact the landlord, they are free to make a legal application to acquire the right to manage.

Acceptance -The document you need to sign when accepting a lender`s mortgage offer.

Annual Percentage Rate (APR) -The total cost of a loan, taking into account interest charges, arrangement fees and other costs, shown as a percentage.

ARLA Propertymark- The ARLA Propertymark (formally the Association of Residential Letting Agents), is the UK`s foremost professional body for letting agents.

Arrangement fees -These are fees charged by a mortgage lender or broker to arrange a loan.

Assign -To transfer the right or interest in a property from one person to another.

Assured shorthold tenancy (AST) -A widely used rental agreement where the tenant is an individual and net rent does not exceed £25,000 a year. It covers a fixed period, so both parties know the date the property will be vacated.

Base rate -The rate of interest which the Bank of England charges for lending to other banks. These banks then use it as a benchmark for the interest rates they charge when lending money to consumers, often stipulating an interest rate `X% above the base rate`.

Break clause - clause sometimes agreed between the landlord and tenant to be inserted in a fixed term agreement, typically if the initial fixed term is for a year or more. A break clause will usually allow either landlord or tenant to give written notice after a particular date or period of the tenancy in order to end the tenancy earlier than the original fixed term.

Bridging loan -A temporary short-term loan enabling someone to purchase a property before selling his or her existing property.

Building inspection/Structural survey -A report on the physical condition of a property. The surveyor will look at all accessible parts of the property and give a written report on defects or issues affecting it. See also HomeBuyer Report. Not to be confused with a mortgage valuation (see below).

Capital -Capital, also known as equity, is an asset that is less liquid than cash. It represents the amount of money you have put into a property, investment or deposit.

Chain -A chain is formed when several property sales and purchases are inter-dependent. A chain can be complicated but a good estate agent will be able to help keep it moving.

Completion -The point at which the sale of the property is concluded and the buyer receives the keys.

Completion statement -A document which your solicitor or conveyancer will provide as a record of all the financial transactions and costs.

Conditions of sale -The specific items in a sale contract that govern the rights of the buyer and the duties of the seller.

Contract -The legal document detailing the agreement of terms between the seller and buyer. When a sale is agreed, a draft contract is sent to the buyer by the seller`s legal representative and at exchange of contracts both parties are bound to a date on which to complete the sale.

Contract race - Where two or more purchasers are given a draft contract and the first one to exchange contracts buys the property.

Conveyancer -A representative, solicitor or licensed conveyancer, who deals with the legal aspects of buying or selling a property. The buyer and seller will each appoint their own conveyancer.

Conveyancing -The legal process of transferring the ownership of a property.

Covenants -Rules governing the property in its title deeds or lease.

Credit search references -References requested for a tenant applying to take up rented accommodation. Many agents and individual landlords use external companies who will contact the applicant`s employer, landlord and check the tenant`s credit history, providing a report on their financial suitability to rent.

Deeds -The legal documents that prove the ownership of the property.

Deposit -When buying: The amount of money paid by the buyer on exchange of contracts, usually 10% of the purchase price.

When renting: A monetary sum held by the landlord or agent for security against damage to a property or a breach of the tenancy terms. This is usually the equivalent to six weeks` rent but may vary. If the deposit is for an Assured Shorthold Tenancy (AST), then it must be protected by one of the approved tenancy deposit protection schemes.

The Deposit Protection Service -The DPS is a tenancy deposit protection scheme authorised by the Government; it is free to use and open to all landlords and letting agents. The custodial version of the scheme requires a tenant`s deposit to be paid over to the DPS for the duration of the tenancy. This amount is then paid back at the end of the tenancy when an agreement between both parties has been reached, providing the tenant has paid rent and bills, has not damaged the property and met the obligations of their tenancy agreement. The DPS also offers an insured option whereby the deposit is held by the landlord or the agent and the tenant pays the scheme to insure it.

Dilapidations -Items that have been damaged during a tenancy. The tenant is usually responsible for the cost of repair or replacement.

Disbursements -The items in addition to legal fees in conveyancing. These may include Stamp Duty Land Tax, Land Registry fees, search fees, mortgage redemption costs and any other expenses. All conveyancers should be able to estimate the likely level of disbursements before the transaction commences.

Disposition (Scotland only) -The new title deed, which is required in order to transfer the title of the property into your name.

Draft contract -The initial version of the contract. This may be amended during the course of the sale but becomes final at the point of exchange of contracts.

Easement -A right that affects a property – such as the right of neighbours to pass over an access path or the right of the water company to have their pipes and drains running under the property.

Enquiries -Questions which are raised by the buyer`s conveyancer, often about survey or property information forms.

EPC -The Energy Performance Certificate (EPC) shows the energy efficiency and carbon emissions of a property and gives an indication of the fuel bills. It is displayed as two graphs – the energy efficiency and environmental impact of the property. Each is graded from A (the best) to G (the worst).

Equity -Your equity in your property is how much of it you own. It is the difference between the value of your home and the mortgage you still owe. Negative equity occurs when you owe more to your lender than the sale price of the property.

Exchange of contracts -The buyer and seller both sign the contract for sale and at a certain time and date the conveyancers action the exchange. At this point, the sale is binding and no terms may be altered.

Fixtures and fittings
When buying: Fixtures are items that have become part of a building or land and are therefore included in the sale. Fittings are not attached to the building or land and so are not included in the sale unless otherwise agreed. The seller will complete a fixtures and fittings form that will confirm what is included in the sale, what isn`t included, and what is for sale separately.

When renting: Items usually provided in a letting that may include curtains, carpets, blinds, light fittings, kitchen units and appliances. In some cases it may also include furniture. It is advisable to check what is provided and not to assume that items will be provided.

Freehold
The broadest form of property tenure guaranteeing that occupation continues for an indeterminate period of time. This contrasts with leasehold, which is always subject to a specified period of occupation.

Gas safety record
A certificate that states all gas appliances, pipework and flues are safe. It is a legal requirement for all landlords and must be provided every year by a CORGI registered engineer after a safety check.

Gazumping
Where a sale is agreed to a buyer at a certain price and then the seller accepts a higher offer from another buyer. Note that until contracts are exchanged estate agents are bound by law to tell a seller about any offer they receive for a property.

Gazundering
Where a buyer reduces their offer just on the point of exchanging contracts.

Ground rent
The annual charge levied by the freeholder on the leaseholder of a property.

HomeBuyer Survey/Report
A report designed in a standard and easily read format that tells a buyer about the physical condition of a property. Lists defects and grades their seriousness and need for attention. Not as detailed as a structural survey. Not to be confused with a mortgage valuation (see below).

Inventory
A list of the contents of a rental property. The inventory will note the condition of items and will form the basis of a dilapidation report at the end of the tenancy. It often includes photographs of specific items and existing damage/defects.

Land Registry
A government office which is responsible for holding records of land ownership and any charges, including mortgages, against the property.

Land Registry fee
A fee charged by the Land Registry to record the change of ownership of a property.

Lease
The legal document governing the occupation by the tenant of a premises for a specific length of time. At the end of the period the property reverts to the owner.

Leasehold
The use and occupation of a property by way of a lease agreement for a certain period of time. A lease is frequently applicable to flats but can also apply to houses. The term of a lease varies but is commonly 99, 125 or 999 years.

Listed building
Buildings of special architectural or historic interest. A listed building may carry certain obligations and restrictions governing its use, repair, and maintenance.

Local authority search
A buyer`s conveyancer makes a formal enquiry to the local authority to find out if there are any matters affecting the property that is being purchased.

Maintenance charge or service charge
Many leasehold properties (especially flats) are subject to such a charge which pays for items such as the insurance and maintenance of the building.

Maisonette
A flat with its own private entrance.

Mortgage valuation
Very commonly and incorrectly referred to as a `mortgage survey`, the mortgage valuation is carried out by a surveyor acting on behalf of a lender to provide them with a professional report stating the value of the property. The purchaser usually pays the fee for this valuation.

Multiple agent instructions
Where more than one estate or letting agency firm is instructed by a seller or landlord to offer a property for sale or to rent.

NAEA Propertymark
The NAEA Propertymark (formally the National Association of Estate Agents), the UK`s leading professional body for estate agency.

Negative equity
Where the sale value of a property is less than the amount outstanding on the mortgage.

Open house (or open viewing)
A process, normally managed by an estate agent, where several house hunters are given a time of a few hours when they can all go and view a property for sale instead of separate, private viewings.

Open market value
The likely sale price of a property assuming a willing seller and a willing buyer, with a reasonable period of publicity and marketing and no special factors affecting the property.

Peppercorn rent
A very low sum of rent or ground rent. In the past it was, literally, a peppercorn.

Preliminary enquiries
When a sale is agreed, the buyer`s conveyancer will send the seller`s conveyancer a standard list of questions about the property.

Property auctions
A sale conducted at a certain time by an auctioneer, either online or at a physical location, where competing buyers bid openly for a property and the highest bid wins. The purchase is binding on the fall of the hammer.

The Property Ombudsman
The Property Ombudsman offers a free and independent service for resolving disputes between sales and letting agents, which are members of The Property Ombudsman, and buyers/sellers of residential property in the UK.

Purchaser
The person buying a property.

Repossession
If a mortgage is not paid over a period of time, the lender may ultimately take ownership of the property by the process of repossession.

Searches
These are conducted by your lawyer to check if there is anything that might affect the current or future value of the property. It is compulsory to have a local authority search before exchanging contracts.

Share of freehold
This is when the freehold of the property is owned by a limited company and the shareholders are the owners of the property, usually the owners of flats within that building.

Sole agent
Where only one estate or letting agency firm is instructed by a seller or landlord to offer a property for sale or to rent.

Sole selling rights
Where an estate agency or person is granted `sole selling rights` by the seller of a property, they will be able to claim an agreed fee regardless of who actually introduces the buyer.

Stamp Duty Land Tax (SDLT)
The tax paid to the government by the purchaser of a property. Rates of SDLT can vary. Changes in December 2014 mean that the tax rates are ‘banded` progressively in the same way as income tax. If this is not your first home purchase, nothing is payable on the first £125,000 of the purchase price but from £125,001 to £250,000, two per cent is payable and from £250,001 to £925,000 the rate is five per cent. £925,001 to £1.5 million is 10 per cent and over £1.5 million it is 12 per cent.

The Chancellor of the Exchequer Philip Hammond abolished stamp duty for first time buyers on homes worth up to £300,000.

Subject to contract
Where contracts are still not exchanged and nothing is yet legally binding on either seller or buyer.

Survey
This is a report prepared by a qualified building surveyor to check the structure for any faults. Home owners can choose from three main types of structural survey, depending on how much information they want.

Tenancy
Possession of a property by a tenant under the terms of a lease.

Tenancy agreement
The legal agreement governing the occupation of a property by a tenant.

Tenancy Deposit Scheme (TDS)
An insurance-based scheme run by The Dispute Service Ltd. for the protection of tenancy deposits and the resolution of disputes between landlords, agents and tenants concerning the return of deposits at the end of a tenancy. It is one of three schemes approved for tenancy deposit protection. TDS has recently launched a Code of Recommended Practice. This Code of Practice sets out the recommended requirements which letting agents and landlords should meet as members of the Tenancy Deposit Scheme.

Tenant
The person who has temporary possession of a property under a lease or tenancy agreement.

Tenure
The mode of holding ownership of a property: for example, leasehold or freehold.

Title deeds
Documents detailing and confirming the legal ownership of a property.

Transfer document
The final legally binding document that transfers the property and all its rights from the seller to the buyer.

Under offer
A property becomes `under offer` when a seller accepts an offer from a buyer and the legal processes of the transaction begin.

Valuation (or market appraisal)
A term often used by estate agents to cover the process of them giving an opinion of the open market value of a property.

Vendor
The person selling a property.

Content provided by OnTheMarket.com is for information purposes only. Independent and professional advice should be taken before buying, selling, letting or renting property, or buying financial products.

The Interior Trend that is going VIRAL on Instagram and in Poole, Dorset.

Sun, 03 Jan 2021 12:00:00 GMT

It`s hard to figure out when the pampas grass came into our lives and became an Instagram sensation, but we`re guessing that`s because of the nature of the decor itself.

Understated and delicately minimalistic, yet it caused influencers across Instagram to go crazy for it.

Dried flowers have made a comeback and it appears, for now, they`re here to stay and the wheat-like pampas grass is what you need to get on-trend for 2021.

For us over at Lewis Dean Estate & Letting Agents, it was this weird effect that one day we knew nothing about pampas grass. Next, we can`t STOP seeing it. Tell us in the comments if this happens to you after reading this blog!

How to update your decor with Pampas Grass

1. Mix with your pared-down festive decor
The festive season might be over, but that doesn`t mean the January blues has to set in just yet. By removing red decorations, bows, and the signature pieces of Christmas, you`ll find to your surprise that you`re left with wonderful wintery whites, metallics, and lush natural greenery.

Add some pampas grass to a medium-sized vase on your dining table and you can still have a table with some grandeur.

2. Update your fireplace mantel
If like us, you`ve had a wreath with pinecones and all sorts of lovely festive decor on your mantel, to go from that to nothing has a feeling of emptiness. Well, never fear - we`ve now got pampas grass in our lives and you can update your mantel to give a dramatic glamour to start off the new year in true roaring 20`s style!

3. Create a sanctuary within your Bedroom
After an unprecedented year in 2020 and spending more time in our homes than ever before, it`s never been more important to create a place of sanctuary in our spaces. By adding a full vase and some lovely pampas grass as a very intentional home decor piece for the bedroom, you can create a blissful zen-space to escape for a great night of sleep.

4. Add some Great Gatsby Glamour to your home
We`ve seen some clients go truly minimal with their decor this year in Poole to create calm and peace within their homes while others are really loving the idea of a revival of the roaring 20`s with some Hollywood glamour! Adding pampas grass to an oversized glass vase paired with luxury velvet textures throughout the room will give a glamour only previously seen in Hollywood sets and Pinterest!

We`d love to know if you`d adopted this trend in our local area of Poole and if you`re a small business now selling this trend please get in touch as we`d love to support and promote you!

Call us on 01202 621900 or email us at poole@lewisdean.co.uk.

10 tips for choosing a letting agent in Poole, Dorset

Wed, 13 Jan 2021 12:00:00 GMT

This top tip guide from "OnTheMarket" tells you what to look for in finding a professional letting agent in Poole that will enable you to rent out your property securely to an appropriate tenant and for the best possible return.

How to Choose a Letting Agent

The market for renting out residential property in Poole has dramatically expanded in recent years with the very strong growth of buy-to-let and the increasing popularity of rental property as a long term investment. According to the Office of National Statistics, 20% of all households in England (4.5 million households) were renting in the private sector in 2015-2016. The sector has more than doubled in size since the 1980s and 1990s and there are now 2.5 million more households in the private renting sector than there were in 2000.

Most landlords will appoint an agent to handle the rental and the choice is extensive. There are considerable numbers of letting agents and the majority of estate agencies operate letting divisions. Given that the agent will be responsible for important long-term financial and legal matters, it is absolutely vital to choose the right one as letting agents are unregulated and there is no statutory standard for service or for fees.

1. Letting agent location
It makes sense to use a letting agent that is located in the same area as the rental property. Most towns have a number of firms who are letting specialists and many estate agencies have letting divisions. Some landlords prefer to use agents who are members of a trade or professional body such as ARLA Propertymark (formally the Association of Residential Letting Agents) or safeagent (formerly the National Approved Letting Scheme) because they should be following codes of professional conduct and have proper guarantees in place to protect landlord and tenant monies.

2. Choose the service level
Most letting agents offer different levels of service. Tenant-find only means that the landlord will be undertaking the day-to-day management of the letting.Full Management means the agent takes care of everything to do with the letting from start to finish and will only involve the landlord if something out of the ordinary needs their decision. For new or less experienced Poole landlords, full management is often the service level of choice for peace of mind.

3. Paperwork
A competent and professional letting agency will handle all the paperwork involved in a letting. They will take up references on new tenants, carry out credit-checks, confirm the tenant`s employment details and check that the tenant has the right to reside in the UK. The agent will draw up the tenancy agreement and collate the required gas and electrical safety certificates. Agents can also obtain an Energy Performance Certificate (EPC) for the property. This must be given to any prospective tenant.

4. Marketing, advertising and rent
A property without a tenant will cost you money, so make sure the letting agent will be very proactive in finding a good tenant as soon as possible after they are instructed. Check that they are listing properties on a main internet portal such as OnTheMarket. Find out if they already have tenants on their books who will be interested in the property. To get you the best return, letting agents will advise on what level of rent can be expected for a property and will be able to show you details of similar properties that have let for a similar figure.

5. Client Money Protection
Letting agents handle deposits, rents and maintenance monies. Landlords and tenants need to be certain that the money is safe and that no-one can run off with it. A reputable and professional letting agency will be able to demonstrate that it belongs to a Client Money Protection scheme. In the extremely rare event of a fraud, the landlord and tenant will be reimbursed for any loss. All landlord and tenant money should be held in a Client Account, separate from the letting agent`s general bank account. Ask for confirmation that this exists.

6. Complying with deposit law
If you choose the full management service from an agent, they will deal with matters concerning the security deposit that is paid by the tenant at the start of the tenancy. This money, which is usually equivalent to 5 weeks` rent, is held by the agent on behalf of the landlord as a safeguard against the tenant causing damage to the property. By law, such deposits must be registered with a government approved tenancy deposit scheme. Ask the agent for details of the scheme they use and for confirmation that the deposit has been registered.

7. Safety legislation
There are a number of pieces of legislation in place to protect the safety of tenants. Ask the letting agent to ensure that the property is in compliance with the rules. In particular, a property with a gas supply must have an annual maintenance check and a Gas Safety Certificate must be provided by a qualified gas engineer. Most agents can make the arrangements. If electrical items are provided by the landlord, they must be safety tested by an electrical engineer. Again, the letting agent should be able to deal with the matter. Any soft furnishings at the property must comply with Fire Safety regulations. Professional letting agents will advise on compliance. Whilst good letting agents will handle these matters, the legal responsibility remains with the landlord.

8. Repairs and maintenance
Every property needs looking after. Ask the letting agent if they carry out regular inspections to ensure the tenant is keeping the place in good order and to check if there are any maintenance issues. Letting agents usually have a panel of trades people who can be called upon to make repairs, maintain gardens and carry out annual tasks such as clearing gutters.

9. Maintenance float
If a letting agent is managing the property during a tenancy, it is usual for them to have the authority to carry out necessary repairs up to a certain value without reference to the landlord. This will be for such things as a leaking tap or a slipped tile on a roof. The landlord will keep a sum of money with the agent as a `float` and the agent will account for the money as it is spent.

10. Accounting to the landlord
Check with the letting agent the arrangements that they have for accounting to you for the rent received, costs, and charges and how often they will transfer balances to your account.

In June 2017 the Queen`s Speech revealed that a draft Tenants` Fee Bill was among 27 proposed laws that MPs will be working on over the next parliamentary term. In a further twist, the Bill, put forward just a couple of weeks after the fee ban consultation closed, also proposes allowing tenants to reclaim unlawful fees, which wasn`t mentioned in the initial documents for consideration.

The Government has also followed through on suggestions to tackle tenancy deposits, by saying holding deposits would be capped at no more than one week`s rent and security deposits at no more than one month`s worth.

Note that in Scotland letting agents may not charge fees to tenants, so a landlord is likely to carry the costs of tenant referencing and credit checks.

Content provided by OnTheMarket.com is for information purposes only. Independent and professional advice should be taken before buying, selling, letting or renting property, or buying financial products.

We are Lewis Dean Letting Agents have full Client Money Protection are registered with the Deposit Protection Service, The Property Ombudsman and are a Member of ARLAPropertymark, your Poole rental property is in safe hands.

MPs to debate stamp duty as Chancellor considers extension - Poole Property Buyers

Sun, 17 Jan 2021 12:00:00 GMT

Great news hopefully for Poole Homebuyers and Sellers. This article taken today from the EstateAgentToday online magazine it was reported by Graham Norwood that Chancellor Rishi Sunak is considering an extension to the current stamp duty holiday according to media reports today - and the House of Commons has confirmed there will be a debate on the issue.

Sunday Times political editor Tim Shipman - regarded as one of the best informed political journalists with multiple contacts in government - writes: `Contrary to some reports [Sunak] is considering an extension to stamp duty cuts.`

However, this may be tempered by the possibility of other property taxes emerging in the future.

Shipman says the upcoming Budget on March 3 is unlikely to produce permanent changes to property taxation but he warns that the Treasury is considering long-term radical options.

Ending stamp duty completely is being seen as one possibility and Treasury minister Jesse Norman - who reports to Sunak - has asked for more work to be done on an alternative.

Shipman says some Conservatives feel SDLT currently acts as a barrier to families trading up to a bigger home, and older owners trading down and making the housing market more flexible.

An alternative may take the form of `a proportional property tax, levied on the existing value of homes` and could be an alternative to both stamp duty and council tax in years to come.

Gazeal
`Polls show both taxes are unpopular but such a move would be controversial in the Tory shires since those with expensive homes in southern England would be likely to end up paying more` adds Shipman.

Meanwhile the online petition, which at the end of last week passed a critical 100,000 signature threshold, has now triggered a parliamentary debate.

A response to the petition - which you can see here - says: `Parliament considers all petitions that get more than 100,000 signatures for a debate. Waiting for two days for a debate date.`

The 100,000 mark means that Parliament needs only to consider having a debate - but this announcement confirms one will take place.

The petition is currently running at well over 107,000 signatures.

Lets all keep our keep our fingers crossed !!! If you need any further help or advice regarding buying or selling a home in Poole, Upton, Hamworthy, Creekmoor or Lytchett in Dorset, get in touch on 01202 621900

The "Virtual Valuation" - With a REAL Person

Mon, 18 Jan 2021 12:00:00 GMT

Are you thinking of moving home in Poole in 2021 and want to get ready sale but are hesitant about having visitors in your property with Covid being so rife locally?

Virtual property valuations have been around since the first Lockdown in March 2020, nothing obviously beats a real face to face meeting, meeting you and seeing your property for in the flesh, but for now this is a way you can get the ball rolling and can feel safe at the same time. The virtual valuation allows us to see your home using just the camera on your mobile phone or Ipad .tablet. All we need you to do is give us a guided tour around.

How it works
It is really simple. We can connect with you via Facebook Messenger or Zoom using your mobile phone/ tablet or Ipad. We will have a chat and then you can show me around your home, just like you normally would do. I can then give you helpful advice on how to get your home ready for sale and how to achieve the best price possible

I have access to lots of up to date report systems, comparable information and statistics from properties we have sold in Poole and don`t forget I also have 27 years valuing experience in the area. I will then prepare you a report based on your home and the local housing market which will be emailed to you.

If you have any questions or would like any advice, please get in touch. I will also be sharing tips, answering questions and posting useful videos over on our Facebook pages, so make sure you have liked/follow them "Lewis Dean Estate & Letting Agents" and Sarah Fudge Property Expert.

Call me on 01202 621900 or email me at poole@lewisdean.co.uk

The Pantone Colour of 2021 has been revealed -Could you use this in your Poole Property?

Wed, 20 Jan 2021 12:00:00 GMT

The Pantone Colour of 2021 has been revealed. These are the colours that will inspire designers and decor schemes around the world. It is unusual for Pantone to select two tones, it is only the 2nd time they have done it, we at Lewis Dean however love them for it.

The two colours are Ultimate Grey and Illuminating Yellow. Grey is here to stay and when teamed with yellows, it creates the uplifting, vibrant mood that we all need after the year we have been through!

Grey is a solid colour and gives us confidence yet still feels calm and collected. Yellow gives us hope of better times ahead - it really is a ray of sunshine whilst looking forward to spring..

Yellow is the colour of happiness and the sun and is often associated with righter times and hope. Did you know these colours can actually help you sell your home, especially when teamed with grey, buyers love these colours.

Don`t fret, we are not suggesting you start painting your interior yellow. Our suggestion is easier, more subtle by using yellow in different shades you can simply accessorise with Yellow by adding cushions or maybe a rug and flowers in the lounge for a luxurious look!

A vase with lemons in the kitchen, these are great for your health and they add colour and brighten the room. A splash of yellow in the bathroom gives a fresh appearance too, introduce yellow with soft fluffy yellow towels or bath mat. In the bedroom team up your white bed linen with a yellow throw or cushions or maybe a set of matching bedside lamps.

What are your thoughts on yellow? Remember it does not have to bright, subtle shades work well too. By adding a burst of this sunshine colour to your property can help you have selling success and lift your mood at the same time!

For further tips on how to get your property sold make sure you follow us on social media to keep up with our blog posts.

We would love to help you get moving. Contact us today 01202 621900

How to refresh your home for 2021 when you`re thinking of moving in Poole, Dorset

Tue, 26 Jan 2021 12:00:00 GMT

While moving might be on the horizon for you within the next few months, that doesn`t mean you have to live in a sea of cardboard boxes. Here at Lewis Dean Estate & Letting Agents, we`re experts in home staging and with a few key pieces, you can still feel at home while you`re looking for your forever home!

Decorate with Pampas Grass
Now that Christmas is well and truly over for another year and you have packed everything away, the house will already feel cleaner and more minimal. Use this to your advantage and add on key accent pieces like an oversize vase and key trend pampas grass, which is perfect for complementing neutral colours and adds both warmth and texture to your space.

Keep it eco-friendly in Upton
We are all thinking about being more sustainable in 2021 and one of the wonderful things about more eco-friendly items is that they have natural colours which complement a neutral room. So think unbleached woods, wicker accents and macrame wall hangings with some in-house plants for a truly instagrammable home that viewers will find delightful both physically and digitally as we market your property online!

Brave Ground for Upton & Hamworthy
Dulux has created a paint that helps to calm and comfort us after a year of being in a global pandemic. Their new paint colour ‘brave ground` has been announced as the colour of the year in 2021 and helps to create resilience which we think is create for a home that might be undergoing some changes this year with moving.

Use this to paint a statement wall or add a mix of calming tonal hues to your bedroom area to build a sanctuary away from paperwork and viewings.

Creating A Softer Landing
Investing in some rugs now is a fantastic way to help keep you warm on chilly mornings but also save the carpets and flooring from any accidental spillages or dirt while viewings are taking place.

For more ideas on how to make your property a space that transitions easily from viewing to home-life get in touch with our friendly team at Lewis Dean Estate & Letting Agents on 01202 621900 or email us at poole@lewisdean.co.uk.

MPs to debate Stamp Duty Holiday on 1st February 2021 !

Tue, 26 Jan 2021 12:00:00 GMT

Possible good news on the horizon for those buying a property in Poole as it`s been announced that MPs will after all debate the Stamp Duty Holiday extension following a hugely popular online petition.

The 90-minute debate is to be on February 1 - that`s next Monday!!!. It will be at 4.30pm and Elliot Colburn MP, a member of the Petitions Committee, will lead the session.

Jesse Norman MP, Financial Secretary to the Treasury, will respond for the government.

The debate has been triggered by the online petition calling for a six month extension beyond March 31; there are around 126,000 signatures backing the call.

There had been fears that the debate was not going to take place following the decision by Leader of the House of Commons Jacob Rees Mogg to suspend the use of Westminster Hall for safety reasons during the latest phase of the pandemic - previously this was the venue for such debates.

This Newsflash update was taken from estateagenttoday.

7 Tips for Creating a Productive Home Office in Your Poole Property

Mon, 08 Feb 2021 12:00:00 GMT

With most of us currently working from home in Poole, Dorset the team at Lewis Dean Estate & Letting Agents were reminiscing on Zoom this week about those good times not so long ago when we were all in the same office together and how much we loved our respective little corners of the office!

We all agreed that the prized desk position in our office was always the one closest to the window with a clear view of all the comings and goings – and we guess this is a favoured position in most workplaces.

But as the world continues to shift towards a population that works from home, it`s likely that you now need to switch your focus into creating a productive home office instead.

So, here are our top 7 tips for enhanced productivity as you settle into your new home office surroundings.

𝟭. 𝗦𝗶𝗹𝗲𝗻𝗰𝗲 𝗶𝘀 𝗚𝗼𝗹𝗱𝗲𝗻
Not everyone is lucky enough to have a spare room in the house or garden to convert into a beautiful home office. However, to effectively work from home, you will need a dedicated space to concentrate on the tasks ahead.

Cordoning off a dedicated workspace with little distractions is essential for a productive working day. Ideally position yourself away from the TV and out of view of household chores awaiting your attention and anything else which may cause your mind to wander, easier said than done in my case!

𝟮. 𝗥𝗲𝗺𝗲𝗺𝗯𝗲𝗿 𝘁𝗼 𝗧𝗮𝗸𝗲 𝗕𝗿𝗲𝗮𝗸𝘀
No employer would ever expect you to sit glued to your chair for eight hours a day without affording you some respite. To be productive at home, you should treat yourself precisely the same.

Take regular breaks where your work allows it. Grab a coffee, make time for a sandwich, take a comfort break, walk the dog, or simply get your step count up around the house or garden.

𝟯. 𝗖𝗹𝗲𝗮𝗻 𝗮𝗻𝗱 𝗗𝗲𝗰𝗹𝘂𝘁𝘁𝗲𝗿
A tidy room is a tidy mind, so imagine how productive you`ll be working from a tidy desk! Declutter your desk, in-trays and surrounding office space ruthlessly......and regularly.

You need to create a calm home office that sets the right tone for your day. Sitting at a desk free of paperwork, notepads, and empty coffee cups is the first step to guaranteeing a productive working day.

𝟰. 𝗘𝘀𝘁𝗮𝗯𝗹𝗶𝘀𝗵 𝗕𝗼𝘂𝗻𝗱𝗮𝗿𝗶𝗲𝘀
One of the biggest challenges of working from home is other household members not understanding that you are, in fact, working.

This could be family, housemates or your children. Have some frank conversations and set out clear boundaries for your working hours to avoid constant noise and interruptions.

𝟱. 𝗟𝗲𝘁 𝘁𝗵𝗲 𝗟𝗶𝗴𝗵𝘁 𝗶𝗻
Working in a room that is light and airy will undoubtedly increase your productivity.

If possible, position your desk facing a window, which will enable you to reap the rewards of the natural light and give you a decent view too. Sitting with a desk facing the wall can leave you feeling demotivated and lethargic.

The aim is to increase your mood and efficiency, allowing you to work much more effectively, so any way you can stimulate your brain is beneficial.

𝟲. 𝗖𝗿𝗲𝗮𝘁𝗲 𝗮 𝗛𝗮𝗽𝗽𝘆 𝗘𝗻𝘃𝗶𝗿𝗼𝗻𝗺𝗲𝗻𝘁
A great benefit to working from home is that you no longer need to surround yourself with bland walls and office furniture. You will likely be spending much of your time in your office space, so make it an inviting place to be. It should be an area of your home you want to be in, not a place of dread!

Experiment with textures and colours to create a space that you enjoy, and can focus in.

Your decorating should also be balanced with ergonomics. Investing in an appropriate desk chair will enable you to work comfortably and productively, and it will save your back in the long term.

𝟳. 𝗣𝗿𝗼𝗱𝘂𝗰𝘁𝗶𝘃𝗶𝘁𝘆 𝗶𝘀 𝗜𝗻𝗱𝗶𝘃𝗶𝗱𝘂𝗮𝗹
Ultimately, the beauty of working from home means you can finally work in a way that makes you tick.

You might discover that you are most productive when you have rock music playing in the background, or classical notes tinkling through your ears. Maybe you love the company of the family pet by your feet whilst you work away! We are all individuals and work in different ways.

What`s important is that you grab the positives from your home-working situation and create your home office space in a way that brings out your most productive self.

Call the Lewis Dean Estate & Letting Agents team on 01202 621900 or email us at poole@lewisdean.co.uk to see how we can help you find your perfect home in Poole with the bonus of office space that supports your productivity!

Latest insight on the UK Rental Market based on Zoopla`s Rental Index - South West area sees properties let in 11 days!

Tue, 09 Feb 2021 12:00:00 GMT

From a report taken from Zoopla today it is reported the the annual UK rental growth increases outside London.
Average rents across the UK excluding London rose by 1.4% in the three months to the end of December, taking the annual growth in rents to 2.3%. This compares to rental growth of 1.6% seen at the end of Q3 last year. Rents are rising year-on-year in most regions across the UK, with the exception of the West Midlands (0%) and London.
Average rents in London continue to fall. Rents declined by -2.5% in Q4 2020, taking the annual fall to -8.3%, nearly matching the rental declines seen in the aftermath of the Global Financial Crisis in 2008. Average rents in London are at levels last seen in 2014.

Demand and supply
Across the UK, demand for rental property is still rising, with total demand from renters in January some 21% higher than the same month last year. At the same time, the supply of homes to let is more constrained, falling by 11% over the same period, and putting upward pressure on rents in many areas.
Demand in some well-connected towns across the country is putting particular upwards pressure on rents, with rental growth of more than 7% seen during 2020 in Rochdale (+8.2%), Hastings (+8.0%) and Mansfield (+7.1%). This trend is reversed in London, as rental supply outpaces demand, as more stock continues to come back to the market amid the changing working,
commuting, tourism and business travel trends prompted by the COVID-19
pandemic and subsequent lockdowns.

Market outlook
The pandemic has disrupted some of the key drivers of demand in the rental market – including labour mobility, migration and employment growth. Despite this, we have seen a rise in localised demand in some areas, as some renters look to relocate.
The outlook for the rental market, especially in central cities, will depend on how quickly the COVID-19 vaccine is rolled out, and how quickly it can start to have an effect and kick-start a return to more mobility across the country and internationally.
As this happens, ‘business as usual` will start to resume in city centres as business activity starts to rise, from the reopening of retail and offices to events spaces, leisure and entertainment facilities. This will likely result in tick-up in demand in city centres, as well as a shift from long-term lets back to short-term lets in some cases, helping to absorb some rental stock - particularly in London.
Flexible working is likely to continue, meaning there may be a permanent shift in priorities for some renters in terms of location and property type. The ‘search for space` will likely continue, supporting the rental market for family houses.
At a more macro level, rents will be underpinned by continued demand in the sector as lack of mortgage availability for first-time buyers mean some stay in the sector for longer. In addition, the supply of new homes into the sector from buy-to-let landlords will remain constrained, meaning overall UK supply in this sector will remain limited which will act as a continued support to rental levels.

We at Lewis Dean being set on the South Coast are seeing rental properties being re-let before a current tenant has even vacated meaning no loss of income for landlords or Void periods, we have have an extensive database of registered tenants waiting to move in Poole.

If you are a Landlord in Poole, Upton, Hamworthy, Creekmoor or Lytchett please give me a call as we can quickly and confidently let your property, call me on 01202 621900

10 Tips for choosing your Estate Agent when selling a property in Poole, Dorset.

Thu, 11 Feb 2021 12:00:00 GMT

Property selling is not something most of us do every day, so choosing an estate agency in Poole to handle the sale might seem a little daunting.

Contrary to what you may think, not all agencies are the same and some will be more effective than others.

This guide from OnTheMarket.com will help you find a professional and pro-active agency that will sell your property for the best possible price.

How to Choose an Estate Agent
1. Traditional or online estate agency?
Your first choice is the type of estate agency to use.

A traditional full-service estate agency will have an office that you can visit and will normally take care of every stage of the selling process in return for a fee when the sale goes through. They usually work on a no-sale, no-fee basis, so if the property doesn`t sell you shouldn`t be out of pocket.

Online agencies generally don`t have offices you can visit and usually charge an up-front fee to put a property on the market. There can be further charges if a sale takes place and you may need to deal with a lot of the selling process yourself.
As the overwhelming majority of sellers use traditional estate agencies this is what we look at in this guide.

2. To start with – make a shortlist of estate agents
Create a list of about six agents you would consider using. Ask friends and neighbours if they can recommend some. You will probably have seen agents` For Sale boards, advertisements in the papers and promotional leaflets through your letterbox. Which ones catch your eye? Have a look at OnTheMarket.com, where you can search for agents in your area. Take a stroll down your local high street or local parade of shops and have a look in the agents` windows. Which ones are smart and appealing? All estate agents must belong to an Ombudsman scheme for dealing with unresolved complaints. Some belong to an industry body such as the NAEA Propertymark (formally the National Association of Estate Agents) or RICS (Royal Institution of Chartered Surveyors). All good agents should be operating to codes of conduct that will ensure you are dealt with professionally.

3. Narrow down the choices – take a closer look
Now find out more about the firms on your list. Look at their websites. There may be information about the company, staff, range of services and perhaps some comments from customers. Look at the properties they are listing for sale. Are they similar to yours and presented with good quality photographs, floor plans and clear information? Would you be happy to see your property on there? Check that the agent advertises properties on at least one major property portal like OnTheMarket.com. You should now be able to narrow down your list to two or three agents that can be asked out to your property to give their opinion of its market value and to explain how they would go about selling it at this price to a reliable buyer.

4. Find out if they are the estate agents for you – go and see them
It`s tempting to email or call these agents right away but you`ll get a much better sense of who they are and what they are like if you visit their offices to make the appointments. You are about to ask them to deal with what is probably your most valuable asset so you want to know they are people you are likely to trust and get on with. When you go in, how do they respond to you? Do you feel welcome? Are they helpful? Is it a professional and friendly environment? If you feel comfortable, make the appointment. If not, it`s best to walk away.

5. The valuation of your property – what to watch for
When the agent arrives pay attention to their punctuality, politeness, professionalism and knowledge. They will tell you what they think the asking price should be and how much the property may actually sell for. If all the agents suggest similar amounts, you can be reasonably sure they are accurate but don`t be surprised if one comes up with a very different figure. They might know something the others don`t! Always ask them to justify their opinions of the value of your property by showing you examples of similar ones that are on the market and those that have sold.

6. Help the agent to help you – tell them what you need
A good agent will want to have an understanding of your circumstances and needs. Perhaps you must sell by a certain date because of a job move or there`s a baby on the way and you need to get a bigger home. Help them to help you. Be honest about your circumstances and why you are selling. Everyone has particular requirements and a good agent will tailor their services to deal with them.

7. Assess the agent – ask them lots of questions
From your fact-finding at the beginning you`ll already have some idea of how these agents showcase properties for sale but you want to know what they are going to do for you individually and how they will go about marketing your property. Ask if they have `hot` prospective buyers already on their books. Find out if they will accompany the people who come to view. Ask how often they will keep in touch to let you know how things are going. And find out what they do once a sale is agreed as a good agent will be able to tell you about what is called `sales progression` which is really important to making sure the sale goes through.

8. The estate agent`s fees – what you can expect
The agent will charge a fee to sell your property. Fees are usually a percentage of the selling price. There may be additional costs for things like advertising or photography and there might be a fee if you withdraw the property from sale. A good agent will explain all this in detail and there should be no hidden costs. The actual amount you pay will depend on what services the agent is providing and whether they are appointed as your `sole agent` or one of several. Make a value judgement based on what services the agent provides and don`t assume that cheapest is best. It seldom is.

9. Choosing the agent – it`s time to decide
You`ve now met the agents, had their opinions about price, found out what they will do for you and know what they will charge. There`s also the fact that `people buy people` and you`ll almost certainly like some individuals better than others. It`s time to make your choice based on all you have seen and heard. You can appoint just the one agency, or several. In practice, it is often best to use just one as your `sole agent`. You`ll pay a lower fee and, because the agent knows they have a reasonable chance of selling the property, they will concentrate their efforts on it. The sole agency arrangement will last for an agreed period of time.

10. You and your agent – working as a team
Now that you have chosen which agent or agents to instruct, call them up and give them the good news. They will then start the process of putting your property on the market. Our final tip is about what happens from now on. Think of you and the agent as being on the same team. You are working in partnership to find a buyer who will pay the best price for the property within a time-frame that suits you. You`ll be more likely to succeed in doing that if you work closely together.

Content provided by OnTheMarket.com is for information purposes only. Independent and professional advice should be taken before buying, selling, letting or renting property, or buying financial products.

If you are looking to sell or let your property in Poole please get in touch with us on 01202 621900 to arrange a free consultation, we promise no hard sale, just up to date advice and a service tailored to your needs.

Housing Secretary extends support for renters during pandemic

Sun, 14 Feb 2021 12:00:00 GMT

We are lucky at Lewis Dean Letting that the latest News Flash announcement made today that there has been a further extension to evictions does not apply to our agency and the portfolio of properties that we manage on behalf of Poole Landlords as we do not currently have one single tenant that is being evicted due to non -payment or rent.

The reason being I firmly believe is that we hand pick our tenants from the start, we coupled with the landlords input chose the best tenants for our properties. We chose tenants we can work with during a long term relationships and that if a problem arises we can work together on.

If you are renting your property out yourself or through an agent and are unfortunate enough to have eviction proceedings going through this announcement will be a blow to you.

The news flash today announced that renters will continue to be supported during the ongoing national lockdown restrictions, with an extension to the ban on bailiff evictions until 31 March

Renters will continue to be supported during the ongoing national lockdown restrictions, with an extension to the ban on bailiff evictions, Housing Secretary Robert Jenrick announced today (14 February 2021).

The ban on bailiff evictions - which was introduced at the start of the pandemic - has been extended for another 6 weeks - until 31 March - with measures kept under review in line with the latest public health advice.

Exemptions remain in place for the most serious circumstances that cause the greatest strain on landlords as well as other residents and neighbours, such as illegal occupation, anti-social behaviour and arrears of 6 months` rent or more.

The measures are part of a wide-ranging package of support the government has provided to protect renters from the economic impact of the pandemic, including supporting businesses to pay staff through the furlough scheme and strengthening the welfare safety-net by billions of pounds.

Landlords are also required to give 6-month notice periods to tenants before starting possession proceedings, except in the most serious circumstances, meaning that most renters now served notice can stay in their homes until at least August 2021, with time to find alternative support or accommodation.

For those renters who require additional support, there is an existing £180 million of government funding for Discretionary Housing Payments for councils to distribute to support renters with housing costs.

Housing Secretary, Rt Hon Robert Jenrick MP said:

We have taken unprecedented action to support renters during the pandemic including introducing a six-month notice period and financial support to help those struggling to pay their rent.

By extending the ban on the enforcement of evictions by bailiffs, in all but the most serious cases, we are ensuring renters remain protected during this difficult time.

Our measures strike the right balance between protecting tenants and enabling landlords to exercise their right to justice.

Court rules and procedures introduced in September to support both tenants and landlords will remain in place and regularly reviewed, with courts continuing to prioritise the most cases, such as those involving anti-social behaviour, illegal occupation and perpetrators of domestic abuse in the social sector.

The government has also launched a new free mediation pilot to support landlords and tenants to resolve disputes before a formal court hearing takes place. This will help tenants at an early stage of the possession process, mitigating the risk of tenants becoming homeless and helping to sustain tenancies where possible.

Together these measures strike the right balance between prioritising public health and supporting the most vulnerable renters, whilst ensuring landlords can access and exercise their right to justice in the most serious cases.

Further information
The package of support is reducing the number of evictions as applications to the courts for possession by private and social landlords were down 67% between October and December 2020, compared to the same quarter in 2019. The number of repossessions recorded October to December 2020 was down 93% compared to the same quarter in 2019.  Only 548 repossessions were recorded between April and December 2020 compared to 22,444 in the same period in 2019.

The government previously changed the law in England to ensure bailiffs do not enforce evictions for 6 weeks until 22 February. This has now been extended for a further 6 weeks until 31 March. This will be kept under review.

The only exceptions to this are for the most egregious cases – anti-social behaviour, illegal occupation, death of a tenant where the property is unoccupied, fraud, perpetrators of domestic abuse in social housing and rent arrears equivalent to at least 6 months` rent.

Guidance to support landlords and tenants in the social and private rented sectors understand the possession action process and new rules within the court system in England and Wales is available.

If you are a landlord on a property in Hamworthy, Upton, Creekmoor or Lytchett and all the Legislations changes are getting to much why not get in touch, we can help and you can sleep at night, call Sarah on 01202 621900 or email poole@lewisdean.co.uk

Poole Seller/Landlord Tips - Organise Your Home To Get Ready for Selling /Letting During Lockdown

Tue, 16 Feb 2021 12:00:00 GMT

Thinking of moving home once lockdown number 67 is over? If you are, why not use this time down time to get your home organised in readiness. That way you can get yourself and your property sale or rental ready for when the time is right. Even if you are not thinking of moving just yet, by using your time during lockdown your home will be perfectly organised, it could just be an early Spring Clean / declutter from Christmas. Here are our top areas to focus on!

Get the Jet Wash Out
Over the winter months with lack of sunlight, cold weather and days and days of rain often turn our paving and decking areas green and slimy! It`s such a satisfying feeling to grab the jet wash or hose pipe/stiff brush with some soda crystals and wash away the dirt.

Clear out the garage and shed
In the last 20 years I don`t think I can remember the last time I saw a car actually parked inside a garage, Garages and sheds are usually piled high with items that are enroute to the charity shop or "might be needed one day". Crack on and actually empty out these spaces and work out what you really need.

When we do eventually get a dry day and you are at a lockdown loose end dust off and clean up the garden furniture that can now possibly make its way back into the garden? Have a look round and ask yourself what can you get rid of? Does the garden fencing or wooden shed need a paint or minor repair (or even a lick of paint inside your garage) you could use up those half tins of paint that tend to fill the corners of your shed! Have you got kids garden toys that are no longer played with or have been "grown out of"? Put these items to one side to be sold, donated, recycled or taken to the tip once we are through the current climate.

Think about storage, with your newly organised garage or shed space could you add in some extra hooks and shelves to keep things tidier. During a viewing having an organised tidy garage always helps.

Sort out your wardrobe
Declutter the contents of your wardrobe ( I know I really need to do this myself). Apparently the general rule is if you haven`t worn it for a year you probably won`t wear it again! (I really should practice what I preach, please don`t tell my husband this). You could organise your wardrobe seasonally; as the weather gets a little warmer all those thermals could be stored away until Winter perhaps rather than cramming it all in.

Are there items that no longer fit? (ummm... after this lockdown I know this will definitely apply to me). Try your clothes on and decide if items need to go. When hanging the newly sorted clothes back in the wardrobe, organise by colour or type of clothing ie workwear/leisurewear etc. Any items you no longer want or need could be placed on a selling site or donated to a local charity shops when lockdown is lifted.

Designate a desk area for work or school
Depending on what space is available to you in your home and how you work best, find somewhere in your home where you can get organised. If you don`t have "office" space at home, you could utilise your spare room, a corner of your bedroom, the dining room table or somewhere in your lounge. Think about whether you need to be near your children to supervise homeschooling, do you work better near natural light, do you need peace and quiet to concentrate or do you work better with background noise from the radio or tv?

Your Fridge
Viewers tend to open integrated appliances, its just a thing, so in preparation for selling or renting your Poole property check what`s lurking in there! As a general spring clean check best before and use by dates, take out all removable shelves and salad drawers and give them a thorough wash and wipe down the insides of your fridge.
Put the food back in the fridge, grouping similar items together. You could even create a section of food that needs using quickly before it expires. Reach for this first to avoid waste.

Your kitchen cupboards
Whilst we have a little more time on our hands and we are being advised to shop only for basic necessities it is a great time to get a little more creative and use up what`s been hiding in those kitchen corners cupboards!

Empty your cupboards and sort through the items, you may have forgotten you even hadsome items from when you stockpiled last March! Check best before and use by dates and dispose of anything you cannot use.

Whilst your cupboards are empty give the insides and cupboard fronts (don`t forget the handles and the top) a a really good wipe down. When putting the items back in the cupboards organise them in a way that works for you (easy to reach in my case). For example; use-by date, how often the item is used or type of product.

Fresh Flowers
The aromas of fresh flowers in a vase when you are viewing a property always makes you and the viewer feel good, if you are selling this spring Daffodils would be my flower of choice, they are inexpensive and add a splash of colour in a neutrally decorated room, yellow is also the colour of 2021 (see the blog post in Jan 2021 about this) !

These are just a few ideas on how you can utilise the lockdown current time to improve your home and garden for yourself or if you are preparing to move. Don`t do it all at once, set yourself one or two jobs each day that you would like to accomplish. Make a list and tick off what you manage to get done. It`s a great feeling looking at what you have achieved.

If you are thinking of moving home once we are through Covid and you would like more help / guidance on what you can do to prepare your property for selling or letting get in touch with me on 01202 621900 or poole@lewisdean.co.uk

Poole Movers - Stamp duty holiday extended until end June & September 2021

Thu, 04 Mar 2021 12:00:00 GMT

🏠 Its good news for those who are already or who are planning on moving in the near future and as savings are there to be made if you act quickly.

Rishi Sunak has confirmed that the stamp duty holiday will be extended for all property purchases up to £500,000 `will finish at the end of June, rather than the end of March 2021, as previously planned. It will then be tapered until September.

This covers the majority of houses and flats in the UK.

Until 30 September 2021, no stamp duty will be charged on a residential property bought for up to £250,000.

Sunak had been under growing pressure to extend the deadline amid concerns it was creating a cliff-edge and risked thousands of buyers pulling out of transactions if they missed the now previous deadline of 31 March for the tax break.

With the above in mind we advise that if you have any thoughts of moving then time is of the essence as all the the stamp duty extension has done is move the "Cliff Edge" to a future date!

If you need a swift sale of your property or just need a valuation to start the process, please get in touch, 01202 621900 or email poole@lewisdean.co.uk

The Not-So-Great Outdoors - What to AVOID doing with your garden if you are thinking of selling your Poole Property.

Fri, 09 Apr 2021 12:00:00 GMT

What NOT to Do with Your Garden When Selling a Property in Poole
Although we`ve had a cold snap across the UK recently, people`s minds are turning towards spending more time outside.
One of the legacies of the lockdowns is having a garden, or at the very least access to outside space, is now towards the top of many peoples new home wish lists.
There is plenty of information online about making the most of any garden, but we think it is
essential you also know what NOT to do.

Below are four things to avoid doing with your garden if you are thinking of selling in Poole.

1) Plant Life – Don`t leave last year`s dead plants in the garden. Sounds obvious, but many
sellers overlook this – but buyers notice it.

2) Narrow Paths – You may love the way your pot plants line the garden path. But it can make
your garden feel smaller than it is. Consider putting pot plants around the perimeter as this
can give a feeling of more space rather than less.

3) A Lick of (Neutral) Paint – A fresh coat of paint adds new life to pretty much anything,
indoors or out. But avoid garish colours like yellow and purple when painting the fences.
Think neutral, traditional outdoor colours to make things easier on the eye of prospective
buyers.

4) Think Safety – A real simple thing to do, but it`ss often overlooked. When putting your home
on the market, don`t ignore little trip hazards like a hose pipe across a path or that pot plant
that all visitors seem to stub their toe on. You want buyers to remember how attractive your
property is, not that they slipped or tripped over.

Thanks for reading and if you have any questions on how to prepare your home and garden for sale this summer, we`d love to help you. Call us on 01202 621900

How to choose a buy-to-let property in Poole.

Mon, 19 Apr 2021 12:00:00 GMT

Why choosing a buy-to-let property requires an entirely different head over heart approach.
Read the latest Guide by Zoopla`s Harriet Meyer

Whether you`re an experienced or wannabe property investor, you`ve probably already bought a home for yourself. But choosing a buy-to-let property requires an entirely different head over heart approach.

From calculating rental yields to targeting the right tenants, there are important steps to take when finding a successful property investment.

Here, we consider what you need to know.

First things first, what`s my budget?
Investing in a buy-to-let property typically involves putting down a substantial deposit, and unless you can buy outright, it also means taking out a mortgage. So do your sums to work out how much you can truly afford to spend.

Bear in mind that buy-to-let mortgages are more expensive than standard mortgages. They require minimum deposits of at least 25% of the property`s value, and interest rates are typically higher. Plus, the cheapest rates often come with high arrangement fees.

You`ll also need to factor in the rent you are likely to get. Lenders typically want this to cover between 125% and 145% of your mortgage payments. So if your monthly mortgage payment is £500, the rent you receive should ideally be between £625 and £725.

Finally, remember to set aside some money for maintenance and for periods when the property might be standing empty between tenants, since you won`t be receiving any rent at these times.

What makes a sound investment?
This depends on why you`re investing in property. You may be focused on long-term capital growth, or doing a property up to sell on in the future. In this case, you want to look for a property in an area with strong growth potential.

But chances are, you want to receive an income while you own the property. So this means choosing a property with the potential for a healthy rental yield.

What`s a rental yield and how is it calculated?
The rental yield is the measure of ‘return` or how much you earn from a property investment.

Rental yields are calculated as a percentage of the property`s value. As a general rule of thumb, yields of 5% or more are attractive to landlords. But whether this is achievable depends on where you buy and the rental costs in that area.

A rental income of £10,000 per year on a property costing £200,000 gives you a 5% yield. A rental income of £20,000 a year on the same property gives you a 10% yield, and so on.

The average UK yield is 5.2%, but London yields may be lower because of the comparatively high property prices. Zoopla recently found that the top UK property investor hotspots offer yields of more than 7%.

What sort of tenants should I appeal to?
The answer to this question is key to finding the right property. So consider whether you want to rent to families, students or young professionals.

Put yourself in their shoes, and think about what`s important. For example, a modern, well-maintained property close to public transport might appeal to young professionals. However, a family may seek open-plan living areas, proximity to green spaces and parking.

If you want to attract students, a property with a good communal living area, near to the university, libraries and local bars is sure to tick the right boxes.

Remember that whoever you rent to, there are documents you must provide, including a tenancy contract. The most common type is an assured shorthold tenancy (AST), lasting for a period of between six to 12 months. You also need to place the tenants` deposit in a deposit protection scheme, or you risk being fined.

Where do I start my search?
Draw up a list of areas where you might be interested in buying. You may want to start close to home, since you`ll know the area and can check on the property. But if you`re going to pay a lettings agent to manage the property, you may also want to look further afield.

A good place to start is to look at key stats for the areas that are of interest in your search. We have plenty of useful online tools to help you save time and money when looking for a buy-to-let. For example, our SmartMaps tool enables you to search for properties to buy within a single street or a particular area.

Our Area Guide allows you to search for local area trends and average values for different types of properties within a particular postcode. It also includes current rents, so you can see if the area has investment potential.

Our Advanced Search tool allows you to search for homes with specific features, such as `thatched roof` or `bifold doors`.

Don`t forget to register with Zoopla for instant email alerts for your preferred types of property - you can save as many searches as you want.

You can also get an overview of the housing and rental market using the House Price Index and Rental Market Report.

Research the local housing market, trends, and demographics by speaking to estate agents. Ask what prospective tenants are looking for and how popular the area is with the type of people you want to let to.

What sort of property should I buy?
The right investment property may be entirely different to a home you would buy for yourself. You may love older properties, for example, but these can come with hefty maintenance bills.

Ultimately, if you`re seeking to let as quickly as possible, you want a property with broad appeal. So think about the following:

House or flat? This will affect the type of tenant you`ll get. Young professionals may want an easily maintained flat, for example, but a growing family may need a house.

New or old build? You may find there are fewer issues with a new build and that they are less costly to maintain. However, older buildings often have more character, and may be cheaper to buy, particularly if they need some work.

Layout? The kind of layout you choose will depend on the type of tenants you want to attract. A large communal space may suit students, but families may want open-plan areas for children.

A garden? Gardens, in general, have broad appeal – provided tenants want to maintain them. For some, it could be an unnecessary hassle.

And how do I buy?
You can, of course, go down the traditional route and buy through a local estate agent, or find a private seller.

The major difference will be securing a mortgage. Lenders have different criteria and processes for arranging buy-to-let mortgages compared with standard mortgages. Some landlords choose to use a mortgage broker to help them secure the best deals.

Alternatively, you may be able to bag a bargain at an auction. This is a popular option among experienced investors in particular. Our partners at iamsold offer a wide range of properties and further details on how to buy at auctions can be found in our guide.

Buying at auction may also avoid the lengthy process of purchasing a property through the conventional process, when you may be stuck in a chain. But make sure you do your research and understand the pros and cons before going down the auction route, as major repairs can be costly.

#buytolet #pooleproperty #landlord #investor

A-Z Of Conveyancing Terminology

Mon, 19 Apr 2021 12:00:00 GMT

🏡First time buyers & first time sellers often get baffled when they speak with their solicitor as there are so many words used that they will not have come across before and are often too shy to ask for an explanation as to what they mean.
🏡 We have therefore put together a quick helpful A-Z guide of what words your solicitor may use and what they mean.
Click the link to view the free eGuide here👉 https://bit.ly/3tzFIzU

Why Aren`t Liz and Rishi Courting Poole`s Generation Rent?

Sun, 28 Aug 2022 12:00:00 GMT

With the cost-of-living crisis beginning to hit, the 20 and 30-somethings of Poole urgently need the help and support of the Government to help them get on the property ladder.

For the last few weeks, we have listened to the debates and hustings of Liz and Rishi. Between them, they have told us how they are going to stop building on the green belt, slash taxes, out bid each other on the number of refugees they are going to deport and push back against WOKE culture wars, but what are they doing for the 20 to 30-somethings of Poole?

Dubbed ‘Generation Rent` by the press, desperate to get on the property ladder, this is an open goal for any candidate to obtain more votes to become the next Prime Minister.

Yet only 16% of the c.200,000 Tory membership is aged 18 to 34 whilst 47% of members are aged between 55 and 74.

Therefore, it`s not a surprise that neither Liz nor Rishi aren`t speaking daily about the cost of petrol for the daily commute, rising child care fees or the lack of opportunities for first-time buyers to purchase their own properties.

(For balance, 16% of Labour`s members are 18 to 34, 20% for the Lib Dems and 16% for the SNP).

Everyone is feeling the effect on their household budgets with the rise in energy bills. Yet, it is the younger generation (i.e., Generation Rent) that are having to cope with the frenzy of rising energy costs the most.

Whilst increasing energy prices will affect all households across the country, younger (and less affluent) households are more prone to be disproportionately affected than those on the lowest incomes (i.e., Generation Rent).

In the financial year ending in 2020, the least well off 25% of households spent 5.59% on energy compared to 3.9% for the average UK household. With 2023 energy bills set to be triple those figures, energy bills for those in the lower quartile will rise to around 16.8% of their household budget.

And let`s look at the housing element of the ‘Generation Rent` household budget.

The average rental of a Poole property in the summer of 2020 was £1,315 PCM; by the summer of 2021, it was £1,457 PCM, and today, it is £1,560 PCM.

Overall, Poole rents are 7.1% higher than a year ago and 18.7% higher than two years ago.

This is the fastest annual rate of rental growth since records began in 2006. This increase in rents isn`t standard. Before 2020, I would have expected to see this level of rent growth over a seven-to-ten-year period – not two years. Good news for Poole landlords, yet not so for Poole tenants.

Why have rents increased so much in Poole?

It comes down to fewer rental properties and existing Poole tenants not moving as much.

There are 723 fewer rental properties in Poole than five years ago, leaving only 12,828 private rental properties in Poole.

9 out of 10 rentals come onto the market because the existing tenant is moving. Yet, because there are fewer Poole rental properties and the asking rents for those are much higher than their current home, many Poole tenants are not moving, exasperating the issue even further.

Today, I looked on Rightmove, and there were only 93 properties available to rent. I would have expected that to be over double that pre-pandemic.

Neither candidate has been silent on the topic of homeownership for the young.

Rishi Sunak said he would stop building on the greenbelt. This, however, would not help Generation Rent massively.

Liz Truss has pledged to help more renters buy their first home by stating she will ensure tenant`s rental payments could be used as part of mortgage affordability assessments. This is important as the mortgage payments can be 10% to 20% lower than the rental payments.

Tied in with new relaxed mortgage affordability rules announced by the Bank of England in early August, this is undoubtedly a step in the right direction to help Generation Rent.

Truss also plans to scrap the red tape holding back housebuilding and give local populations more say on developments. However, when Boris Johnson suggested something similar a few years ago, the policy was quietly dropped after the Liberal Democrats used this against them resulting in the Tory`s resounding by-election defeat in 2021 in Chesham and Amersham.

So, by the end of the first week of September, we will know who the Prime Minister will be. Whoever gets the job has a gigantic task on their hands. I wish them luck and ask them not to forget the younger generation and their aspiration to be homeowners.

RENTAL STATISTICS 2020 2021 2022

Wed, 07 Sep 2022 12:00:00 GMT

𝗨𝗞 𝗥𝗲𝗻𝘁𝗮𝗹 𝗺𝗮𝗿𝗸𝗲𝘁 𝗔𝘂𝗴𝘂𝘀𝘁 𝟮𝟮 𝘃𝘀 𝗔𝘂𝗴 𝟮𝟭 𝘃𝘀 𝗔𝘂𝗴 𝟮𝟬
August 2020 - 118,772 properties came onto the market for rent in the UK at an average asking rent of £1,362 per month

August 2021 - 98,610 properties came onto the market for rent in the UK at an average asking rent of £1,375 per month

August 2022 - properties came onto the market for rent in the UK at an average asking rent of £1,545 per month

Take away from this data -

1. A 12.36% increase in average rent between 2021 and 2022

2. In 2020, exactly 50% of all UK homes were £1,000 per month or less, yet by 2022 that had reduced to 43.3%

3. The £5,000+ a month rental market has doubled in two years

Poole Tenants` Spiralling Energy Bills are About to Become Poole Landlords` Problem

Wed, 07 Sep 2022 12:00:00 GMT

As gas and electric bills rocket for Poole tenants, Poole landlords who do not start to make energy efficiency upgrades face lengthy void periods and will have to discount their rents. This is irrespective of the Government`s plans to change the rules on renting properties with low Energy Performance Certificate (EPC) ratings.

Until six months ago, out of the thousands of tenants I have shown around Poole properties in all my years as an agent, I can count the number of tenants who have requested to see the EPC of the rental property on the one hand. Now, it`s the first question tenants ask.

The better the EPC rating, the lower the gas and electric bills.

Poole tenants are leaving their poor EPC- rated properties which are too expensive to run and moving into higher- rated EPC rental properties.

The average heating bill for the10,645 Poole tenants will rise from £79.19 per month to £205.89 per month.

Their hot water bill will rise by £36.54 per month and lighting by £21.35 per month.

Each Poole tenant will have to find an extra £184.59 per month for their gas and electric bills.

To give you an idea of the extent of the money being spent by Poole tenants on heating alone (ignoring hot water or lighting), last year it was £10,115,567.53, and by 2023, it will be £26,300,475.58 a year.

Yet these stats don`t tell the whole story.

It is a legal requirement for every rented property to have an EPC which rates a property on its energy performance (like those washing machine or fridge ratings, albeit for a property). A is the best rating, and G is the worst.

Whilst the law states property cannot be rented with an EPC rating lower than an E in England and Wales, there are exceptions to this, meaning Poole rental properties are still being let legally with an F and G rating. Although legislation for a minimum E rating EPC requirement in Scotland was scheduled in 2020, it never passed through the Scottish Parliament because of the pandemic.

Let me show you the average saving in energy bills between the EPC rating of an average Poole rental property.
• A Poole rental property with a D rating will cost £38.50 more per month than a C-rated property
• A Poole rental property with an E rating will cost £67.66 more per month than a D-rated property
• A Poole rental property with an F rating will cost £97.16 more per month than an E-rated property

Both Westminster and Holyrood governments now propose introducing a minimum EPC of band C for all new tenancies from 2025 (and 2028 for existing tenancies).

Irrespective of this new potential legislation, those Poole landlords with low EPC ratings will now need to seriously consider making those energy efficiency upgrades to ensure their Poole rental properties continue to appeal to tenants.

I can see Poole rental property`s energy efficiency ratings filtering into rental prices over the winter months.
Poole rental properties with low EPC ratings will probably rent for between 4% to 10% less than higher energy proficient properties.
This means Poole landlords could have to accept between £55.80 and £139.50 per month less for an average Poole property with a low EPC rating compared to a high-rated EPC rental property.
Any Poole rental property with a lower EPC rating will also take longer to find a tenant, especially during the winter. This means some Poole landlords will have the prospect of void periods early next year.
I have seen more Poole rental properties coming onto the market in July and August, so if this trend continues, this will give Poole tenants much more choice. With the increased supply of rental properties, I certainly believe some tenants could decide to offer less on Poole rental properties with low EPC ratings.
So, what are the options?

I am experienced in reading EPC reports and am aware of the most cost-effective way to improve the EPC rating of your Poole rental property. Irrespective of whether you are a landlord client of my agency, another Poole letting`s agency, or you even manage your property yourself – feel free to drop me a message. I will find your EPC on my database and give you 5/10 minutes of my time, over the phone, at no charge, to guide you on the best options. What do you have to lose?

Sarah 01202 621900

What will the stamp duty cuts and interest rate rises mean for Poole homeowners and landlords?

Sun, 02 Oct 2022 12:00:00 GMT

Last week the Bank of England increased interest rates to 2.25% and they are expected to be 3.25% by early next year. This increase will make the monthly mortgage payments more expensive for first-time buyers, an issue dubbed by some as the `property affordability crunch.`

It will also damage the household budgets of homeowners coming off their fixed-rate mortgages in the next 12 months.

So how many homeowners are coming off their fixed rates in the next year?

Of the 7.97 million homeowners with a mortgage in the UK, 6.1 million of them are on a fixed-rate mortgage at an average rate of 2.04%. Industry statistics show around 1.3 million homeowners are coming off their fixed rate in the next 12 months.

The current crop of fixed-rate mortgage deals available today have already had the recent increase in the base rate ‘priced-in` for weeks.

The cheapest 5-year fixed-rate today for a 65% Loan to Value re-mortgage (i.e., you are borrowing 65% of the value of your home) is a mortgage rate of 3.8% with Royal Bank of Scotland (RBS).

So, what will be the difference in mortgage payments between a 2.04% mortgage and a 3.8% mortgage?

Say an average Poole first-time buyer bought their first home in November 2019 on a 25-year mortgage. They had a 3-year fixed-rate mortgage, and let`s assume they fixed it at 2.04% (as mentioned above), meaning their fixed-rate deal finishes next month. They have £260,000 outstanding on their mortgage, and their Poole house is worth £400,000. They would have been paying £1,107 per month for the last three years (assuming they took out a 25-year repayment mortgage).

On the RBS deal above, they will have to start paying £1,548 per month from November when they come off their initial rate – a rise of £441 per month in mortgage payments. That`s quite a rise and potential blow to their household budgets.

Yet if they pushed back the repayment term from 22 years to, say, 35 years, that reduces the payment to £1,120 per month – something to consider if you are re-mortgaging in the coming 12 months.

What will the stamp duty changes mean for
Poole property owners?

PM Liz Truss and Chancellor Kwasi Kwarteng believe that cutting stamp duty will support economic growth by encouraging more people to move home or jump onto the property ladder.

Stamp duty also has other harmful side effects as it decreases labour market elasticity and curtails people from selling up and buying elsewhere, where the jobs are.

Also, stamp duty makes mature homeowners stay put in their large homes rather than downsizing. This reduction in stamp duty will encourage those mature homeowners to move, thus freeing up their large family homes for the younger families that need them.

The Chancellor doubled the zero-rate stamp duty band from £125,000 to £250,000, passing a stamp duty tax saving of up to £2,500 for all English homebuyers.

Also, tax savings are even more significant for first-time buyers, particularly in areas with high house prices, such as London and the South East. They can save a maximum of £11,250 in stamp duty – with a new zero-rate band of £425,000, based on a higher £625,000 spend cap (i.e., the house they buy can`t be over £625,000 for them to qualify for the tax relief).
So, what effect will these stamp duty changes have on the Poole property market? Looking at recent events in the local property market is the best place to start.

Of the 3,218 transactions in the Poole area since June 2021, 832 were below £250,000. These would now be tax-free!

Unsurprisingly, most housing transactions in Poole were above the £250,000 threshold, yet irrespective of that point, it`s a saving of up to £2,500 for all future Poole homebuyers.

Anyone currently buying a house in Poole and not yet completed on their purchase (completion is when you have paid the money for your home and collected the keys) will be in line to make this saving.

Poole landlords purchasing buy-to-let properties will also save money with the stamp duty cut (but they will still be liable for their second home stamp duty levy of 3%).

Overall, this is a welcome move to help the Poole property market.

Yet will the stamp duty threshold rise have the seismic effect that the Rishi Sunak stamp duty holiday did in 2021, where just under 40% more people moved home than the long-term 30-year average?

I am sure the stamp duty cut will somewhat offset the rising costs in mortgage rates mentioned in this article and cushion the blow to the property market.

A blow to what you might ask?

Well, many people judge the property market`s health by house prices.

The average value of a Poole property stands at £427,205 and has risen 26.2% in the last five years. Not bad, eh?

But I believe there is a better way to judge the health of the local property market, and that is the number of people moving home (i.e., housing transactions).

You might be asking yourself why we should be more concerned about the number of property transactions and not the change in property values.

Many economists believe the number of property transactions is a far more accurate bellwether for the health and potency of the local housing market. A greater number of people moving home is better for the whole economy (i.e., what these changes are being made for) than a smaller number of transactions, whilst the same can`t be said for higher house prices.

So, what is going to happen to Poole house prices?

I believe the growth in Poole house prices achieved in 2021/22 is not sustainable into 2023.

In conjunction with the price cap on energy bills, the stamp duty change, the reversal of the rise in National Insurance and the drop in Income Tax will mitigate house price drops. Yet, I foresee a ‘slight` realignment in the house prices being achieved in 2023, compared to 2022.

The more significant impact these changes will have is the number of people moving home in the next 12 months.

I have been forecasting a 15% to 20% year-on-year drop in Poole property transactions in 2023. Following this stamp duty cut and the measures mentioned above, I believe it will be lower, yet around 5% lower.

To conclude, I predict we will have slightly lower house prices and fewer people moving home in Poole, but not any way a crash that many thought was on the horizon.

Before I go though, let me share some thoughts on whether stamp duty is a fair tax.

Now, this is almost a topic for a standalone article itself. Some economists believe that removing stamp duty (which raised £14.1bn in tax in 2021) and replacing that lost income to the Exchequer by increasing council tax on more expensive properties would do a lot more than other intended tax cuts to boost economic growth.

According to some commentators, the way UK Government taxes housing is flawed. They suggest instead of taxing an infrequent property transaction particularly harshly (the average stamp duty bill is £10,600), the Government should tax living in a house more, especially those who live in the higher priced properties.

So let us see how viable that could be…

Even if council tax was frozen for bands A to D (the lower priced properties), and the uplift between the more expensive council tax bands was doubled on each step between band D and H (so a typical band E property owner would see their council tax rise from £2,473 to £3,628 per year and a typical Band H see a rise of from £3,435 per year to £5,790 per year), such massive increases in council tax would be political suicide for the wealthy Tory voting homeowners and only raise £5.28bn – a long way from the £14.1bn currently raised.

Now, if the £14.1bn tax raise were spread evenly over all council tax bands, the average band D property would need to rise by £490 per year, and even a band A would increase by an extra £382 a year … something that again would be political suicide.

Yes, stamp duty is flawed. It`s just every other option has more significant flaws.

Anyway, these are just my thoughts. Tell me, people of Poole, what are your thoughts on the Budget, the stamp duty changes or whether stamp duty is fit for purpose and what you would do if you were the Chancellor to bolster the British property market?

Poole buy-to-let landlords are facing some challenges with rising interest rates, new legislation and Poole tenants in arrears. Is this the end of the buy-to-let dream in Poole?

Tue, 15 Nov 2022 12:00:00 GMT

Being a Poole landlord is undoubtedly a challenge. The glory years of making money from ‘any old property` are certainly in the past. With increased legislation and taxation from Government and the cost-of-living crisis (which will result in some Poole tenants struggling to pay their rent), times are challenging for many landlords.

Then newspapers are full of stories of landlords being pushed into the red as mortgage rates continue to rise. A landlord last summer could have fixed their 5-year buy-to-let rate with a 25% deposit at 1.86%, whilst today the best 5-year deal is with Barclays at 4.36%. This increase will add more than £246 per month to the landlord`s mortgage bill for the average UK buy-to-let property.

Landlords` mortgages stand at £237.81bn, meaning collectively, landlords could have to pay an additional £7.11 billion per year in mortgage
interest payments.

Next, the press is reporting in Q2 2022 (when compared to Q2 2021), landlord possession claims for arrears increased from 6,997 to 18,201 properties (a rise of 160%), property orders from 5,431 to 14,319 (an increase of 164%), warrants from 3,786 to 7,728 (a rise of 104%) and landlord repossessions from 1,582 to 4,900 (a rise of 210%).

This is on the back of the Section 24 tax changes made a few years ago and ahead of expensive energy efficiency upgrades that the Government is expected to legislate for in the coming 12 months.

Doesn`t sound good for landlords.

Until you look past the headlines and look at the actual detail.

79.93% of UK buy-to-let (BTL) mortgages are interest-only mortgages (compared to 12.29% of homebuyers), meaning the repayments are considerably lower than typical homebuyer mortgages. Therefore, the rise in interest rates won`t hit landlords` profitability as much as many thought initially.

93.21% of all new BTL mortgages agreed in the last two years have been on a fixed rate mortgage, and 73.27% of all existing BTL mortgages are on a fixed rate. So, the increase in mortgage payments will only affect one in four landlords on variable-rate mortgages.

Let us not forget that less than one in three landlords have a BTL mortgage, meaning two out of three landlords aren`t affected by these interest rate rises.

The average rent of a Poole property is now £1,690 per month, an impressive rise of 11.5% compared to a year ago.

Those possession orders mentioned above look high until you realise that there are 4.4 million properties in the private rented sector. That means only 2.04% of UK rental properties had arrears bad enough for landlords (or agents) to start possession proceedings to evict the tenant. Also, only 0.045% of tenants were evicted through the courts in a calendar year.

Talking of arrears, recent studies using statistics from the Government and other letting industry sources show that…

landlords who didn`t use a letting agent to manage their property were 272.5% more likely to be two months or more in rent arrears in 2021. It pays to use a letting agent!

Next, the potential cost of upgrading rental properties` energy efficiency.

The proposed changes in the MEES regulations a minimum energy efficiency (measured by its Energy Performance Certificate (EPC)) to a ‘C` rating on new tenancies from 2025 and existing tenancies by 2028. That will cost, on average, £10,000+ per property.

Yet it cannot be forgotten when the rules changed in 2018, properties had to have a minimum EPC rating of E in England and Wales to be legally compliant. If a landlord of an `F` or `G` rated rental property could prove that it would cost more than £3,500 to make those improvements to their EPC rating, then that was the most the landlord had to pay. No doubt something similar will take place in the future proposed legislation.

Then there is the profitability of renting. Rental yields are the primary guide to profitability in buy-to-let.

Yields are starting to rise as Poole rental growth is beginning to outstrip Poole house price growth.

The average yields being achieved in Poole today are:
• 1 bed – 5.1% yield
• 2 bed – 4.6% yield
• 3 bed – 4.4% yield
• 4 bed – 3.7% yield
• 5 bed – 3.5% yield
Yet investing in buy-to-let isn`t just about the yield.

Demand from tenants plays a massive part in the success or failure of your buy-to-let investment, so other yardsticks, such as void periods, should be considered. There is no point in securing a higher-yielding rental property if that buy-to-let investment remains empty.

My research has found that the Poole overall void period average so far is 41.4% lower than 18 months ago, reducing from 29 days in April 2021 to 17 days in September 2022 (the void period being the time it takes from the date of an old tenant moving out until the new tenant moves in).

Finally, buy-to-let investment is also an excellent hedge against inflation compared to other investments. If you would like more information on that, drop me a line, as it`s too long to post here.

In conclusion, the days of buying any old Poole buy-to-let property at any price and making loads of money from it as easy as falling off a log
are gone!

The next few years will be challenging for everyone. Still, with the advice and opinion of a decent Poole letting agent to guide and support you on your buy-to-let journey, buy-to-let will continue to be a profitable investment.

You need to review your rental portfolio regularly. See how your portfolio measures up against yield vs capital growth see-saw. Review your mortgage financing and EPC status of your portfolio.

If you would like a no obligation chat with me to discuss your options as a new potential landlord or an existing landlord with a rental portfolio, then let`s talk.

Let us see whether your expectations from buy-to-let match your potential investment in Poole property. I look forward to you picking up the phone or sending me a message for a no-obligation chat.

Sarah 01202 621900

POOLE LANDLORDS, HOMEOWNERS & THE AUTUMN BUDGET 2022

Fri, 18 Nov 2022 12:00:00 GMT

The Chancellor, Jeremy Hunt, gave his Autumn Budget 2022 at lunchtime, intending to deal with inflation and keep mortgage rates down for homeowners.
In this short and sharp post, I wanted to touch on what this would mean specifically for Poole landlords and homeowners thinking of buying and selling
𝗖𝗮𝗽𝗶𝘁𝗮𝗹 𝗚𝗮𝗶𝗻𝘀 𝗧𝗮𝘅 𝗖𝗵𝗮𝗻𝗴𝗲𝘀
In previous articles about the Poole property market, I touched on the muted plans from 2020 to increase the Capital Gains Tax (CGT) headline rate.
Instead, in the Budget, the CGT relief allowance has been cut from £12,300 to £6,000 for the next tax year (2023/4) and then cut again to £3,000 for 2024/5.
Therefore, if you are a basic rate taxpayer, you will end up paying £1,134 extra in CGT after April 2023 (and £1,764 if a higher rate taxpayer) and a further extra 50% on top of those figures in tax year 2024/5
Only second homeowners and landlords pay Capital Gains Tax on the difference between the price you paid for the property and the price you sold it for. (Note- it is not paid on any gain of your principal residence)
This will be unwished-for news for Poole landlords and second-home owners.
Even if you have no intentions of selling your portfolio in the next five to ten years, there are things you could be doing now to reduce your CGT liability in the future. However, there are various reliefs Poole landlords can apply to HMRC for that will reduce the CGT liability. If you would like some names of good local Poole accountants, drop us a line, and we can suggest some for you.

Is it worth selling your Poole rental property now?
Well, the average conveyancing time for UK property from sale agreed to exchange of contracts is 19 weeks, which takes us to 30th March 2022…all to save £1,764 …all at a time when rents have rocketed by 19% in the last two years.
𝗦𝘁𝗮𝗺𝗽 𝗱𝘂𝘁𝘆 𝗰𝘂𝘁 𝘁𝗼 𝘀𝘁𝗮𝘆 - 𝘆𝗲𝘁 𝗼𝗻𝗹𝘆 𝘂𝗻𝘁𝗶𝗹 𝟮𝟬𝟮𝟱
Kwasi Kwarteng`s cut to stamp duty in England announced in his September Budget will remain until 31st March 2025.
Jeremy Hunt stated because housing activity will be slower in 2023/4, the stamp duty cuts announced in Kwarteng`s mini-budget will remain in place for the next two years and four months.

This means that the price of a property before stamp duty is paid will stay at £250,000, up from the previous level of £125,000 until March 2025, then drop down to the old rates.

This will be good news for Poole home buyers and landlords in the coming years.

#AutumnBudget #thebudget #homeowners #propertynews #poolepropertynews #stampduty #propertytax #CGT #landlord

Poole Tenants Face Further Rent Hikes, as the Number of Available Rental Homes Drops by 54%

Mon, 21 Nov 2022 12:00:00 GMT

• The number of properties available to rent in Poole has dropped from 252 to 117 since February 2020.

• The average rent a tenant has had to pay in Poole has risen from £918 to £1,350 since February 2020.

• Many Poole landlords have cashed in on the post-lockdown property boom of the last two years and sold their properties to owner-occupiers - not fellow landlords.

• The supply of Poole rental property isn`t near what is needed, which is of benefit to Poole landlords rather than Poole renters.

The Poole rental property shortage is currently very evident. In this article, I will investigate why there is such a significant lack of homes available for rent across Poole and what it means for buy-to-let investors.

Anybody who enjoys surfing the property portals (Rightmove, Zoopla and On the Market) will have observed an emerging trend that the number of properties available to rent in Poole has dropped considerably in the last couple of years.

This reduction has been seen all around the UK as well. For example, on 1st November 2020, there were 372,931 properties to rent on portals. By the 1st November 2021, that had dropped to 275,650; by the 1st November 2022, that had fallen to 171,224.

That doesn`t mean the number of privately rented homes in the country has dropped by over half. Fewer properties are coming onto the market to rent. I will explain why in this article.

For tenants, especially over the last 12 months, it has become progressively more challenging to find a Poole rental home, thus making the rent they must pay go up. This state of affairs in the property market isn`t showing an indication of getting any easier either, making for a hard time for Poole renters.

So, what is the reason behind the Poole rental property shortage, and what does this mean for existing Poole landlords or those potential investors considering buying a Poole buy-to-let property soon?

Several different components are making the perfect storm in the UK property market.

Firstly, the number of households in the UK.

The UK has not been building enough homes for the last 20 years. I appreciate that parts of Poole seem like one huge building site, yet as a country, we are woefully under supplied with property to live in. This has meant house prices continue to rise due to demand.

The government have known about this issue for decades. The Barker Review of Housing Supply published in 2004 stated that the UK had experienced a long-term upward trend of 2.4% in real house prices since the mid-1970s because of a lack of house building. The report stated that 240,000 houses needed to be built each year to keep up with demand.

The average number of houses built since the mid-1970s has been around 165,000 per year, meaning the UK is short of 3,375,000 houses
(i.e., 45 years multiplied by 75,000 missing homes per year).

Several years ago, the government set a target to build 300,000 new homes each year to address this issue.

However, in 2019/20, the actual number of homes delivered stood at just 243,770. In 2020/21, the number of properties built dropped to only 216,000 new homes. In a nutshell, there are fewer available homes to buy, meaning fewer available homes to rent.

Secondly, Poole tenants are staying in their rental homes longer.

A Poole first-time buyer`s average house deposit is £49,592
(the UK average deposit is £53,935).

The average rent of a Poole property in November 2022 is £1,350 per calendar month (up from £918 per calendar month in February 2020) – quite a rise!

These numbers translate into Poole renters not being able to pay the rent and be able to save for a deposit, or if they are saving, it is taking a lot longer to save for a deposit due to the cost-of-living crisis and higher rent costs.

Also, many Poole tenants have decided to stay in their existing rental homes because of the rent rises. Many landlords are less inclined to raise the rent on an existing property when they have a decent tenant who keeps the property in good condition and pays rent on time. Anecdotal evidence also suggests that rent arrears in those properties are dropping as tenants know if they don`t pay the rent, the chances are they will have trouble finding another property, and if they do, they will have to pay a lot for their next rental home.

For Poole landlords, this is all positive news - tenants are staying for longer in their Poole rental properties, arrears are lower, and void periods are less likely. When it comes to the market, there is less competition (because of the decrease in the availability of Poole rental properties) so this makes the investment an even better bet.

Thirdly, landlords are selling up on the back of recently increased house prices.

It would be difficult for Poole buy-to-let landlords to ignore the rising property prices in recent years.

The average property value in Poole in the summer of 2022 was 14.1% higher than in the summer of 2021.

For some Poole buy-to-let landlords, especially those who were classified as ‘accidental landlords` (an accidental landlord is a landlord who never chose to become a landlord, it was just after the Credit Crunch of 2008/9, they found themselves unable to sell their property, so they temporarily let their own property out), they chose to ‘cash in` on the higher house prices. This would have also contributed to the lack of available Poole homes for rent.

Yet everything isn`t all sweetness and light for Poole landlords.

Landlords have a few costs to consider before investing in buy-to-let, including everything from regular refurbishment costs, buildings insurance, letting agents` fees, income tax, and, not forgetting, stamp duty.

Talking of costs, one issue some Poole landlords are facing is their failure to plan financially for the recent mortgage interest rate rises. Some Poole landlords may have become complacent to the ultra-low Bank of England base rates we have had since 2008 and, therefore, may need to sell their rental property, which, if bought by a first-time buyer, will remove another property from the Private Rented Sector.

Another hurdle to jump is the proposed new regulations requiring better energy efficiency for rental properties. It is proposed all new tenancies must have at least a minimum of a `C` rating for their EPC (Energy Performance Certificate) from 2025 (and 2028 for all existing tenancies).

Therefore, as a buy-to-let Poole landlord, it is wise to do your research to make sure the buy-to-let opportunity is correct for your rental portfolio, particularly when it comes to weathering any impending financial storms.

Landlords need to consider the returns from their Poole buy-to-let investments.

Landlords can earn money from their buy-to-let investments in two ways. One is the property`s capital growth, and the other is the rental return (often expressed as a yield). In 96% of buy-to-let investments, there is an inverse relationship between capital growth and yield (i.e., properties that tend to go up in value quicker will have lower yields 96% of the time – and vice versa).

Getting the best balance of yield and capital growth depends on your current and future needs from your Poole buy-to-let investment.

If you would like me to review your portfolio and ascertain if your existing portfolio will match your current and future needs for the investment - whether you are a client or not, feel free to drop me a line, and we can have a no-obligation chat and possibly organise a review.

What does all this mean for the Poole rental market?

The continued shortage of Poole rental properties means it will be more difficult than ever to find a Poole property to rent, and so rents will continue to grow.

Unlike in Scotland, England and Wales do not have rent controls, with Westminster ruling out the possibility of introducing rent control here to deal with the cost-of-living crisis.

You would think rent controls would be a no-brainer, yet economists from around the world have proved for the last 75 years that rent controls might help tenants in the short term, yet ultimately it drives landlords to sell their investments in the long term, thus reducing the stock of available properties to rent out (not great for future tenants).

Therefore, it is highly likely that Poole rents will continue to rise for tenants.

Landlords who persevere with their Poole buy-to-let properties or become a Poole buy-to-let landlord are set to benefit because they have an asset in very high demand.

The housing shortage, not to mention the other issues discussed above that are affecting the supply of rental properties, is unlikely to be fixed anytime soon!

In conclusion, the Poole rental market is a constantly changing picture. What is known is that the supply of rental properties is far from what is needed, which can only be to the benefit of buy-to-let investors rather than of tenants renting.

I see buy-to-let as a long-term investment. Everyone reading this knows that the real value in your buy-to-let investment is playing the long game, allowing your Poole buy-to-let investment to grow over time. Like the crypto or stock market, getting sucked in by get-rich-quick schemes that are selling `apparent quick wins` in property investment is very easy.

I regularly highlight the best buy-to-let deals for Poole landlords with all the estate agents (not just my own). You don`t need to be a client of mine either to receive that information. Drop me a line or call (without any cost or obligation) if you are interested in making your first Poole buy-to-let investment or considering adding to your existing Poole portfolio.

WINTER ADVICE & TIPS FOR YOUR POOLE PROPERTY

Thu, 08 Dec 2022 12:00:00 GMT

WINTER ADVICE & TIPS

𝗛𝗲𝗮𝘁𝗶𝗻𝗴 𝗮𝗱𝘃𝗶𝗰𝗲
As the weather gets colder & people start to turn on the heating, we take a lot of calls from Tenants saying that their boiler isn`t working or some of the radiators are not getting hot.
During very cold snaps, our heating engineer contractors can`t always get to you on the same day.
The advice below won`t apply to you if you have an electric storage heaters.

𝗛𝗼𝘄 𝘁𝗼 𝗧𝗵𝗮𝘄 𝗮 𝗙𝗿𝗼𝘇𝗲𝗻 𝗖𝗼𝗻𝗱𝗲𝗻𝘀𝗮𝘁𝗲 𝗣𝗶𝗽𝗲 | 𝗕𝗼𝗶𝗹𝗲𝗿 𝗚𝘂𝗶𝗱𝗲
A common issue when the outside temperature drops below freezing is for the condensate pipe from your boiler to freeze. When this happens, your boiler will lock out and will not work. The link below gives helpful advice on how you can thaw it out yourself to avoid an engineers visit to your home: How To Defrost Frozen Condensate Pipe - A Complete Guide (247homerescue.co.uk)

We also receive reports that some radiators are not working properly ( only half or just slightly warm). In most cases this will mean that the radiators have a build up of air inside them that needs to be released . the video below shows you how to bleed a radiator:

Sometimes after bleeding. the radiator may still not become hot. if you have temperature control valves fitted to your radiators, the metal pin inside may have become stuck, this video shows you how safely you can free it off: https://youtu.be/wqku_Rc_YuI

If you have a Combination boiler that has a pressure gauge on the front of it, the water pressure has to be at a certain level in order for the boiler to work. If the pressure gauge is indicating that the pressure is low ( 0.5 bar or pressure or below) you can manually top up the water pressure yourself. You will not be in any danger, as you will not be going anywhere near the combustion workings of the boiler. Simply google how to top up the water pressure on the make and model of your specific boiler. There are lots of helpful videos available. Water leaks from radiators can cause the boiler pressure to drop, so if you spot a leaky radiator in your home, be sure to let us know ASAP.

There is nothing worse than being cold if your heating stops working, we recommend that you purchase a coupe of portable heaters in the event that there is a very cold snap and your heating stops working. We sometimes can lend out temporary heaters but its on a first come first served basis and we do not guarantee this service. Please make sure that if you buy pre-owned heaters that they are checked for their safety.

𝗣𝗿𝗲𝘃𝗲𝗻𝘁 𝗳𝗿𝗲𝗲𝘇𝗶𝗻𝗴 𝗽𝗶𝗽𝗲𝘀
If you due to go on holiday and the weather is set to be below freezing at home, it is advisable to turn off the water supply until you return. This will avoid any pipes freezing & bursting, which can cause a whole lot of damage to the property and your contents.

If you have an outside tap, ensure you insulate it during freezing periods or isolate it altogether to prevent it bursting.

We know that the cost of energy is a real worry for lots of people, (you and us included) but it is really important that you do as much as you can to keep your home warm during the winter to avoid the property becoming too cold. A very cold home could result in the property becoming damp and mouldy, which in turn could impact on your family`s health. There is lots of advice & handy tips available online to help you keep warm this winter.

𝗔𝘃𝗼𝗶𝗱𝗶𝗻𝗴 𝗺𝗼𝘂𝗹𝗱 𝗶𝗻 𝘆𝗼𝘂𝗿 𝗵𝗼𝗺𝗲:
We receive lots of reports of damp from Tenants at this time of year, it is mostly not due to a fault with the property: The majority of the time it is due to a build up of condensation and lack of ventilation:
-Wipe water off your windows regularly: If you wake up to condensation on your windows, make sure that you wipe them to remove the standing water, otherwise it will evaporate into the air and you will notice nasty black mildew will form and cling to the walls around your windows and ceilings.

Condensation will form when there is too much moisture in the air and not enough ventilation or if your home is not warm enough.

-Its tempting to dry clothes on radiators and heaters - you should not do this. It will cause the air to become too moist and mould will appear. (Hanging wet/damp clothes especially on electric heaters is very dangerous). Condensing tumble dryers are a good way to dry your clothes in the winter.
-Try and keep your home warm during the winter. Experts recommend that your home should be heated at a constant 18 degrees.
-Keep trickle vents open on windows ( if you have them) as this will allow air to circulate around your home
- As tempting as it seems, do not block up air vents
-Invest into a dehumidifier (you can purchase energy efficient electric models. Or you can purchase the boxed crystals that don`t cost anything to run
- Open windows and use extractor fan if you have one during and after showering/taking a bath
- Keep lids on pans when cooking and open a window or use the extractor fan if you have one
- Keep bedroom doors ajar at night when you are sleeping and have the windows open a small amount if safe to do so ( the human body gives off a lot of moisture at night )
- Open your curtains/lift the blinds during daylight hours to allow air to circulate
- Keeping furniture right up against walls can cause mildew to form on the wall behind the furniture as there is no room for air to flow. Move items of furniture away from the wall slightly to allow for ventilation
- If you see any spots of mildew, clean it with hot soapy water. Mould spores are like rabbits, they multiply very quickly ! As soon as you spot it, clean it off.
- Look up and check your guttering to see if you can see any obvious blockages. If it rains heavily , water can cascade off block guttering and penetrate through the brickwork causing damp to form.

Clearing guttering is a simple maintenance job and is your responsibility to make sure that you keep them clear from obstruction & blockages. If you are unable to clear the guttering yourself safely, call a gutter clearing company to do it, or call us and we will ask your Landlord if they will arrange it.
- If you spot areas of damp on your internal walls, take a look outside to see if there is anything obvious that could be causing it and then let us know.

𝗙𝗶𝗻𝗮𝗻𝗰𝗶𝗮𝗹 𝗵𝗲𝗹𝗽 𝘁𝗵𝗮𝘁`𝘀 𝗮𝘃𝗮𝗶𝗹𝗮𝗯𝗹𝗲 𝘁𝗵𝗶𝘀 𝘄𝗶𝗻𝘁𝗲𝗿:
If you are struggling with your energy bills, you may also be able to get additional help: Citizens Advice - provide free energy advice and support via email, phone, or online. Their advisors can help with what grants and benefits are available to you, as well as providing support if you have any issues with your energy supply.

You can contact their helpline on 0808 223 1133
Winter Fuel Payment - if you receive a state pension and If you were born on or before 25 September 1956, you will receive the Winter Fuel Payment which is worth between £250 and £600.

Cold Weather Payment - between the 1 November and 31 March people claiming certain benefits will receive a payment of £25 if the average temperature in your area is recorded as, or forecast to be, zero degrees, or below for 7 consecutive days. Check if you can get a payment in your area.
Warm Home Discount - this one-off payment gives eligible older and low-income consumers £140 off their energy bill.

For full details and eligibility, visit www.gov.uk/energy-grants-calculator

Help for Households: help with your energy bills - find out more about the Government`s energy bill discount payment for UK households as well as cost of living payments
There are also lots of free or low-cost ways to save money on your energy bills. Phone the Energy Saving Advice Service on 0300 123 1234

Get in touch if you are one of our clients and have an issue with your property, we are happy to help and advise you.

How to keep everyone happy at Christmas !!

Mon, 19 Dec 2022 12:00:00 GMT

Here are 7 tips to help keep the whole family happy during the Christmas season:

1. Set realistic expectations: It`s important to remember that Christmas is just one day and that it`s okay if everything doesn`t go perfectly.

2. Involve everyone in the planning: Ask family members for their input and ideas for activities and traditions. This can help everyone feel included and contribute to a sense of unity.

3. Be flexible: Plans may change and that`s okay. It`s important to be open to adjusting your plans as needed to accommodate everyone`s needs and preferences.

4. Take time to relax: The holiday season can be hectic, so make sure to take time to relax and recharge. This could mean taking a break from shopping and cooking to watch a movie, or going for a walk to clear your head.

5. Focus on gratitude: Remember to appreciate and express gratitude for the people and things in your life. This can help bring a sense of joy to the Christmas season.

6. Practice self-care: Take care of yourself and your own needs, both physically and emotionally. This can help you feel more balanced and able to handle the stresses of the season.

7. Show kindness and generosity: Sharing with others and practising acts of kindness can bring joy to not only those you are helping, but also to yourself.

We hope you find this useful

Lots of love from everyone at Lewis Dean Letting - Poole

The importance of proper buy-to-let insurance coverage for Poole landlords

Mon, 09 Jan 2023 12:00:00 GMT

As a Poole landlord, one of the most important things you can do to protect your investment is to ensure that you have proper insurance coverage.
Unfortunately, navigating the insurance market can be confusing and time-consuming, which is where a letting agency can help.
Our team at Lewis Dean Letting are experienced professionals and will work with you to understand your specific needs and help you find the right insurance policy to protect your rental property.
We have relationships with top insurance providers in the industry, so you can trust that you are getting the best coverage at a competitive price.
In addition to helping you find the right insurance policy, at our letting agency, we can assist with the claims process if the need arises. We will work with the insurance company on your behalf to ensure that any damages or losses are appropriately compensated.
If you want peace of mind knowing that your rental property is appropriately insured, consider using a letting agency. Our team is here to make the process as smooth and stress-free as possible. Contact us at Lewis Dean Letting - Upton on 01202 621900 today to learn more.

Falling Poole House Prices

Mon, 23 Jan 2023 12:00:00 GMT

The doom and gloom of the national newspaper headlines regarding the UK property market would make you think Armageddon has arrived, this being the second most interesting topic to the Brits (the first being the weather!).

So, what is happening in the British property market? As with most things in life, the devil is in the detail.

2020 and 2021 were exceptional years for the UK Property Market.

In Q4 2020 (Q4 being October, November and December combined), an average of 23,071 properties were sold per week in the UK (sold - as in a sale was agreed and the property went from available to sold subject to contract (STC)).

In Q4 2021, an average of 21,051 properties were sold per week in the UK.

So by the end of week 3 in November 2022, with an average of 19,694 properties per week becoming sold STC, quarter to date ... the housing market doesn`t look good. Yet a different story emerges from the Q4 averages for 2016 to 2019.

In Q4 2019, an average of 16,263 properties were sold per week
In Q4 2018, an average of 15,922 properties were sold per week
In Q4 2017, an average of 15,721 properties were sold per week
In Q4 2016, an average of 15,811 properties were sold per week

The British property market is only returning to how things were before the first lockdown.

As I have discussed recently in several posts on the Poole property market in my blog, I do believe the price that will be achieved for Poole property in 12/16 months will be around 8% to 12% lower than what was being paid for property in the late spring (of 2022). Note I didn`t use the word ‘crash`.

Question - Why do the newspapers use the phrase `house price crash`?
Answer - To sell more newspapers!

Include the time, policy and efforts that the political parties go to in order keep British house prices on an upwards trajectory to gain votes and you might believe that a fall in house prices is a total catastrophe.

Nothing could be further from the truth for most homeowners and landlords.

Indeed, when you look at house prices without any emotion, when house prices fall — in isolation — more people win than lose.
So, who wins when house prices drop?

Let`s say you own a two-bedroom Poole home worth £300,000. You have an expanding family, and you need a third bedroom.

The three-bedroom home in Poole you want is £420,000, meaning you need to find £120,000 to trade up.

If Poole house prices rose by 10%, get the Champagne on ice as your Poole two-bedroom home is now worth £330,000. Mind you before you open the fizzy stuff — remember the three-bed you want has also risen 10%, meaning it is now £462,000. If you want to trade up, you need to find £132,000.

Poole house prices rising has cost you an additional £12,000.

On the other side of the coin, what if Poole house prices fell 10%?

Your two-bedroom home is now only worth £270,000. Catastrophe! Yet wait — the three-bedroom Poole home you want to move up to is now worth £378,000, meaning you only need to find £108,000 to trade up.

Also, stamp duty, solicitor fees, and estate agent fees tend to be percentage based - thus saving you money.

As over 7 out of 10 home movers move up the property ladder, falling
house prices are not necessarily a problem.

Falling Poole house prices are great for those who want to move up the property ladder and trade up.

So, who loses when house prices drop?

The first set of people that lose out are homeowners moving down market. The gap between selling a larger home and buying a smaller one narrows when one moves down market. Given the massive growth in house prices over the many decades those homeowners have been in the property market, it`s tough to see this as a calamity, yet it`s certainly a loss.

The second set of people that lose out are beneficiaries of the home being sold when a parent/grandparent passes away.

Let us all be honest; I believe there will be little sympathy in the broader community for those first two sets of people for their loss of money.

However, the most exposed (and many people will sympathise with these) are those first-time buyers who bought their first home with a small deposit. If you had just bought your first home for £200,000 with a 5% deposit (so you had a £190,000 mortgage) but Poole house prices dropped by 10%, you now own a home worth £180,000 (less than the mortgage). Now you are in ‘negative equity` (as your mortgage is £10,000 more than what the house is worth, i.e. £190k less £180k), which causes you two main problems.

Firstly, when your fixed rate deal ends, most of the time, it is wise to re-mortgage to another rate. However, when you have negative equity, the range of mortgage deals open to you will be minimal, so you will probably have to pay your bank/building society`s quite pricey ‘standard variable rate`.

Secondly, suppose you want to sell your Poole home. In that case, the price you achieve will not pay off the mortgage, which means you will have to find the difference elsewhere (i.e. a gift/borrowing from your family or selling an asset like a car)—in a nutshell, making a move very difficult.

How many people will be drawn into negative equity if house prices drop 10%?

Just 2.9% of homeowners will be in negative equity,
if house prices drop by 10%.

Now of course, if you are one of that 2.9%, that will be challenging. Yet, the vast majority of those first-time buyers have been in their homes a year or less, and most first-time buyers only move to their second home after four to six years. Also, they will be fixed-rate mortgages (mostly five-year fixed-rate mortgages), so re-mortgaging won`t be an issue either.

But what would it mean to Poole house prices if they did drop by 10%?

If house prices drop by 10% in the next 12 months in Poole, that would only bring us back to the house prices being achieved in February 2022.

(For all you property stat fans – the average house price in Bournemouth, Christchurch and Poole today is £356,450, whilst back in February 2022, it was £321,140).

Yet what if they dropped by the same percentage (19%) as they did in the Credit Crunch?

If house prices dropped by the same percentage as they fell in the Credit Crunch in Poole, that would only bring us back to the house prices being achieved in August 2020.

And nobody was complaining about those!

Let me get back to the real problem with falling house prices.

When the country`s house prices fall, that tends to correspond with more challenging economic times. Now, because of rising interest rates and inflation, the price people are paying for a Poole property is lower than one would have paid in the spring (when you were bidding against multiple offers and had to pay top dollar to secure the purchase).

However, during times of falling house prices, that can start to negatively affect the broader British economy. For some strange reason, homeowners tend to spend less because they ‘feel` less well-off because the value of their home has dropped, and fewer people move home, meaning there is less choice for people to buy. Lenders start to be meaner about lending because they are nervous about arrears and bad debts building up.

2023 will be challenging for many Poole families, yet …

As we go into recession, the share of homeowners exposed to falling house prices is smaller than in the 2008 Credit Crunch.

• 92.48% of new mortgages taken out in the last four years have been fixed-rate mortgages, compared to 63.08% in the years before the Credit Crunch.

• In 2008, 45.4% of existing mortgages were 4% above the base rate, today, that is only 2.1%.

• Going into the Credit Crunch, the average mortgage rate homeowners were on was 5.88%, whilst the average rate existing mortgaged homeowners today are on is 2.17%.

Ultimately, unemployment is the main factor of whether this goes from being a possibly benign slow 10% decline to a full-scale crash.

If homeowners keep their jobs, they will keep paying their mortgages. However, (as in the 1988 and 2008 house price crash) if people lose their jobs, mortgages don`t tend to get paid, and that is when repossessions increase and forced selling starts to take effect.

However, looking at the Autumn Statement, the Government have learned the lesson of previous generations and vastly improved the safety net of contributing to people`s mortgages. Should someone become unemployed, at the moment, homeowners must wait 39 weeks before the Government will help pay the mortgage (thus increasing their chances of repossession). This will be reduced to 12 weeks in the spring, reducing mortgage repossessions later in 2023/4.

So where does that leave us?

We should be less keen to celebrate ‘house price booms` throughout the ‘good times` because the usual ‘house price crashes` tend to worsen the ‘bad times`.

In its place, we should concentrate on what British society can do to obtain a more stable property market over time. That is a topic for another article in my property blog! (Do send me a message if you want a link to the other articles I write about the Poole property market).

Final thoughts: the house prices being achieved in late 2021/early 2022 in Poole will be a distant memory in a year`s time, yet for most people, that is not a bad thing. 2023 will be a challenging year, but don`t let the price paid for property by 3.54% of the UK population (the percentage of privately owned houses that will sell next year) affect your outlook and worth as a homeowner/landlord.

These are my thoughts; what are yours?

🏡`Landlords in Poole - Are you tired of managing your rental property on your own?

Mon, 23 Jan 2023 12:00:00 GMT

Letting Agents like ourselves offer a range of services to take the burden off your shoulders.
One of the main benefits of using a letting agency is that we have the expertise and experience to handle all aspects of property management.
From finding and screening tenants to addressing maintenance and repair issues, we can handle it all.
This frees up your time to focus on other things and eliminates the stress of managing a rental property.
In addition to the convenience factor, using a letting agent can also save you money.
We have established relationships with contractors and service providers, which means we can often secure discounted rates on repairs and maintenance work. We can also help you set competitive rental rates to maximise your income from the property.
But it`s not just about the practicalities – using a letting agency can also give you peace of mind. We are professionals with a wealth of knowledge about 170+ landlord & tenant laws and regulations. We can ensure that your property is being managed in compliance with these laws, protecting you and your tenants.
So why not let us take the hassle out of property management?

📞Contact us today on 01202 621900 to discuss how we can assist you with your rental property.`

#landlording #pooleproperty #landlords #landlord #landlordlife #rent #landlordtips #rentalproperty #poolelandlord #investmentproperty #poole #advice #legal #maintenance #plumbers #gasengineers #electricians #drains #damp #rentarrears #antisocialtenants #parkingproblems #epc #eicr #legionella

Self-managing landlords consider instructing agents, new report shows

Thu, 09 Mar 2023 12:00:00 GMT

In a report out by Marc De Silver today from Property Industry Eye he reports that the majority of self-managing private landlords would consider switching to a property manager or letting agency, a new study shows.

This is especially true for landlords managing their own properties, with 63% being open to make the transition. Almost a third (29%) of private landlords say a switch to an agency would be due to their stronger knowledge of the market.

The most common reason landlords would pay an agent to manage their property is to no longer deal with repairs, with almost a third (31%) citing this as an advantage.

The top 5 most common reasons landlords are switching to agencies

Reason % of landlords
No longer dealing with repairs 32%
No longer dealing with legal requirements 30%
No longer having to find tenants 30%
More knowledge of the market 29%
To avoid scams/fraud 27%
Would not switch 16%

On average, property maintenance is estimated to consume one-fifth of landlords` income. The most common reason landlords consider selling their property is a lack of profit (35%) and a third (31%) of landlords say repairs are a reason they would sell their homes entirely, the second most common reason given.

Another major reason landlords consider switching is to avoid the hassle of finding tenants (30%) and to transfer legal responsibilities of a property (30%), both of which may mitigate a landlord`s anxieties around the unstable buy-to-let market. Agencies are also more likely to accept tenants: 99% of independent professionals had to reject a tenancy application at some point, while just 88% of estate agents have done so.

Over a quarter of landlords (27%) would switch to a letting agency to avoid scams and fraud. False information and fraud in applications is the leading reason potential tenants are rejected, with over a third (34%) of landlords doing so at some point. Poor credit from applicants is another large factor causing tenancy rejection, as 33% of landlords have turned down residents after checking their credit score.

Kellie Steed, buy-to-let expert at Uswitch, which carried out the research, said: `With both the renters reform bill and higher interest rates on mortgages having a huge knock-on effect on the residential property investment market, some landlords may find the coming months more challenging than usual. While it can feel like selling up is the only option, there are other ways landlords can keep profits afloat during the cost-of-living crisis.

`Switching to a letting management company offers some attractive advantages, and gives landlords the scope to hold onto their investment. Property managers have a strong knowledge of the markets changing regulations and can also take on much of the responsibility of owning investment property: lettings, repairs, rental disputes and complaints can all be tackled by an agency. Many offer increasingly alluring packages for landlords in return for around 10-20% of profits.

`Remortgaging a property can also save landlords money, as any equity held in the property will give them access to cheaper rates. While a lower interest rate could offer less expensive loan repayments, releasing equity on a property can boost your finances and give you, and your property, more support in the form of a cash sum.`

If you are wanting to free up you time and are considering using a letting agent for your Poole rental property we offer a FREE 45 minute property consultation to run through your existing paperwork to see what gaps you may have and guide your forwards to a way of regaining your life / time , get in contact today on 01202 621900 to arrange an in person or telephone consultation.

#poole #lettingagent #selfmanagin #landlords #poolelandlords #propertymanagement #rental #property #savingtime #gettingyourtimeback

New tax rules for Poole buy-to-let Landlords from 2026

Mon, 20 Mar 2023 12:00:00 GMT

We at Lewis Dean Letting Agents want to make you aware of some important changes that are coming into effect from April 2026.

The UK Government is introducing Making Tax Digital (MTD) for Income Tax, which will affect how landlords report their income tax to HMRC.

The original plan was for Landlords income of £10,000 or more from their properties must file their income and expenditure tax returns quarterly (instead annually) from 2024, however that has been moved to 2026/7.

From April 2026, all self-employed landlords or any landlord with an income of more than £50,000 will need to keep digital records and send HMRC via approved software quarterly updates on their income and expenditure.

Those landlords with a rental income of between £30,000 and £50,000 will need to do this from April 2027.

This means there will be four extra filings a year, with a fifth filing required to collate all the information.

The new regulations will also introduce a penalty point system to encourage compliance with submission dates.

The points system will replace the current fine structure, with an automatic £200 penalty applied once a certain number of points have been reached.

Exemptions are available for those who cannot cope with digital tax returns for genuine reasons. Landlords wishing to seek an exemption must apply through the HMRC website, and each case will be considered individually.

We understand this may be confusing and overwhelming for some Poole landlords.
That`s why we are here to help.

If you have any questions or concerns about MTD for Income Tax, please don`t hesitate to contact us at Lewis Dean.

We are happy to assist you and guide you through the process. And if we don`t know the answer, we know someone who will!

Remember, these changes will be in effect from 6 April 2026, so it`s essential to start preparing for them now. By getting ahead of the game, you can ensure that your tax returns are submitted on time and avoid penalties.

📧 poole@lewisdean.co.uk
🌐 www.lewisdean.co.uk
☎️ 01202 621900

The importance of thorough tenant screening and how a letting agency can help

Fri, 24 Mar 2023 12:00:00 GMT

As a Poole landlord, finding the right tenants for your property is essential for a successful and stress-free rental experience. Unfortunately, it can be complex and challenging to screen tenants thoroughly on your own, and making a mistake in your tenant selection process can lead to costly and time-consuming issues down the road.

That`s where a letting agency can help.
A professional letting agency has the resources and expertise to thoroughly screen potential tenants, including conducting background checks and employment verification. This not only helps ensure that you are finding reliable and trustworthy tenants, but it also protects your property and investment.

Additionally, a letting agency can handle all of the paperwork and legalities involved in the rental process, saving you time and hassle. They can also provide ongoing support and assistance with any issues that may arise during the tenancy.

If you want to feel confident in your tenant selection and have a smooth and successful rental experience, consider using a letting agency. Our team at Lewis Dean is dedicated to providing top-notch service to our Poole landlords and tenants.

Contact us today on 01202 621900 to learn more about how we can help you.

Is your Poole tenant a fraud?

Fri, 24 Mar 2023 12:00:00 GMT

As a Poole landlord, it is important to be aware of the rise in tenancy fraud in the UK and take steps to reduce the risk of fraudulent applications.

One of the largest providers of tenant references has seen a 100%+ increase in attempted fraudulent applications in the last 12 months alone.

There are number of things you can do as Poole landlord if you are doing your own referencing or outsourcing it to a referencing firm.

One effective way to reduce the risk of fraud is to use referencing firms that utilise ‘open banking` to complete their tenant referencing income checks. This provides a faster and more secure way to verify applicants` income and recurring rental payments and allows for a clearer and more realistic picture of their financial profile to be assessed.

Another is to qualify to tenants with questions like what their job is and what they earn. Does that match? Are the tenants rushing you with the reference checks or dragging their feet? These are all signs something could be amiss.

Next is to check the ID of applicants. With so many fake passports and driving licences, new technology with facial recognition is used by many providers to match photos to ID documents.

If something doesn`t feel right – contact the referencing firm.

As a letting agent, I like to take all this burden and worry away from my landlords.

If you are concerned in any way, I would like to offer my advice and support to Poole landlords in this regard.

I am here to help, irrespective of whether you are a client or not.

Call me on 01202 621900 for a no obligation chat.

📧 poole@lewisdean.co.uk
🌐 www.lewisdean.co.uk
☎️ 01202 621900

𝙍𝙚𝙣𝙩𝙚𝙧𝙨 𝙍𝙚𝙛𝙤𝙧𝙢 𝘽𝙞𝙡𝙡 - 𝙒𝙝𝙖𝙩 𝙋𝙤𝙤𝙡𝙚 𝙇𝙖𝙣𝙙𝙡𝙤𝙧𝙙𝙨 𝙖𝙣𝙙 𝙏𝙚𝙣𝙖𝙣𝙩𝙨 𝙉𝙚𝙚𝙙 𝙩𝙤 𝙆𝙣𝙤𝙬.....

Fri, 26 May 2023 12:00:00 GMT

The most critical piece of legislation affecting the private rented sector in England has been announced today in the Houses of Parliament.

The Renters Reform Bill, which has been long-awaited since its initial promise in 2019, encompasses a range of measures designed to enhance the quality of housing within the private rented sector while also offering protection to tenants against `no fault evictions` and easing the process of keeping pets.

Many Poole Landlords have been eagerly anticipating the details of this bill, as it will provide them with much-needed clarity regarding new regulations, enabling them to plan accordingly.

Contrary to widespread concerns, this bill should not instigate alarm within the Private Rental sector. On the contrary, it aims to simplify the procedure for landlords to reclaim their properties from tenants engaged in anti-social behaviour or persistently failing to meet rent obligations.

If we delve deeper into the matter, it becomes apparent that its impact on landlords is less substantial than portrayed.

The bill involves replacing Section 21 with a bolstered Section 8, which still provides landlords with a means to regain possession of their properties.

In fact, this change makes it even easier for Poole landlords to reclaim their properties.

The introduction of a Private Renters` Ombudsman is expected to reduce the costs associated with disputes between tenants and landlords, while a new property portal will provide greater clarity regarding compliance.

Consequently, the bill does not deserve the label of a ‘Landlord Bashing Licence` that some in the Press have given to it.

The pressing issue of the housing crisis cannot be ignored, as the sector currently harbours numerous sub standard homes where tenants endure unacceptable living conditions.

However, the government must exercise caution to ensure that responsible landlords, who constitute a substantial majority, are not penalised for the actions of a minority of rogue operators.

Landlords have faced mounting scrutiny over the past decade. Maintaining the Private Rented sector as an attractive option for responsible landlords is crucial, significantly, as rental prices rise and not enough homes are being built.

With the implementation of this bill, the aim is to level the playing field for both tenants and landlords in England as the Bill endeavours to improve the overall quality of housing in the sector and alleviate concerns regarding no-fault evictions.

As more details of the proposed changes emerge and when these new rules will come into play (it is estimated it will be sometime in 2024), both landlords and tenants will be able to navigate the sector with increased confidence and certainty.

The peace of mind of having a professional handle your Poole landlord responsibilities

Thu, 15 Jun 2023 12:00:00 GMT

As a Poole landlord, you have a lot on your plate.

Between finding reliable tenants, collecting rent, and handling maintenance issues, it can be overwhelming to handle everything on your own.

That`s where we come in.

Our team of experienced Poole letting agents are here to take the stress off your shoulders and ensure that your Poole property is well-maintained and occupied by responsible tenants.

We handle all the necessary paperwork, screen potential tenants, and handle any issues that may arise during the tenancy.

Not only do we make your life easier, but we also have the expertise to get the best return on your investment.

We know the local market Poole and can price your property competitively to attract the right tenants.

Don`t spend your valuable time juggling the responsibilities of being a landlord.

Let us at Lewis Dean Letting Agents handle it for you and give you the peace of mind that comes with having a professional handle all the details.

Contact us today on 01202 621900 / poole@lewisdean.co.uk to learn more about how we can help you succeed as a landlord

TAKE A SEAT, RELAX, LET US DO ALL THE HARD WORK FOR YOU

Tue, 04 Jul 2023 12:00:00 GMT

The Team at Lewis Dean Letting are close knit and approachable. We are all Upton residents and are hugely passionate about the local area, its close community, businesses and what it can offer visitors from out of the area. This passion for, not just property, shows in everything we do, whether it`s managing a property for you, passing on local knowledge or finding people the right properties in the right areas.

We manage an extensive portfolio of properties in the Upton, Lytchett Matravers and general Poole area with hundreds of satisfied Landlords who bear testament to our quality of service communication and devotion to our profession. Lewis Dean Letting Agents can offer you, as a Landlord, a range of services from Tenant Find Only to Full Management.

We aim to take the stress out of letting your Poole Rental property giving you less stress allowing you more time for yourself.

If you are a Poole Landlord we know that the process can feel daunting. We pride ourselves on our friendly and accessible approach, combined with many years of experience, and have a reputation for honesty and trustworthiness with both our landlords and tenants.

LANDLORDS, CALL US TODAY ! 01202 621900

TAKE A SEAT, RELAX, LET US DO ALL THE HARD WORK FOR YOU

We are proud to be members of Propertymark!

Tue, 12 Sep 2023 12:00:00 GMT

Lewis Dean Letting Agents of Poole are proud to be members of Propertymark, the professional body for property agents working in residential lettings.

Propertymark teamed up with TV personality and property expert Phil Spencer`s Move iQ, to help consumers understand the importance of instructing a regulated and qualified agent.

As co-presenter of C4`s Location Location Location, Phil is one of the best-known faces on British television. He founded Move iQ in the firm belief that everyone should have access to impartial property advice and to share his experience and knowledge with anyone buying or renting; selling or owning property within regional markets across the UK.

Estate and lettings agents are not all the same. We display the Propertymark Protected logo to show that we are independently regulated and have to meet qualification standards and adhere to a Code of Conduct. If any of our team ever fall below those standards, we have to answer to a disciplinary panel which can expel or fine us. This is our professional body and we`re really proud of how that benefits our clients.

Phil Spencer, Move iQ said:
`We are delighted at Move iQ to be working with Propertymark to help raise consumer awareness about what it means to be a qualified and regulated property professional in the UK. Standards matter and we fully support Propertymark in pushing this forward.`

# Poole Landlords # Poole Letting Agents # Poole Rentals # Rental Property in Poole # Upton # Hamworthy # Creekmoor #Lytchett Matravers

Revealed - First rental market forecast for 2024

Fri, 15 Sep 2023 12:00:00 GMT

In a report in Letting Agent Today by Graham Norwood he reports that Zoopla has issued the first major private rental sector market forecast for 2024.

Rental growth this year is on track to end at over 9.0 per cent, higher than earnings growth which is expected to be circa 6.0 per cent - a higher rent figure than expected because of faster earnings growth and the impact of higher mortgage rates keeping more people renting.

The portal says rents for new lettings are expected to keep rising ahead of earnings growth in 2024, projected to be 3.6 per cent, in the face of ongoing supply constraints and sustained higher mortgage rates.

A statement from Richard Donnell, Zoopla`s research chief, says: `We currently anticipate UK rental growth of 5.0 to 6.0 per cent in 2024 with the impetus for growth originating from regional cities. We believe rental inflation in inner London will slow more quickly in the next year in the face of higher rents and affordability constraints. This would act as a drag on the UK rate of growth, potentially halving it to more sustainable levels.`

Zoopla also identifies some trends which are emerging now but likely to continue well into 2024.

Firstly, in the light if higher rents and a scarcity of supply, renters are being forced to consider renting smaller homes, moving to cheaper areas or sharing property with other renters to reduce costs. Data from the Resolution Foundation found private renters have experienced a 16 per cent reduction in floor space per person over the last 20 years.

Donnell says: `In our view, sharing is supporting high rents in inner London, where the reduction in floor space per renter has been greatest. Increased levels of sharing could be a key factor in rents continuing to rise above earnings across regional cities over the next 12 to 24 months.`

Secondly, rental growth at a city level is running from 6.0 per cent per annum in Brighton and Exeter, up to 15.6 per cent in Edinburgh and 14 per cent in Manchester.

Several cities are registering slower annual growth than a year ago, while others are tracking at a similar rate of growth.

The biggest slowdown has been registered in inner London. In this area, rents are slowing from a high base, having sharply rebounded following the pandemic.

Overall, the portal says that Increasingly unaffordable rental costs should temper demand and lead to a reduction in the rate of growth. However, the scale of the mismatch between supply and demand means that rental growth will reduce more slowly than might be expected.

Donnell concludes: `If supply remains low then a weaker labour market, lower immigration and falling mortgage rates would all be needed to reduce demand to a level that would reduce rental growth back towards 5.0 per cent per annum.`

#zoopla #lettingsmarket # forecast #pooleproperty #poole #rental #landlord #rentalmarket

More landlords set to use letting agencies as red tape and repairs headaches rise

Wed, 27 Sep 2023 12:00:00 GMT

Nearly a third of landlords cited ‘no longer having to deal with repairs` as the main reason for the switching to using a letting agent.

Nearly two out of three (63%) private landlords are thinking of switching to a letting agency or with a third (27%) doing so to avoid scams and fraud, research from Uswitch reveals.

Nearly a third (32%) of landlords cited ‘no longer having to deal with repairs` as the main reason for the switching to a letting agent followed by a similar amount (30%) citing legal requirements and the same amount no longer wanting to find tenants.

LACK OF PROFIT
On average, property maintenance is estimated to consume one-fifth of landlords` income. The most common reason landlords consider selling their property is a lack of profit (35%) and a third (32%) of landlords say repairs are a reason they would sell their homes entirely, the second most common reason given.

Almost three out of 10 (29%) of landlords thought letting agents had more knowledge of the market with a similar amount (27%) saying using an agent would reduce the risk of scams or fraud.

False information and fraud in applications is the main reason potential tenants are rejected, with over a third (34%) of landlords doing so at some point.

Just 16% of landlords said they would continue to manage the process themselves.

CHALLENGING
Kellie Steed, Uswitch Buy-to-let Mortgages Expert, says: `With both the Renters (Reform) Bill and higher interest rates on mortgages having a huge knock-on effect on the residential property investment market, some landlords may find the coming months more challenging than usual.

`Switching to a letting management company offers some attractive advantages and gives landlords the scope to hold onto their investment.

Property managers have a strong knowledge of the market`s changing regulations and can also take on much of the responsibility of owning investment property: lettings, repairs, rental disputes and complaints can all be tackled by an agency.

`Many offer increasingly alluring packages for landlords in return for around 10-20% of profits.`

Article by
Robyn Hall - thenegotiator.co.uk

BREAKING: Abolition of Section 21 – stay of execution

Sat, 21 Oct 2023 12:00:00 GMT

The Government has pledged that section 21 ‘no fault` repossessions will not be scrapped until improvements have been made to the way courts handle legitimate possession cases.

In a report out today by The Negotiator.... The Government has pledged that section 21 ‘no fault` repossessions will not be scrapped until improvements have been made to the way courts handle legitimate possession cases.

At present it takes an average of over half a year for the courts to process possession claims where landlords have good cause, such as tenant rent arrears or anti-social behaviour.

The National Residential Landlords Association (NRLA) has long argued that without quicker court processes, responsible landlords would simply leave the market following the abolition of section 21, at a time when renters are already struggling to find a place to live.

Credit - thenegotiator.co.uk

HOUSING SELECT COMMITTEE
Responding to a report from the House of Commons Housing Select Committee ahead of MPs debating the Renters (Reform) Bill on Monday, the Government has confirmed that implementation of the new system for repossessing properties`will not take place until we judge sufficient progress has been made to improve the courts.` It continues: `That means we will not proceed with the abolition of section 21, until reforms to the justice system are in place.`

Alongside this, the Government has agreed with the NRLA`s call for a new ground to re possess properties to protect the yearly nature of the student housing market. By scrapping fixed term tenancies, the NRLA warned that neither landlords, nor students, would have any certainty that properties would be available to rent at the start of each academic year.

The Government has said it will `introduce a ground for possession that will facilitate the yearly cycle of short-term student tenancies` which `will enable new students to sign up to a property in advance, safe in the knowledge they will have somewhere to live the next year.`

LANDLORD REACTION
Ben Beadle, Chief Executive of the National Residential Landlords Association, said: `Reform of the rental market will only work if it has the confidence of responsible landlords every bit as much as tenants. This is especially important given the rental housing supply crisis renters now face.

`Following extensive campaigning by the NRLA, we welcome the approach taken by ministers to ensure court improvements are made before section 21 ends. The Government is also right to protect the student housing market. However, more is needed to ensure student landlords are treated the same as providers of purpose-built student accommodation.

`We will continue to engage positively with all parties as the Bill progresses through Parliament.`

Navigating the Right to Rent Changes in 2024: Why Poole Landlords Should Consider Letting Agents

Fri, 01 Dec 2023 12:00:00 GMT

As we stride into 2024, it`s crucial to be aware of the forthcoming changes in the Right to Rent regulations. Designed to enhance efficiency, transparency, and compliance in the rental market, these changes signal a new era for landlords. In this blog post, we`ll delve into what these adjustments entail and explore why engaging a letting agent can be a strategic move to steer clear of penalties and fines.

Understanding Right to Rent Changes in 2024:

Digital Transformation:
The Right to Rent process is going digital. Landlords will soon be required to use an online platform for tenant verification, making the process quicker, more accessible, and efficient.

Biometric Authentication:
Security is being bolstered with the introduction of biometric authentication. Tenants may need to provide additional information, such as fingerprints or facial recognition, to ensure robust identity verification.

Extended Record-Keeping:
The duration for retaining Right to Rent records is likely to be extended. Landlords must be prepared to keep detailed documentation for an extended period, facilitating audits and ensuring compliance.

Increased Penalties:
The penalties for non-compliance are expected to escalate. Landlords found in violation of the Right to Rent regulations may face heftier fines and more severe consequences, underlining the urgency for landlords to stay informed and adapt to the evolving landscape.

Why Consider Using a Poole Letting Agent:

Expertise in Compliance:
Letting agents in Poole are well-versed in the intricacies of property regulations. By entrusting them with the Right to Rent process, landlords benefit from their expertise, reducing the risk of oversight and ensuring adherence to the latest requirements.

Access to Digital Platforms:
Letting agents often have established relationships with digital platforms that facilitate Right to Rent checks. This enables landlords to seamlessly transition into the digital era without the hassle of setting up new systems independently.

Biometric Authentication Integration:
Dealing with biometric authentication can be complex for individual landlords. Letting agents, with their experience and resources, can smoothly integrate biometric authentication into the verification process, ensuring compliance without overwhelming landlords.

Efficient Record-Keeping Systems:
Letting agents typically have robust record-keeping systems in place. Engaging their services ensures that the extended record-keeping requirements are met effortlessly, reducing administrative burdens on landlords.

Legal Guidance and Updates:
Legislation can be complex and subject to frequent changes. Letting agents stay abreast of legal updates and provide landlords with timely guidance, helping them navigate the evolving regulatory landscape with confidence.

Conclusion:

In the face of upcoming changes to the Right to Rent regulations in 2024, Poole landlords must be pro active in adapting their processes to comply with the new requirements. Utilising the services of a letting agent can prove invaluable in ensuring a seamless transition, avoiding penalties, and maintaining a compliant rental business. As we embrace a new era in tenant verification, let`s consider the advantages of collaboration and expertise that letting agents bring to the table.

Here`s to a successful and compliant year ahead!

#poole #lettingagents #rightotrent #penalty #diylandlord #privatelandlord #selfmanage #propertymanagement #letting #property #pooleproperty #poolepropertytolet #landlordsinpoole

Buy-to-let mortgage rates plunge to lowest point since 2022

Fri, 22 Mar 2024 12:00:00 GMT

In an article from "What Mortgage" reports that Buy-to-let fixed rates have fallen to their lowest level since September 2022, according to the latest data from Moneyfacts.

Both two- and five-year fixed rate deals have seen average rates fall to more affordable levels after they hit a peak six months ago.

Indeed, back in August 2023 the average two-year fixed rate for buy-to-let mortgages was 6.88% according to Moneyfacts.

But fast forward to February, and a landlord looking for the same deal will pay, on average, 5.49%. This varies according to level of borrowing required with a two-year fix for a landlord with 20% deposit paying 1% more, typically, than someone with 40% of their own money to put down.

However, whatever your deposit – you will still find rates are more attractive than in the summer.

Rachel Springall, finance expert at Moneyfactscompare.co.uk, said: `This is positive news for borrowers who have been patiently waiting for fixed rates to come down.

`However, it is possible fixed rates will edge up slightly in the coming weeks due to volatile swap rates, so those looking to refinance may wish to secure a deal quickly to not be left disappointed.`

One area where this instability is beginning to surface is around product choice. Moneyfacts revealed the number of buy-to-let deals available was higher – by 250 – than it was six months ago.

However, it has also dropped in the last month.

Springall said: `The ebb and flow of deals makes it essential for prospective borrowers to seek advice to navigate the options available to them.

`Deeper analysis of product choice shows five-year fixed offers have waned month-on-month, but two-year fixed offers are resilient. It will be interesting to see how lenders adjust their ranges in the weeks to come. There are more two and five-year fixed mortgages now than there were six months ago.`

Today`s figures come just after Hampton`s released data showing rental growth on a newly let property across Great Britain rose 8.3% year-on-year – although, this was the slowest pace for 13 months.

Springall said: `Hamptons signalled that rental growth is expected to run ahead of inflation for the remainder of 2024.

`Still, there will be existing landlords concerned about the ongoing profitability of a buy-to-let portfolio as their margins have been impacted by a cull in mortgage rate tax relief, tax changes for CGT and holiday lets, plus new EPC requirements.`

The full article can be read here - https://www.whatmortgage.co.uk/buy-to-let-4/buy-to-let-mortgage-rates-plunge-to-lowest-point-since-2022/?eea=*EEA*&eea=RDh4Wit6Y1oxL2REeVlISm1SaStFNnpORTZuc05CWHJRQm43YXhnV2pmTT0%3D&utm_source=acs&utm_medium=email&utm_campaign=WM-MR-March24&deliveryName=DM221568

200 amendments to Renters Reform Bill in Commons today 24th April 2024

Wed, 24 Apr 2024 12:00:00 GMT

In an article read this morning "lettingagenttoday" reports that there is a huge number of amendments to the Renters Reform Bill, which has its Third Reading in the House of Commons today - 24th April 2024.

The less contentious ones are likely to be effectively ‘nodded through` but a number of more controversial changes will be the subject of debate and a vote.

PropTech supplier Goodlord has waded through the amendments and regards these as the most contentious.

Conservative Amendments

Section 21 evictions - In what appears to be an attempt to delay the ban on these evictions, an amendment proposed by Conservative MP Anthony Mangnall and backed by a large number of others, states that the Secretary of State must commission and publish a review into the operation of residential possession proceedings in the County Courts used by residential landlords and tenants and the enforcement of possession orders, before a date can be set for the introduction of so-called no-fault evictions.

Tenant notice periods - This new clause, also being proposed by the Conservative MP Anthony Mangnall and backed by a large number of others, means that tenants cannot give notice on their lease until they have lived in the property for four months, unless agreed to by the landlord in writing. This means landlords have the assurance of having a tenant in their property for at least 6 months (i.e. 4 months tenancy plus 2 months notice).

Labour Amendments

Obligation to advertise rental price - A proposed amendment by Labour`s Shadow Housing Minister Matthew Pennycook MP seeks to make it a requirement that landlords or persons acting on their behalf state the proposed rent payable when advertising the premises.

Preventing bidding wars - A proposed amendment also by Labour`s Shadow Housing Minister Matthew Pennycook MP seeks to prevent landlords or persons acting on their behalf from inviting or encouraging bids that exceed the rental price stated in the advertised price, to discourage bidding wars amongst tenants that escalate prices.

Prohibition of requirement for rent guarantors - This new clause, being proposed by the Labour MP Alex Sobel, would prohibit landlords from requiring prospective tenants to provide rent guarantors or equivalent up front payments, and prohibit them from prioritising prospective tenants who offer them over those who do not.

Academic tenancies (260) - This amendment being proposed by the Labour MP Paul Blomfield, would end the pressure for joint tenancies to be signed too early in the academic year, committing students to accommodation before they are ready.

Others

Energy performance regulations - This new clause, proposed by the Green Party MP Caroline Lucas, would upgrade the Minimum Energy Efficiency Standards for private rental properties to EPC C.

Oli Sherlock, managing director of insurance at Goodlord, comments: `There are some sensible and logical amendments on track to be debated during the third reading of this Bill. The biggest talking point for most will be regarding Section 21; looking at how and when the government will abolish the measure. It is imperative that our legal system can manage cases effectively and efficiently, however there seems to be little commitment as to how the government will achieve this and, as importantly, the time lines involved.

`At risk of sounding like a broken record, the industry just needs clarity on details and time lines. Landlords, tenants and agents need to know exactly what is changing and when. This legislation was promised as part of the Conservative manifesto and the clock is ticking ahead of a general election, all whilst patience in the market is wearing very thin.`

The full article can be read here - https://www.lettingagenttoday.co.uk/breaking-news/2024/4/extraordinary-200-amendments-to-renters-reform-bill-in-commons-today

#poolelandlordnew #poole landlords # landlordnews #poole #pooleinvestors #uptonlandlords #renting #renterereformbill # lettingagent #poolelettingagent #hamworthylandlord

Why It Could Be Better to Rent Out Your Poole Property Rather Than Sell

Wed, 24 Apr 2024 12:00:00 GMT

Hello there!

Today, I want to chat about a dilemma many homeowners in Poole, Dorset, might be facing: whether to rent out or sell your property. Having spent plenty of time enjoying the breezy, picturesque charm of Poole myself having lived here since birth, I understand how this decision isn`t just about numbers—it`s about your future and the potential of your home.

The Appeal of Poole
First off, Poole is an incredibly appealing place. With its stunning harbour, sandy beaches like Sandbanks, and a vibrant marina lifestyle, it`s easy to see why this is a prime spot. Not only is it a tourist haven, but it`s also a desirable area for locals and relocates looking for a slice of coastal living with the convenience of urban amenities.

Why Consider Renting?
1. Continuous Income Stream

Renting out your property can turn it into a consistent source of income. Given Poole`s attraction as a year-round destination, the demand for rentals is strong. Whether you`re looking at offering a holiday let for short stays or a long-term rental for residents, the potential to keep a steady cash flow is significant.

2. Property Value Growth

Poole has seen a consistent appreciation in property values over the years. By holding onto your property and renting it out, you allow for potential further appreciation. It`s an investment in the future, betting on the area`s ongoing development and desirability.

3. Flexibility

Choosing to rent offers more flexibility compared to selling. If your circumstances change, you can choose to sell later—potentially at a better market rate—or even return to your property if it`s no longer required for rental purposes.

4. Tax Advantages

There are tax implications to consider, and often, renting out your property can offer some benefits, such as deducting property expenses and depreciation. It`s always wise to consult with a tax professional, but many find that renting out property can be tax-efficient.

Considerations for Renting
Renting out your property isn`t free of challenges. It requires management, from handling tenant inquiries and property maintenance to ensuring compliance with landlord regulations. But don`t let this deter you. Many property owners choose to hire management agencies to handle the day-to-day responsibilities, making it a less hands-on investment.

What About Selling?
Selling might seem like the easier, straightforward option—especially if you`re looking at a significant capital gain. However, once you sell, you`re completely out of the Poole market. Given the area`s growth, you might find yourself priced out later if you ever decide to return.

Final Thoughts
For those of us lucky enough to own property in such a beautiful, thriving area as Poole, it pays to think long-term. Renting out your property could not only provide a stable income but also keep your options open for the future. And let`s face it, having a reason to come back to Poole, whether for business or pleasure, is always a good idea.

If you`re on the fence, consider speaking with Sarah Fudge Bespoke Estate Agent who understands the dynamics of the Poole property market. She can offer insights tailored to your specific situation and help you make a decision that feels right - 01202 985301

Wishing you all the best in your property journey!

Hope this helps give you some perspective on why renting might just be the better option over selling in Poole! Remember, every situation is unique, so consider all angles before making your decision.

#rentingvselling #rentingaproperty #propertyinpoole #pooledorset #lettingaproperty #poolelandlord #investininginpoole #dorset #poolecoast #coastline #selling #landlord

Prospective tenants lose millions through rental scams

Tue, 20 Aug 2024 12:00:00 GMT

In an article in Letting Agent Today, Consumer organisation Which? claims there are some 1,000 reports of rental fraud scams a month at this time of year.

It says the start of the academic year sees a scramble to secure accommodation from students making last-minute choices on iniversities and colleges.

Which? calculates that this leads to £2.7m lost as prospective tenants pay deposits or so-called viewing fees to fake landlords, often advertising on social media and then being impossible to trace.

The organisation says these scams can be incredibly convincing.

One new student lost £1,500 after being convinced by a fake landlord to pay a deposit to view a property. The scammer provided official-looking paperwork, a tenancy agreement, a passport for proof of ID and an apparent video tour of the property. After paying the money, the victim was blocked by the ‘landlord`.

Which? says: `Don`t trust listings you find on social media. Use a letting agent or official housing provided by your University. Letting agents should be a member of a redress scheme - the Property Ombudsman or Property Redress Scheme.

`If in doubt, trust your instincts. Never make a payment to a stranger via bank transfer or PayPal`s `friends and family` option.

If you`ve lost money to a rental scam, contact your bank immediately and report the scam to Action Fraud, or the police if you are in Scotland.`

#poolerentalproperty #poolerentalscams #poole #dorset #propertytorent #propertytolet #poolelandlords #scams

Gas Safety Week 2024: Landlords in Poole

Mon, 09 Sep 2024 12:00:00 GMT

Poole Landlords` legal responsibilities

We at Lewis Dean Letting Agents are proud to be supporting Gas Safety Week 2024, taking place 9th-15th September.

Gas Safety Week is an annual safety week to raise awareness of gas safety and the importance of taking care of your gas appliances. It is coordinated by Gas Safe Register, the official list of gas engineers who are legally allowed to work on gas.

The theme for 2024 is Checking—Every Check Counts; from checking that you`re complying with your legal gas responsibilities as a landlord, to checking that you, and your tenants, know what to do in a gas emergency. Every check (no matter how big or small) helps to keep your tenants and your property gas safe!

Badly fitted and poorly serviced gas appliances can cause gas leaks, fires, explosions, and carbon monoxide (CO) poisoning. CO is a highly poisonous gas that can kill quickly with no warning, as you cannot see it, taste it, or smell it.

Landlords are legally responsible for the safety of their tenants. If you`re a landlord, you are legally obliged to make sure:

• Gas pipework, flues and appliances provided for tenants` use are maintained in a safe condition.
• All gas appliances and flues provided for tenants` use have an annual safety check. Your tenants can report you to the HSE if you don`t provide one, so it`s important to remember!
• A Gas Safety Record is provided to the tenant within 28 days of completing the check or to any new tenant before they move in.
• You keep a copy of the Gas Safety Record until two further checks have taken place.
• Maintenance and annual safety checks must be carried out by a qualified Gas Safe registered engineer. You can find this information on the Gas Safe Register website or by checking the back of the engineer`s Gas Safe ID card. It`s a good idea to encourage your tenants to also check the card when the engineer arrives at the property.
• All gas equipment (including any appliance left by a previous tenant) is safe or otherwise removed before re-letting.
• A carbon monoxide (CO) alarm is required to be fitted in every habitable room of a rental property containing gas appliances (excluding appliances used for cooking purposes). As a landlord, you are required to carry out a checks and tests to ensure that carbon monoxide alarms in the rental property are working the day any new tenancy begins.
• Before purchasing a CO alarm, always ensure it complies with British Standard EN 50291 and carries a British or European approval mark, such as a Kitemark. Check the manufacturer`s recommendations about how you should fit and test your alarm to ensure that the unit and the batteries are in good condition.
Here is a guide to some additional checks that you can do to stay gas safe:

 Check for warning signs that could indicate a gas appliance is not working correctly. Signs may include lazy yellow/orange flames instead of crisp blue ones, black marks on or around the appliance, a pilot light that keeps going out, too much condensation in the room, or error messages on the appliance`s control panel.

Check that vents or flues are not blocked. Vents are there to ensure gas appliances work safely; blocking them could prevent this.

Check your knowledge. Remember the six main symptoms of carbon monoxide poisoning: headaches, dizziness, breathlessness, nausea, collapse, and loss of consciousness.

Check before doing DIY. Before drilling or hammering, check that there is no risk of hitting a gas pipe. Never DIY on a gas appliance; if you suspect there is something wrong with the appliance or it is not working correctly, call a Gas Safe registered engineer. You can find one at GasSafeRegister.co.uk or call 0800 408 5500.

For gas safety advice and to find or check an engineer visit the Gas Safe Register website at GasSafeRegister.co.uk. Alternatively, call the free helpline on 0800 408 5500.

#poolelandlords #rettingapropertyinpoole #landlords #poole #dorset #upton #lytchett #creekmoor #hamworthyrental #hamworthylandlord #renting #lettingaproperty #safety

Bill to ban Section 21 evictions published today - Poole Landlords !

Wed, 11 Sep 2024 12:00:00 GMT

Deputy PM Angela Rayner announces the Government is taking its first step towards scrapping Section 21 `no fault` evictions with the first reading in Parliament of the Renters` Rights Bill.

A bill to ban Section 21 ‘no fault` evictions is to be published in Parliament today signalling the Government`s intention to move quickly after winning the General Election in July.

The previous Conservative government failed to deliver on its pledge to scrap Section 21, but the new Labour administration looks set to see it through.

Court delays
Propertymark is making it clear it isn`t happy with the move, and has made this clear in comments released today, especially as there is no commitment to deal with backlogs in the courts.

Timothy Douglas, Head of Policy and Campaigns at Propertymark, says: `Whilst Propertymark acknowledges the drive towards improved standards, the UK Government must fully understand and recognise the impact that these changes will have with agents up and down the country left wondering how this legislation will help meet the much-needed demand for homes for people to rent.

`With such significant changes to the current tenancy regime there must be a commitment to ensure the court system and grounds for possession are robust and fit for purpose,` he says.

`Furthermore, without an enhanced, effective and well-resourced enforcement regime from local authorities it is unlikely that any benefits from the reforms will be realised.`

Section 21 banned
In a statement released this morning the Government said: `No fault evictions will be banned, and renters will receive greater protections and security from eviction thanks to historic legislation to level the playing field between tenants and landlords.

`The Renters` Rights Bill, introduced to Parliament today, will ban Section 21 ‘no-fault` evictions for new and existing tenancies, extend Awaab`s Law into the private rented sector and end blanket bans for those on benefits or with children.`

And a new Decent Homes Standard will be applied to the PRS for the first time.

Renters let down
Deputy Prime Minister and Housing Secretary Angela Rayner (main picture) says: `Renters have been let down for too long and too many are stuck in disgraceful conditions, powerless to act because of the threat of a retaliatory eviction hanging over them.

`Most landlords act in a responsible way but a small number of unscrupulous ones are tarnishing the reputation of the whole sector by making the most of the housing crisis and forcing tenants into bidding wars.`

She says `there can be no more dither and delay`. We must overhaul renting and rebalance the relationship between tenant and landlord. This Bill will do just that and tenants can be reassured this Government will protect them.

#poolelandlords #section21 #labour #tenants #pooletenants #landlordadvice #landlordupdates #uptonlandlord #landlordinpoole

Article from The Negotiator by David Callaghan

Renters` Rights Bill passes the second reading- Poole Landlords

Fri, 11 Oct 2024 12:00:00 GMT

The Second Reading of the Renters` Rights Bill was held by Deputy Prime Minister Angela Rayner on 9 October 2024.

The second reading is the first time the bill has been addressed in Parliament since it was announced in September, and therefore the first time it`s been debated by other parties.

According to Rayner, the main goal of the Renters` Rights Bill is to ensure that all tenants can live `in a decent, safe and affordable home`.

She highlighted that good landlords have nothing to worry about and that this legislation will eliminate the `bad apples` in the sector.

Kemi Badenoch, the Conservative Party`s Shadow Secretary of State for Housing, Communities, and Local Government, has called for an amendment to stop the bill from progressing further due to the `unintended consequences` it will cause to the sector, however, this was not accepted.

Now that the second reading is complete, the Bill will move to the Committee Stage, chaired by Florence Eshalomi MP, where more detailed scrutiny will take place.

If you are self managing your Poole rental properties and have concerns about the future changes please get in touch.

LANDLORDS IN POOLE - Top Tips for Renting to Pet Owners

Thu, 24 Oct 2024 12:00:00 GMT

Check the pet`s references too! Just like you`d ask for a reference for the tenant, why not ask about their pet?

Did the last landlord have any problems? If the pet was a handful, it could be tricky for you, especially with something like a difficult dog that could make inspections a nightmare.

Meet the pet yourself. Most pet owners are super proud of their pets and will jump at the chance to show them off. Plus, it gives you a chance to see if the animal seems well-behaved. Who knows, meeting them might help you feel more comfortable about having them in your property!

Ask about their pet-care plans. What will they do with the pet when they`re at work or away? Responsible pet owners will have this figured out. Also, consider the needs of the pet—a house cat or a new puppy might need extra toys and activities to stay entertained (and not destroy your place), while outdoor cats might need a cat flap installed.

Check their vet records. Make sure the pet`s up-to-date with flea and worm treatments. If the pet`s been spayed or neutered, there`s a lower chance of them marking their territory around your house. All good things to know!

Ask about pet insurance. Do they have insurance for their pet? If so, great—ask for the details. If not, you might want to look into adding a bit of extra coverage to your landlord insurance for pet damage. Better safe than sorry, right? Plus, knowing this early on could help you decide on the rent amount.

At the end of the day, choosing your next tenant is all about making sure you have the full picture.
A happy Poole tenant usually means a happy Poole landlord and that means a longer, more solid relationship.

For more help and assistance when letting your Poole Property get in touch with us today on 01202 621900.

#lettingapropertyinpoole #poolelandlords #landlordsinpoole #poolelandlord #landlording #landlordtips

Bank of England cuts base rate by 0.25%

Thu, 07 Nov 2024 12:00:00 GMT

The Bank of England has cut interest rates from 5% to 4.75%, providing some welcome cheer for landlords in Poole looking to invest and remortgage.

After a Budget which hit Buy to Let investors with a 2% increase in the higher rate of Stamp Duty for additional properties, the Bank was prompted to act by the lower inflation rate, which fell to 1.7% in September - although it warns inflation will creep higher again.

The Bank`s Monetary Policy Committee, headed up by Andrew Bailey (main image) last cut rates from 5.25% to 5% in August, the first drop in more than four years following a string of increases. ONS figures have also showed that wage growth slowed to its lowest pace for more than two years.

If you are a landlord / buy to let investor looking for properties or advice about letting your Poole properties please do get in touch on 01202 621900.

Half of Facebook Marketplace rental listings are scams – claim

Fri, 08 Nov 2024 12:00:00 GMT

In a report out today in the lettingagentoday magazine they report that over half of Facebook Marketplace rental listings appear to be scams, a tenants` campaign group claims.

Generation Rent makes the claim based on a relatively small survey of just 300 rental property adverts.

It says that almost three quarters (74%) of those listings were found to contain at least one indicator that the advert is suspicious or a scam, according to guidance from the technology giant Meta, which operates Facebook.

Some 25 months ago figures released from Action Fraud, the national fraud reporting centre, showed that there were 5,751 reports of rental scams in 2022 – the latest data available – and this constituted a 23% rise on the previous 12 months.

Scammers place fake listing adverts on sites such as Facebook and Gumtree that seem identical to ads for genuine properties from letting agents and landlords. They change the contact details and, when contacted, pretend to be the agent or landlord. But after securing a deposit, they usually disappear, sometimes having shown a prospective tenant around a property which is in reality a hired Airbnb but which they claim to be available for longer-term renting.

Action Fraud says that in 2022 the total losses by duped victims were £9.4m, about £1,600 per victim.

And just two months ago a bogus landlord who duped five families out of large sums in a `cruel` rental scam was sentenced.

Gullriaz Tajpuri, 49, used Facebook Marketplace to fraudulently advertise two properties for rent in Nottingham that he did not own. He then received money in the form of deposits from five victims of the fraud – totalling £3,130. Nottingham Crown Court heard all five victims agreed to rent a three-bedroom property from Tajpuri after he provided them with a virtual tour in 2021. Four paid him a £695 deposit, while the fifth victim parted with £350.

An investigation was launched after one of the victims, a mother in her 30s, reported the scam to Nottinghamshire Police. The woman told detectives she had planned to move into the property in time for Christmas with her partner and young daughter and that the scam had left her feeling `depressed.`

By Graham Norwood

Have you experienced a rental scam online?

We were horrified as letting agents to be alerted by a Poole local to the fact that one of our own Poole property photos had been stolen from an online property website and were being used in a rental scam of Facebook marketplace and groups - we immediately took action and ensured that all photos are water rmarked to help deter fraudsters from being able to steal our photography.

#poole #property #fraud #rentalscams

Bailiff shortages leave landlords facing severe delays as Section 21 ban approaches - Poole Landlords -Will this effect you?

Tue, 19 Nov 2024 12:00:00 GMT

In an article by Marc De Silva today is was reported that a surge in eviction notices issued by landlords has contributed to a significant increase in county court delays, which have reached unprecedented levels, with waiting time hitting an average of 24.5 weeks to repossess properties, according to new Ministry of Justice data.

In London, the situation is even worse, with landlords facing delays of up to 18 months at processing hubs like Stratford Housing Centre.

There has been a notable rise in the number of landlords seeking to get tenants out of their properties as the government`s ban on Section 21 evictions looms, with government figures revealing a spike in evictions by bailiffs.

The government has pledged to abolish Section 21 evictions, with the ban expected to be implemented by next summer.

And the latest data from the Ministry of Justice reveals that between July and September, 8,425 households in England were served with Section 21 notices – an eight year high.

The figure marked an increase on the corresponding period a year earlier and came as 2,830 households were evicted by bailiffs, a 23% hike on last year.

However, with eviction notices rising and bailiff instructions increasing, there are growing delays in the existing evictions process.

Paul Shamplina (left), founder of Landlord Action, said: `It`s abundantly clear that County Courts are facing a severe bailiff employment crisis, with only around 300 County Court bailiffs available across England and Wales. This shortage is eroding landlords` confidence in the legal system`s ability to help them regain possession.`

To mitigate these delays, Landlord Action is advising landlords to consider High Court (HC) enforcement as an alternative. However, Shamplina warns that this option comes with additional fees, and the potential for County Court judges to deny HC enforcement requests unless landlords have first attempted County Court (CC) enforcement.

`While HC enforcement can offer a faster route to repossession, it`s not guaranteed,` explained Shamplina. `Each court has its own criteria, and some judges require landlords to endure delays with CC bailiffs before they`ll consider it. These added costs and uncertainties are a burden, but with delays stretching into next year, HC enforcement may be the only feasible option for landlords at risk of severe financial loss. Notably, these severe delays appear to be concentrated in London County Courts and other major cities, such as Manchester, while county courts with lighter caseloads are not experiencing the same issues.`

`These delays are only likely to worsen, particularly once grounds for possession become more restricted,` Shamplina continued. `We`re calling on County Courts to prioritise permission for HC enforcement in cases where landlords face real hardship or financial risk. Landlords shouldn`t be forced into extended limbo, especially when they`ve already tried the standard CC bailiff process.`

#poolelandlords #pooletenants #landlordsinpoole #lettingagentinpoole

Miliband warns agents of cash shortage to help EPC change

Wed, 27 Nov 2024 12:00:00 GMT

Propertymark has welcomed the UK government`s Warm Homes Plan, which offers grants for heat pumps, support for renters and low-income households, and plans on removing the one-meter rule that required planning permission to get a heat pump in England.

However, Propertymark has warned support is not sufficient for the private rented sector.

Energy Securetary Ed Miliband has confirmed to Propertymark in a letter that landlords will be expected to meet EPC C by 2030 as part of the Minimum Energy Efficiency Standards.

However, financial support is limited to qualifying criteria with only some local authorities eligible. Qualifying criteria includes having a tenant currently living in the property who is in receipt of a means tested benefit or if their household gross annual income is less than £36,000.

If a landlord has a property where the tenant qualifies, they could receive full funding for the first property capped at £15,000 but would have to contribute 50 per cent of the funding for additional properties.

Landlords or their agents would also be expected to sign a declaration saying they will not increase rent due to the funding. Propertymark has long argued that funding criteria should be streamlined to increase eligibility to all PRS tenancies to level up the playing field with other housing tenures.

The introduction of the Warm Homes Plan also led to an announcement that the UK Government will consult on proposals for landlords to meet EPC by 2030. When Propertymark wrote to Miliband, they also called for clarification on MEES exemptions including clarity on cost caps and requirements for listed buildings and those on conservation sites.

The professional body has also called for urgent clarity on requirements for non-domestic commercial property. The previous Conservative government said that non-domestic property must meet EPC B by 2030, but in his response, Miliband told Propertymark that the UK Government was still considering if this policy was appropriate.

Tim Thomas, policy and campaign officer at Propertymark, says: `The grant funding support for owner occupiers as part of the new Warm Homes Plan is welcome as is the commitment to reduce the burden on requirements for heat pump planning permission. While we are pleased to see limited support is on offer to decarbonise private rented properties, similar restrictions proved to limit take up from previous schemes.

`The UK Government must level the playing field and offer parity for private landlords. With the clock ticking the government must also end the uncertainty on PRS exemptions and requirements for commercial landlords.`

Arcticle by Graham Norwood of Letting Agent Today

#PooleLandlords #LandlordsinPoole # landlordnews

`Mould-loving` houseplants that can prevent condensation and damp in your Poole home

Thu, 05 Dec 2024 12:00:00 GMT

### Mould-Loving Houseplants: Nature`s Natural Humidity Regulators

Damp and condensation in Poole properties is a common issue that many of us face, especially in colder months or in homes that lack proper ventilation. While condensation can lead to unsightly mould growth and musty smells, it turns out that some house plants can play a surprising role in preventing these problems. Certain "mould-loving" house plants, in particular, thrive in conditions of high humidity and can help regulate moisture levels, reducing the risk of mould and dampness in your living space.

### What Causes Damp and Mould?

Before diving into the benefits of these special plants, it`s essential to understand why condensation and dampness occur in the first place. When warm air comes into contact with cooler surfaces—like windows or walls—condensation forms. This excess moisture can collect in corners, behind furniture, and on walls, providing an ideal environment for mould to grow.

Mould is not only unsightly but can also pose health risks, especially to those with respiratory issues. So, maintaining a balanced level of humidity is key to preventing both the visible and health hazards of mould. While de humidifiers can help, natural solutions like certain plants can assist with moisture control, and in some cases, act as a preventative measure.

### Mould-Loving Houseplants: Nature`s Humidity Regulators

These house plants don`t just tolerate high humidity—they thrive in it. By absorbing excess moisture from the air and releasing it into the atmosphere in a controlled way, they help to prevent the conditions that lead to dampness and mould.

#### 1. **Boston Fern (Nephrolepis exaltata)**

Boston ferns are well-known for their ability to grow in moist, humid environments, which makes them ideal for bathrooms or areas with poor airflow. They absorb moisture from the air through their leaves and release it back into the environment, making them natural air humidifiers. By balancing humidity, they help prevent condensation from forming on surfaces.

#### 2. **Peace Lily (Spathiphyllum)**

Not only is the peace lily an elegant addition to your home, but it also excels at controlling humidity. This plant thrives in humid conditions and requires regular moisture to grow. As it takes in water, it helps maintain a healthy balance of humidity in your home, preventing it from becoming too dry or too damp. Peace lilies also have the added bonus of purifying indoor air by removing toxins.

#### 3. **English Ivy (Hedera helix)**

English ivy is a hardy plant that loves to grow in moist, humid areas. It`s ideal for those who struggle with dampness in bathrooms or dark corners of the home. Ivy absorbs excess moisture from the air and can also help to reduce mould growth on walls, particularly in areas prone to condensation. It also serves as a natural air purifier, filtering out toxins and improving overall air quality.

#### 4. **Areca Palm (Dypsis lutescens)**

The areca palm, also known as the butterfly palm, is a popular choice for homes with high humidity. It thrives in moist conditions and has the ability to absorb and release water into the air through a process called transpiration. Not only does this palm help reduce excess moisture, but it also adds a tropical flair to your home. Regularly watering the palm ensures it can continue to regulate the humidity levels around it.

#### 5. **Spider Plant (Chlorophytum comosum)**

Known for its air-purifying properties, the spider plant also plays a key role in regulating humidity levels. It thrives in bright, indirect light and is particularly effective at absorbing moisture from the air in bathrooms or kitchens, where steam and condensation are common. The spider plant is a low-maintenance option that can help reduce the conditions conducive to mould growth, while also looking great in your home.

#### 6. **Bamboo Palm (Chamaedorea seifrizii)**

The bamboo palm, another humidity-loving plant, is perfect for bathrooms or rooms with high moisture levels. It helps prevent the formation of dampness and condensation by absorbing moisture and maintaining a balanced humidity level. The bamboo palm also acts as a natural air purifier, removing pollutants from the air and contributing to a healthier indoor environment.

### How These Plants Help Prevent Mould and Dampness

Humidity control is a delicate balance, and these plants naturally absorb moisture from the air, helping to reduce excess humidity. By keeping moisture levels in check, they limit the conditions under which mould can grow. Here`s how they help:

1. **Absorbing Excess Moisture**: These plants take in the water vapor in the air, preventing it from collecting on walls, windows, or other surfaces that can foster mould growth.

2. **Transpiration**: Through the process of transpiration, plants release moisture into the air in a regulated manner. While this might seem like adding moisture back, it`s part of the plant`s natural cycle to balance the environment. With the right plants, this moisture helps to keep the humidity level optimal—not too high and not too low.

3. **Natural Filtration**: Many of these plants also filter the air by removing toxins and pollutants, improving indoor air quality, and contributing to a healthier living space. Cleaner air reduces the likelihood of other environmental factors that could encourage mould growth, such as dust or allergens.

### Tips for Keeping Mould-Loving Houseplants Healthy

To get the most out of your humidity-regulating houseplants, consider the following tips:

- **Water Regularly**: Ensure these plants receive adequate water to thrive, but avoid over watering, as this can lead to root rot.
- **Proper Drainage**: Make sure the pots you use have good drainage so excess water doesn`t accumulate at the bottom, which can lead to fungal issues.
- **Monitor Humidity Levels**: If your space is exceptionally damp, you may need to rotate these plants to areas with higher airflow, like near windows or vents, to avoid over-saturation.
- **Clean Leaves**: Dust can accumulate on the leaves, blocking the plant`s ability to absorb moisture. Regularly wipe the leaves to keep them clean and functional.

### Conclusion

Mould-loving house plants offer a natural and beautiful way to combat the risks of condensation and dampness in your home. Not only do they add greenery and beauty to your living space, but they also serve as effective humidity regulators, helping to create a healthier, more balanced indoor environment. By choosing the right plants, like Boston ferns, peace lilies, or spider plants, you can reduce the chances of mould growth and keep your home feeling fresh and comfortable all year round.

#poole # rentalproperties #landlordtips #damp #condensationtips #mould

Government reveals plans for radical new EPC rules

Fri, 06 Dec 2024 12:00:00 GMT

The Government is consulting on a number of big changes to EPC rules in its drive for net zero. In an article out today in The Negotiator is was reported that government is to reassess the way the EPC system works and it has begun a consultation process on the changes, some of which could have serious consequences for both sales and lettings agencies.

The accuracy and validity of EPCs have long been called into question. In response, the government says it wants to make EPCs more useful, complete and understandable.

Complete picture - It proposes using multiple metrics to provide a more complete picture of a building`s energy performance. These are:

Energy cost: helping individuals understand the financial implications of a building`s energy efficiency and make informed decisions about potential improvements

Carbon: an estimate of the carbon emissions arising from the energy used in the building

Energy use: will offer insights into overall energy consumption and identify areas for energy efficiency improvements

Fabric performance: assessing the thermal performance of a building`s envelope and promoting the importance of well-insulated, comfortable, and energy-efficient spaces

Heating system: providing information on the efficiency and environmental impact of a building`s heating source and encouraging the adoption of cleaner heating technologies

Smart readiness: assessing a building`s potential to integrate smart technologies that can optimise energy consumption and the ability of consumers to benefit from cheaper smart tariffs

The Government is also considering incorporating SMETERS, which measure actual energy use via smart meters against the prevailing weather conditions to give a more accurate picture of the amount of energy a building uses.

More frequent testing - There are also some big changes proposed for the sales and rental markets and these include:

Ending of the 28-day rule – buildings would require an EPC before they are put on the market.

Extending the scope of EPCs so that a valid one is required for an entire house in multiple occupation (HMO) every time a room is rented out.

Short-term holiday lets to require EPCs

EPC testing to be more frequent than the current 10 years

A valid EPC will be required for the whole period of a tenancy – i.e. property will need to be retested if its EPC runs out mid-tenancy.

The consultation will run until 26 February 2025 and the government says any changes will be introduced in the second half of 2026.

Five property concerns for landlords in Poole to prepare for in 2025

Thu, 12 Dec 2024 12:00:00 GMT

In an article from the NRLA news page they report that while buying to rent is a profitable source of income, it is not free of challenges. With the market continuously changing, if you own one or many rental properties, it`s good to look ahead.

Gallagher, the NRLA`s trusted Landlord Insurance partner, has put together some key areas to focus on in 2025 and onwards to help protect your investment.

Property-related issues to look out for in 2025

1. High operational costs
Looking after a property can be cost-intensive. Landlords often find themselves facing significant payments for basic maintenance and property upkeep. Those with multiple properties may also struggle with administrative duties that require ongoing attention.

To navigate this, it can be helpful to invest in property management tools that handle processes for tasks such as rent collection, service and repair costs, tenant screening, and property safety certificates. It can be a cost-effective way to keep on top of operational requirements.

2. Variable cash flow and delayed rent payments
Even with good financial planning, a lack of cash flow consistency can be stressful. A big cause of disrupted cash flow for landlords can be late rent payments.

To mitigate this, it can be helpful to prepare a detailed tenancy agreement that establishes the various rights and responsibilities of both parties. You may, for instance, include provisions that cover timely rent payments, notice periods, repairs and maintenance expectations. Take expert help and opinion while drafting the tenancy contract or agreement to ensure the arrangements are legally binding. A detailed tenancy agreement can also help you secure suitable landlord insurance for your property.

3. Repairs and maintenance costs
Statistics from confused.com show that in 2023, over 85% of insurers in the UK had home insurance claims arising from storm damage, and nearly 21,700 insurers listed water damage as a leading cause behind claims. Almost every region in the UK had accidental damage listed in their top three claims.

There are other challenges too. The ONS reports that nearly 200,000 domestic burglaries occurred in the year ending March 2024, while over 25,000 dwelling fires in England alone were recorded between March 2023 and March 2024 by the Home Office.

Given these figures, it`s evident that the most common property damage issues landlords in the UK face are storm damage, water damage, accidental damage, malicious damage and fire damage. Landlords can rely on security deposits to cover losses incurred by damage caused by tenants; however, in many cases, the deposit alone can be insufficient. An English Private Landlord Survey found that almost one-tenth of the landlords stated that the repair costs at the end of their last tenancies exceeded the deposit amount.

Precautionary measures, such as regular maintenance of plumbing systems, appliances and HVAC units, could help to avoid expensive property damage. Additionally, the installation of fire safety equipment can help prevent costly fire damage, and regular inspections for water leaks, blocked gutters, and damaged window frames can help prevent storm or flood damage.

4. Void periods
Long periods of vacancy — ‘void periods` — can disrupt your financial planning and cause stress. A common cause of this is high rent.

If void periods are a consistent problem, landlords may want to investigate the prices of other rental properties in the area to ensure the requested rent is still in line locally and not putting off potential tenants. Secondly, having a contingency budget in place can help with navigating periods of non-payment.

5. Impact of weather changes on property owners
In 2024, the UK has experienced severe weather extremes, ranging from frequent storms, heavy floods and prolonged heatwaves. The 2023-2024 storm season witnessed 12 named storms, with each causing significant damage to properties in the UK. 2023 was also the UK`s seventh wettest year since 1836. Storm Babet alone caused flooding in over 2,000 homes by the end of October 2023, as per reports by the Environment Agency. The past year was also the second warmest year on record, with several days recorded as ‘very hot` (30°C+).

Due to the unpredictable nature of these events, landlords should consider protecting their properties to avoid danger to life as well as expensive repairs.

As a starting point, ensure that the property`s insulation and ventilation systems are in order. Proper insulation and ventilation can help to regulate heat inside your house and keep the property well-guarded during extreme weather. In addition, arranging regular professional property inspections can highlight areas that need work.

(The sole purpose of this article is to provide information on the issues covered. This article is not intended to give legal advice, and, accordingly, it should not be relied upon. It should not be regarded as a comprehensive statement of the law and/or market practice in this area. We make no claims as to the completeness or accuracy of the information contained herein or in the links which were live at the date of publication. You should not act upon (or should refrain from acting upon) information in this publication without first seeking specific legal and/or specialist advice.)

Renters Rights Bill doesn`t go far enough on pets in properties – says charity

Fri, 17 Jan 2025 12:00:00 GMT

Letting Agent Today reports that a charity wants an extension of tenants being allowed to keep pets – even beyond the provisions of the Renters Rights Bill.

In September, the government announced that under the Renters` Rights Bill, tenants in England`s private rental sector will be granted the right to request permission to keep a pet, with landlords unable to unreasonably refuse these requests.

However, these new rights do not extend to tenants in social housing.

Dogs Trust is now calling on people to support its campaign by counter signing a letter to the Secretary of State for Housing, Communities and Local Government, requesting that social housing tenants also be given the right to request permission to keep a pet, with that request not being unreasonably denied.

For years, Dogs Trust has advocated for greater rights for responsible dog owners in rental housing. Last year, the charity claims to have received over 45,000 handover enquiries, and around 15% cited housing-related issues, particularly the difficulty of finding pet-friendly accommodation, which forces them to make the heartbreaking decision to part with their pets.

A charity spokesperson says: `We are pleased that the Renters` Rights Bill will improve opportunities for tenants in the private rental sector to enjoy the companionship and benefits of pet ownership.

`However, we believe that there should be stronger rights for those renting from social housing providers too.

`While some social housing providers are already making positive strides towards being pet-friendly, finding suitable accommodation remains a lottery, with availability often dependent on your location and which provider you`re with. This is unfair.

`We need a baseline in legislation that ensures all social housing tenants can request a pet without fear of unreasonable refusal.`

While the new rights for private tenants will help those seeking to bring a pet into an existing tenancy, they will not address the overall shortage of pet-friendly housing.

Dogs Trust is encouraging the Government to work closely with both private and social housing sectors to increase confidence in renting to pet owners and ensure they are not at a disadvantage when seeking suitable accommodation.

Research by Dogs Trust and Cats Protection shows that while 46% of private landlords say they allow pets, only 30% of tenants report that their tenancy agreements permit dogs.

The same research revealed that in over a third of cases where pets were not allowed, landlords had not made a decision based on individual circumstances but rather followed generic advice or used standard templates.

Allowing pets in rental properties not only benefits tenants but also offers advantages for landlords.

Studies show that 26% of tenants would be more likely to stay longer in a property if they were allowed to keep a pet, providing landlords with greater tenant stability.

#pooletenant #poolelandlords #uptonrentalproperty #rentalproperty #petsinlets #dogs #cats #animals #pets #uptonrentals #uptonproperty #tenantswithpets #petlovers

Do Poole Landlords Have to Register with the Information Commissioner`s Office (ICO)?

Wed, 22 Jan 2025 12:00:00 GMT

As a landlord, you might have a lot on your plate – from maintaining properties to handling tenant issues. But here`s something you might not have thought about: registering with the Information Commissioner`s Office (ICO). It`s not something all landlords realize they need to do, but it could be an important step to ensure you`re staying on the right side of the law. Let`s dive into what this is all about.

What is the ICO?

First things first, the ICO is the UK`s independent authority that upholds information rights. They make sure that businesses and individuals (yes, including landlords) handle personal data responsibly. The key piece of legislation here is the Data Protection Act 2018, which is based on the EU`s GDPR (General Data Protection Regulation). This law governs how personal data should be stored, used, and processed.

Do Poole Landlords Need to Register with the ICO?

Not all landlords are automatically required to register with the ICO, but many do. It depends on whether you are processing personal data for your tenants or other individuals, and how you are doing it.

In simple terms: If you`re collecting, storing, or processing personal data, such as names, contact details, payment history, or even sensitive information like medical conditions or employment status, you might need to register.

For example, if you:
-

Keep a database of tenant information
-
Collect rent payments online and store personal details
-
Send marketing emails to potential tenants
-
Share personal details with third parties like letting agents or contractors,
You are processing personal data, and therefore, registration with the ICO is likely required.

When Don`t Landlords in Poole Need to Register?

Some landlords don`t need to register with the ICO if their data processing activities are minimal or don`t involve much personal data. For instance, if you`re a small landlord managing just one or two properties and you don`t keep detailed records or store personal information outside of basic paperwork, you might not need to register.

There`s a key exception called the "personal data exemption". If you`re processing personal data solely for personal or household purposes, and not in the course of any commercial activity, you may not need to register. This typically applies to private landlords with very little business structure in place.

Why Should Landlords in Poole Register?

Even if you`re not legally required to register, it`s often a good idea. Here`s why:

Stay Compliant with the Law: The GDPR and Data Protection Act have serious penalties for non-compliance. If you`re processing personal data and you haven`t registered with the ICO, you could face a fine. The ICO can fine up to £4.4 million or 4% of your annual turnover for breaches, so it`s better to be safe than sorry.

Build Trust with Tenants: Being registered shows that you take data protection seriously. This builds trust with your tenants and shows you`re committed to keeping their personal information safe.

Get Advice and Support: The ICO provides guidance to organizations (and landlords) on how to manage personal data, so registration gives you access to resources that can help ensure you`re following best practices.

How Do You Register with the ICO?

It`s pretty easy to register with the ICO, and it`s done online. The registration fee depends on your business size – it ranges from £40 to £290 per year. Once you`ve registered, you`ll get a certificate of registration, which can be handy to show tenants or auditors that you`re taking data protection seriously. Their website is https://ico.org.uk/

In Conclusion -
Not all landlords need to register with the ICO, but if you`re processing personal data in any way, it`s likely you`ll need to. The good news is, it`s an easy process and can help you avoid potential penalties down the line.

So, take a few minutes to think about how you handle tenant data – it might just save you from a lot of hassle in the future!

If you are a Poole landlord and think this blog post may help your other landlord friends please do share this with them.

Sarah Fudge

The pitfalls of tenant changeovers in Poole Properties

Wed, 22 Jan 2025 12:00:00 GMT

The Pitfalls of Tenant Changeovers in the UK: What Poole Landlords Need to Know

As a landlord in the UK, you`ve probably had your fair share of tenant changeovers. Whether it`s due to the end of a lease, a tenant deciding to move on, or circumstances changing for them, tenant turnover is just part of the gig.

However, while it`s often a natural process, it can also bring a heap of unexpected headaches and costs.

Here`s a look at some common pitfalls you might face during tenant changeovers—and how to avoid them.

1. The Endless Wait for the Right Tenant -
Finding the perfect tenant can feel like hunting for a needle in a haystack. You might think you`ve done everything right: marketing the property, setting a competitive rent, and screening applicants carefully. But sometimes, the process takes far longer than expected. Vacancy periods can cost you money, especially if you`re relying on the income to cover your mortgage payments.

Tip: To mitigate downtime, keep an eye on the market and try to line up your next tenant before the current one leaves. Pre-advertising and conducting viewings in advance can save you the hassle of waiting for the perfect candidate.

2. Cleaning Costs (and the State of the Property)
The property may have looked pristine when the tenant first moved in, but by the time they leave, it`s a different story. Even with a good tenant, there`s often a bit of wear and tear—stains, scuff marks, or items that need replacing. You`ll also need to clean the property thoroughly to ensure it`s ready for the next occupant.

Tip: Include a cleaning clause in your tenancy agreement and consider hiring a professional cleaning service to save you time and stress. Additionally, take clear photos of the property`s condition at the start of the tenancy so you have evidence if any damage claims come up later.

3. Dealing with Deposit Disputes
One of the biggest stress points when a tenant moves out is the deposit. You`ve worked hard to ensure that the property is in tip-top shape, but disputes can still arise over what`s covered and what isn`t. A tenant might argue that a scratched floor isn`t their fault, or that a dingy wall doesn`t require a repaint.

Tip: Be clear about what you expect from tenants in terms of maintenance and cleanliness. Conduct regular inspections during the tenancy to nip any issues in the bud. And, when it comes time for the tenant to leave, be fair and transparent about the deductions from their deposit.

4. Loss of Rental Income During Transition
The gap between tenants isn`t just frustrating because of the wait—it`s also costly. If you`re unable to fill the property quickly, you`ll have a period where the rent isn`t coming in, but your outgoings (mortgage, utilities, maintenance) still are. Even a couple of weeks can add up.

Tip: Consider short-term solutions like lowering the rent slightly to attract tenants faster, or even offering incentives (e.g., one month of free rent for a longer-term commitment). An early start on marketing and the possibility of signing a contract before the old tenant moves out can also keep things moving smoothly.

5. The Administrative Nightmare -
From updating your property`s energy performance certificate (EPC) to informing the utilities companies and registering the tenant`s deposit, there`s a lot of paperwork involved in a tenant changeover. If you`re not on top of it, it can feel like a never-ending to-do list.

Tip: Stay organized. Use a property management software or a dedicated system to track documents, payments, and deadlines. This will help streamline the process and make it far less stressful.

6. Tenant Background Checks
-Tenant screening is essential, but sometimes things don`t turn out as expected. A new tenant might seem perfect on paper, but when it comes to actually living in the property, issues could arise. From late rent payments to complaints from neighbours, the changeover period can uncover some unpleasant surprises.

Tip: Make sure to do thorough background checks—reference checks, credit checks, and criminal history if possible. The small upfront cost of screening could save you a lot of trouble down the road.

7. Getting the Rent Right -
The market can fluctuate, and what worked a year ago in terms of rent might not be competitive today. You might be tempted to hike the rent to compensate for the time the property has been vacant, but that could end up deterring potential tenants.

Tip: Do your research before setting the rent. Look at similar properties in the area to find a fair price that attracts good tenants while covering your costs.

In Conclusion
Tenant changeovers can be a stressful and costly process, but with the right approach, they don`t have to be. Planning ahead, staying organized, and being transparent with your tenants are the keys to minimizing the pitfalls.

While tenant turnover is inevitable, keeping a cool head and having a solid strategy in place will help you navigate these tricky waters, alternatively avoid all the the above stress and employ an agent to take care of everything for you. Stay on top of your game, and you`ll come out ahead.

If you are a Poole Landlord looking for an easier life with your rental property please do get in touch and we have quality tenants waiting for properties. 01202 621900.

Sarah Fudge

#pooleproperties #propertiestorentinpoole #uptonproperty #rentalproperty #hamworthyproperty #lytchettproperty

Date set for next stage of the Renters Rights Bill - Poole Landlords

Wed, 22 Jan 2025 12:00:00 GMT

The Renters Rights Bill – which completed its passage through the Commons last week – now has a date for its next stage in the House of Lords.

The Lords` Second Reading of the Bill will be on February 4.

Second Reading is the first opportunity for members of the Lords to debate the key principles and main purpose of the Bill and to flag up any concerns or specific areas where they think amendments are needed.

Before a second reading debate takes place, Lords who would like to speak add their name to a list.

The government minister, spokesperson or a member of the Lords responsible for the bill opens the second reading debate. Any member can speak during second reading – this stage can indicate those members particularly interested in a bill, or a specific aspect of it, and those who are most likely to be involved in suggesting changes at later stages.

Second reading debates usually last for a few hours but can sometimes stretch over a couple of days.

After second reading the bill goes to committee stage – where detailed line by line examination and discussion of amendments takes place.

Whereas the Commons has a heavy Labour majority, the Lords is broadly Conservative – however as the last Tory government wanted similar reforms, it is highly unlikely that the main provisions of the Bill will change radically.

The Bill is likely to become law in the spring.

The National Residential Landlords Association is leading a coalition of industry bodies objecting to the amendment concerning rent in advance, and is briefing peers about the potential impact of the change – arguing it will make it harder for certain groups of tenants to find homes to rent.

Article by Letting Agent Today

Poole - Landlords should use Local Letting Agent to beat red tape

Wed, 22 Jan 2025 12:00:00 GMT

Landlords need to seek the help of local letting experts now more than ever before.

Labour`s new Renters` Rights Bill, which has passed its Third Commons Reading, increases the compliance burden on landlords and carries the threat of increased financial penalties for those who break the rules.

Historically, more than 80% of landlords manage their properties themselves, but with new licensing regulations on the horizon and the multiplicity of compliance standards set out in the new legislation, landlords run the risk of hefty fines if they are caught out by the new regulations.

A high percentage of these landlords will move the management of their properties to a qualified letting agent in the local area because of the new legislation, compliance concerns and the risk of hefty fines if they make a mistake.

If you are a Poole Landlord are are also worried about what the future holds why not put your property in the hand of an agent with 30 years experience in owning / managing and letting properties in Poole, call Sarah or Shaun on 01202 621900 today for your FREE no obligation chat.

Poole Landlords - In an increasingly unpredictable PRS, the question isn`t "Is rent guarantee insurance worth it?" It`s "Can you afford not to have it?"

Wed, 30 Apr 2025 12:00:00 GMT

In an increasingly unpredictable Private Rental Sector the question isn`t: "Is rent guarantee insurance worth it?" It is "Can you afford not to have it?"

Let`s face it—being a landlord isn`t as straightforward as it used to be.
The private rental sector (PRS) is shifting constantly. One minute you`re juggling EPC changes and compliance updates, the next you`re wondering whether your tenants are going to be able to pay the rent on time—or at all.

And that`s where rent guarantee insurance steps in.

Why it matters more now than ever.

Here in Poole, we`re lucky to have a strong rental market. It`s a beautiful place to live and there`s always demand—but even the best tenants can run into financial issues. Job losses, unexpected expenses, or economic downturns (yep, we have seen our fair share lately) can all lead to missed rent payments.

And when that happens, you`re the one left holding the bag. Mortgage still due. Maintenance bills still coming in. But the rent? Not so much.

So what exactly is rent guarantee insurance?

In simple terms, it covers you if your tenant can`t or won`t pay their rent. Most policies will cover unpaid rent for a set period (usually up to 12 months), and some even cover legal expenses if you need to start eviction proceedings.

It`s peace of mind. It`s stability. It`s knowing you won`t be left out of pocket if things go south.

`But my tenants are great!`

That`s brilliant. We hope they stay that way! But even the most reliable tenants can run into trouble. Rent guarantee insurance isn`t about distrusting your tenants it`s about protecting your investment.

A few reasons why Poole landlords are jumping on board:

Security in an unpredictable market

Legal cover included in most policies

No gaps in income even if tenants default

More confidence when expanding your property portfolio

So, is it worth it?

Honestly? That`s the wrong question. The real question is: Can you afford not to have it?

With rising costs, evolving legislation, and economic uncertainty, rent guarantee insurance is quickly becoming less of a "nice to have" and more of an essential part of any landlord`s toolkit.

If you`re a landlord in Poole and you want to know more about how rent guarantee insurance can protect your income, give us a shout. We`re always happy to talk through your options without the jargon.

Call Sarah or Shaun on 01202 621900 or email poole@lewisdean.co.uk

Next dates set for Renters Rights Bill debates

Wed, 07 May 2025 12:00:00 GMT

In an article today by Graham Norwood of Letting Agent Today he reported that the Parliamentary diary now shows that the so-called Committee Stage where the Renters Rights Bill is examined in detail will continue in the Lords until May 14.

There are three additional committee dates in total – May 6 and 12 as well as May 14 – although it is possible that not all of those dates will be required.

Once this stage is concluded later this month, the Bill is expected to rapidly complete its passage through the Lords and then return to the Commons.

Both Houses must agree on the exact wording of the Bill

A Bill may go back and forth between each House until both reach agreement – however, the Commons is very much in charge, especially with the government`s substantial majority, and the Bill is expected to be passed well before MPs begin the summer recess on July 22.

Much of the Lords committee`s time is spent considering amendments, such as these supported by the National Residential Landlords Association:

Allow landlords to use the new student possession ground in all student homes, not just HMOs;
Introduce a minimum six month tenancy period;

– Improve the new rent increase process by allowing the Valuation Office Agency (VOA) to filter out spurious challenges of fair rent increases;

Safeguard landlords if the tenant does not pay the initial rent after the tenancy is signed;
Review the impact of the Renters Rights Bill on the private rented sector.
However, even if the Lords do vote to include these amendments, they will still need the support of the government when the Bill returns to the Commons.

Propertymark says that if the Bill is enacted in its current un-amended form, it will require substantial changes to how agents and their landlord clients operate, including:

Section 21 evictions will be abolished, meaning agents will no longer serve no-fault notices. Instead, landlords must rely on revised grounds for possession (e.g. for rent arrears or misconduct), so agents will need to guide clients through the proper legal processes for regaining possession when necessary;

Open-ended tenancies: Fixed-term tenancies are being replaced by a new periodic tenancy regime. Letting agents will need to adjust tenancy agreements and advise both landlords and tenants on the implications of open-ended tenancies – for instance, how landlords can regain possession under the new rules and how tenants can give notice;

Rent increase safeguards: Stronger protections against unfair rent increases are part of the Bill`s aim. Agents may only be able to raise rents once per year under the proposals, and excessive increases could be challengeable. This will require agents to implement compliant rent review practices and keep clear records to justify changes;

Private Renters` Ombudsman and Portal: All landlords will be required to join a new private rented sector Ombudsman scheme and register their properties on a new digital Property Portal . In practice, letting agents are likely to handle these registrations and membership obligations on behalf of landlords.

Agents should prepare for additional administrative duties to ensure every tenancy is registered and any disputes can be resolved through the Ombudsman;

Higher property standards: The Bill extends the Decent Homes Standard to private rentals , meaning minimum standards for property condition will be enforced. Agents will need to work with landlords to carry out any necessary improvements and ensure properties meet the required standards (for example, regarding safety and state of repair) before letting them out.

Government`s energy efficiency improvement plans for rental homes are unachievable – NRLA

Thu, 05 Jun 2025 12:00:00 GMT

In an article by PropertyIndustryEye it is reported that Government plans currently under consideration to upgrade around 2.5 million private rented homes over the next coupe of years are not realistic, warns the National Residential Landlords Association (NRLA).

Proposals set out in a recent consultation seek to ensure that, wherever possible, every privately rented home should have an energy efficiency rating of at least a C. Under the suggested timelines, the new energy efficiency standard will be confirmed in late 2026, with a view to it applying to all new tenancies by 2028 and all tenancies by 2030.

This could leave less than two years to upgrade over 2.5 million private rented homes that do not meet the current energy performance ‘C` standard.

Whilst the many landlords support the government`s objectives, the timelines proposed are simply unrealistic, the trade body argues. This is largely due to a chronic shortage of tradespeople to undertake the work required, which is set to get worse.

According to Kingfisher group, the owner of Screwfix, B&Q and Tradepoint, the shortfall in the number of skilled tradespeople in the UK is set to rise to 250,000 by 2030.

Ministers are yet to explain how these extensive works are to be funded and have so far failed to heed advice from the Committee on Fuel Poverty, which has called for the introduction of a bespoke package to support investment in energy efficiency works across the market.

In its submission to the consultation, the NRLA calls for what it deems to be a ‘realistic`, two stage implementation plan. It proposes that:

+ By 2030, landlords should be required to meet standards related to the fabric of a building, such as installing insulation where possible and required.

+ By 2036, all landlords should then meet further secondary standards related to the installation of smart meters and efficient heating systems.

Ben Beadle, chief executive of the NRLA, said: `We want all private rented properties to be as energy efficient as possible. However, tenants are being sold a pup with timelines that are hopelessly unrealistic.

`The idea that millions of homes can be retrofitted in less than two years is detached from all reality, not least given the chronic shortage of tradespeople the sector needs to get the work done.

`Noble ambitions mean little without practical and realistic policy to match.`

By Marc Da Silva

🏡 Landlord Update: The Renters` Rights Bill – What You Need to Know

Mon, 07 Jul 2025 12:00:00 GMT

There`s a lot happening in the world of lettings right now – and if you`re a landlord, you might be feeling a bit unsure about what`s coming next. The Renters` Rights Bill is the latest proposed shake-up to the Private Rented Sector (PRS), and it`s causing quite a stir.

At Lewis Dean Letting Agents, we want to make sure our local landlords are kept in the loop and fully supported. So, here`s our no-nonsense guide to what this new legislation could mean for you – and how we`re here to help you stay ahead of the game.

🚨 So, what is the Renters` Rights Bill?

This Bill aims to bring `long overdue` reform to the PRS – giving tenants more security and cracking down on poor-quality housing.

The Government believes the PRS is currently the least affordable and most insecure form of housing. While most landlords (like many of our brilliant local clients) provide a great service, the changes are designed to target those who don`t – unfortunately, that means everyone gets swept up in the process.

🔑 Key Changes at a Glance

Here`s what the Renters` Rights Bill includes:

No more fixed-term tenancies
- All tenancies will become periodic (rolling month to month). Tenants can leave more easily – and it changes how you manage long-term occupancy.

Limited rent increases -
Rent can only be raised once per year, using a Section 13 notice.
No mid-term increases, and tenants must be given proper notice.

Abolition of Section 21
`No-fault` evictions are being scrapped - You`ll need to use Section 8 grounds – which are being expanded – to regain possession.

Updated Section 8 possession grounds
The list of reasons for possession is growing, including cases like repeated rent arrears, antisocial behaviour, and landlord move-in. But the process is more formal and needs careful handling.

No rental bidding wars -
Landlords and agents can no longer accept offers above the advertised rent price – so you can`t favour tenants based on how much they`re willing to pay.

Landlord ombudsman service -
A new, independent body to handle disputes between landlords and tenants. It`s designed to keep issues from escalating.

New national PRS database -
Landlords and rental properties will need to be registered. This adds transparency and may become a licensing requirement in future.

Decent Homes Standard introduced -
All rented homes must meet a minimum condition standard. Most well-maintained properties should be fine – but if you`ve got an older property, now`s a good time for a health check.

No discrimination -
Landlords will no longer be able to refuse tenants just because they`re on benefits or have children.

Pets can`t be unreasonably refused
- If a tenant wants to rent with a pet, you`ll need a legitimate reason to say no.

😟 What Does This Mean for Landlords in Poole?

For many of you, these changes may feel like a loss of control – and we get it. Letting a property is a big investment, and these reforms will change the way you manage your tenancies.

But the good news? You don`t have to figure it all out on your own. As a local, independent letting agent, we`re keeping up to speed with every detail so you don`t have to.

💬 How We Can Help?
Clear advice on tenancy setup, renewals and notices

, Rent reviews and Section 13 management.

Handling Section 8 notices and possession claims.

Guidance on compliance with Decent Homes Standard

. Property health checks to help you prepare for future rules.

Stress-free day-to-day management of your rental

👋 Let`s Talk -
If you`re feeling unsure, confused or just want a second opinion – we`re here. Pop in for a coffee, give us a ring, or drop us a message.

Whether you self-manage or you`re considering a letting agent for the first time, we`ll talk you through the changes and how they might affect you.

Because being a landlord shouldn`t be stressful – not with the right team behind you.

📍 Based in Poole. Supporting landlords across Upton, Lytchett Matravers, Creekmoore, Hamworthy and beyond.

Need a hand or have questions?
📞 Call us 01202 621900 | ✉️ Email us poole@lewisdean.co.uk

💬 Message us on Facebook

#PooleLandlords #RentersReformBill #LandlordAdvice #LettingMadeEasy #PooleLettings #HereToHelp
#rentersrightsbill #renters #landlordlaw #landlordadvice

Date set for Renters Rights Bill ‘tidying up` stage

Thu, 17 Jul 2025 12:00:00 GMT

In an article today by Graham Norwood of lettingagenttoday he reported that a date has been set for the Third Reading of the Renters Rights Bill in the House of Lords.

It`s to be next week – July 21 – three days before the Lords break up for the summer recess.

The Third Reading is the final stage where the bill is debated and potentially amended before it is passed back to the House of Commons.

It`s regarded as a chance to `tidy up` the bill, ensuring it`s effective and workable and does not contain contradictory elements. Unlike the House of Commons, amendments can still be proposed at this stage in the Lords, especially to clarify specific points.

Amendments at this stage are often focused on clarifying the bill`s language and ensuring it will function as intended.

As there are amendments made in the Lords which were not made at a similar stage in the Commons, it is likely that the Bill will go through what is called ‘Ping Pong`, until both houses agree on a final Bill.

However, with Labour`s sizeable majority in the Commons – and considerable support for the Bill on all sides of the Commons – this may be a straightforward process.

The House of Commons breaks up for summer on July 22 so although it remains possible that a rushed final consideration could mean the Bill would go to Royal Assent and thus become law next week, this remains unlikely.

The Commons returns on September 1 and it`s likely the final consideration of the Bill may take place then – just in time for Labour`s annual conference.

#rentersrightsbill #poolelandlords #poolelettingagent #lettingagentnearme #uptonagents #uptonlettingagents #lettingproperty

Renters Rights Bill won`t be law until autumn! – official

Wed, 23 Jul 2025 12:00:00 GMT

The Renters Rights Bill will not become law until the early autumn – and that`s official.

The Leader of the House of Commons, Lucy Powell MP, announced last night that she has not scheduled any time for MPs to debate the issue next week, before they break for their summer recess on Wednesday.

It`s also been reported that Powell has instead scheduled consideration of amendments to the Bill for September 8, a week after MPs return from their summer break.

The Lords will still continue with its scheduled Third Reading of the Bill on Monday of next week, but that is now expected to be a brief debate, leaving more detailed consideration of the many amendments already suggested by Peers until the Bill returns to the Commons after the summer.

It`s likely that Royal Assent for the Bill will now happen before the Commons breaks up for yet another recess on September 16, when politicians head for their party conferences.

Latest data shows average possession times have reached 33.8 weeks, despite claims as rental market braces for Renters` Rights Bill impact

Wed, 27 Aug 2025 12:00:00 GMT

Being a landlord has never been more challenging. The latest figures reveal it now takes an average of 33.8 weeks – that`s more than eight months – for landlords to regain possession of a property through the courts. With the Renters` Rights Bill looming, designed to give tenants greater security, the reality is clear: the process is set to get even slower and more complicated.

For landlords in Poole, Upton and Hamworthy, this is a real concern. Imagine losing out on months of rental income, covering mortgage payments, and still footing the legal costs – it`s no wonder so many landlords are rethinking how to protect themselves.

Why Rent Protection Insurance is essential right now.....

This is where working with a letting agent who offers Rent Protection Insurance can make all the difference. At Lewis Dean Letting Agents, we`ve been helping landlords in the BH15 and BH16 areas for over 30 years, and we`ve seen how unpredictable the private rental sector can be.

Rent Protection Insurance acts as a safety net:

💷 Guarantees your rental income even if a tenant can`t (or won`t) pay

⚖️ Covers legal expenses if you need to take action

🕒 Ensures you`re not left waiting months without support while the courts drag on

With possession times now averaging 33.8 weeks – and likely to stretch further under the new legislation – having that peace of mind isn`t just sensible, it`s crucial.

Don`t go it alone.

Some landlords try to manage things themselves, but without the right cover, a single bad tenancy can wipe out years of rental profit. By choosing a local letting agent like us who provides comprehensive rent protection, you`re safeguarding your investment and removing a lot of sleepless nights.

At Lewis Dean Letting, our job isn`t just to find tenants – it`s to make sure you`re fully protected, compliant, and getting the best return from your property.

👉 If you`re a landlord in Poole or the surrounding areas and you`d like to know more about how Rent Protection Insurance works, or how the upcoming Renters` Rights Bill could affect you, get in touch with us today 01202 621900

Because in today`s rental market, the real question isn`t: `Is Rent Protection Insurance worth it?`
It`s: `Can you afford not to have it?`

A New Term for Landlords – Are You Ready?

Wed, 03 Sep 2025 12:00:00 GMT

September always feels like a fresh start, doesn`t it? Kids go back to school with shiny new bags, teachers armed with lesson plans, and everyone geared up for the year ahead.

And honestly, being a landlord right now is not too different.

The rental world is about to go through the biggest shake-up in decades with the Renters` Rights Bill – and just like school, the ones who plan ahead are the ones who do best.

What`s Changing?

Section 21 `no fault` evictions are going. A whole new tenancy type is on its way, and compliance is going to get tougher. Basically, landlords can`t just muddle through anymore – the rules are about to get stricter and more complicated.

On 8th September 2025, the Government is set to confirm the details in the House of Commons, and from then on the rental game changes.

Why Planning Ahead Matters -

Think of it like a student turning up to school without their books – they`re instantly behind. Landlords who don`t get ahead of these changes risk fines, stress, and potentially losing control of their investments.

Here`s what you`ll need to start thinking about:

Tenancy agreements & policies – everything will need updating to match the new law.

Training & knowledge – keeping up with the changes is going to be a job in itself.

Flexibility – as the government drip-feeds guidance, landlords will have to keep adapting.

Where DIY Landlords Might Struggle

We get it – a lot of landlords like to `do it themselves` to save a few quid. But when new rules hit, that approach can quickly become a headache. Miss a compliance update, send the wrong notice, or fail to keep the right paperwork, and suddenly you`re exposed.

That`s where a professional letting agent (Hi, that`s us at Lewis Dean) comes in.

We`ve got the systems, the training, and the experience to handle all this without it keeping you up at night.

Future-Proofing Your Rental Business.

At Lewis Dean Letting, we`re already preparing landlords in Poole, Upton and Hamworthy for what`s coming:

Compliance health checks – making sure your properties are watertight legally.

Bulletproof paperwork & records – so if you ever need to rely on Section 8 grounds, you`ve got evidence ready.

Clear landlord communication – keeping you updated so you`re never caught off guard.

This isn`t just about surviving the Renters` Rights Bill – it`s about setting your property up to thrive for years to come.

Don`t Let It All Get Too Much -

Just like the first day of term, the Renters` Rights Bill is going to feel daunting for many. But you don`t have to do it alone.

If you`re a local BH16 / BH15 / BH17 landlord and the thought of navigating all this makes your head spin, let us take it off your plate.

We`re here to make sure your Poole rental property runs smoothly, stays compliant, and keeps delivering strong returns – without you drowning in red tape.

📞 Give us a call on 01202 621900 or pop into our Upton office – we`ll get you ahead of the class.

#rentersrightbill #diylandlord #poolelandlord #rentinginpoole #propertymanagement

Renters` Rights Bill takes final steps after Minister rejects Lords` amendments

Tue, 09 Sep 2025 12:00:00 GMT

The controversial legislation, which will see the private rented sector entirely overhauled, sailed through its likely final debate ahead of becoming law.

In an article published today by Nigel Lewis of The Negotiator Magazine

Housing minister Matthew Pennycook rejected almost all of the non-Government amendments to his Renters` Rights Bill as the legislation went through its final but sparsely-attended debate in the Commons last night.

Pennycook justified this by saying landlords should not be given any chance, however small, to ‘abuse the system` and mistreat tenants or badly manage properties.

The minister, with new housing secretary Steve Reed at his side, said: `This Government was elected with a clear mandate to do what the Conservatives failed to do during the last Parliament – namely, to modernise the regulation of our country`s insecure and unjust private rented sector, and empower private renters by providing them with greater security rights and protections.

`Our Renters` Rights Bill does just that, and it needs to receive Royal Assent as quickly as possible so that England`s 11 million private renters can benefit from its provisions.`

Rejected
Some 20 key non-Government amendments to the Bill had been tabled by the Lords but as these have now been largely rejected en masse, it remains to be seen whether the Bill will now go through the ‘ping pong` process of returning to the Lords for these amendments to be modified or new ones suggested.

Given Labour`s large majority in the Commons, and the enthusiasm of its back bench MPs and Ministers to get the Bill to Royal Assent before the Labour conference next week, this looks unlikely, but possible.

Key measures
Therefore all of the key measures in the Bill stand without amendment including the abolishment of Section 21, introduction of the Decent Homes Standard, limits on rent increases and an end to bidding wars, the introduction of a new ombudsman for renters/landlords, a public database of properties and the abolishment of Assured Shorthold Tenancies.

Labour`s long-held belief that too many renters face insecurity of tenure was much repeated during the debate, although no mention was made of landlords and letting agents who face rogue tenants who deliberately fail to pay their rent, severely damage properties or behave anti-socially.

Pennycook also dismissed the argument, made by new Shadow Housing Secretary James Cleverly, that landlords need financial protection from damage caused by tenants` pet, covered by two Lords amendments.

One sought to reinstate the Government`s original proposal to allow landlords to ask for pet damage insurance to be taken out by tenants, the other for three weeks` rent taken as an additional deposit.

`We already have the delegated powers necessary, under the Tenant Fees Act 2019, to allow higher deposits for tenancies with pets, should evidence come forward to the contrary,` said Pennycook.

The other non-Government Lords amendments rejected included:

– Expanding the possession ground 4A to also apply to one-bedroom and two-bedroom properties let to students.

– Extending possession ground 5A to other types of agricultural workers, regardless of their employment status.

– Introducing a new possession ground 8A which would allow a landlord to seek possession of their property where it was needed to house a carer for the landlord or for a member of the landlord`s family.

– Reducing from 12 months to six months the restricted period during which landlords cannot relet their property. And exempting shared owners from the 12-month restriction.

– Enabling a primary authority to give assured advice to lettings agents on achieving compliance under the Tenant Fees Act 2019.

– Requiring local authorities to meet the criminal rather than civil standard of proof when imposing financial penalties for breaches of the rental discrimination and rental bidding requirements.

The Government also suggested and rubber-stamped its own amendments to the Bill including giving landlords three months to evict tenants as long as possession notices are served before the Bill becomes law; giving the Secretary of State powers to amend the Section 13 rent increase rules at a later date if a backlog of cases builds up in the courts; allowing landlords to keep rent in advance for existing tenancies once the legislation goes live; exempting PBSA accommodation from the Bill and allowing councils to enter properties to inspect conditions without prior notice.

Cleverly provided an impressive and reasoned take-down of many aspects of the Bill but said overall that: `It risks driving private landlords out of the sector, reducing the supply of private rented accommodation and pushing up rents for those in the private rented sector.

`Limiting the supply of such accommodation means limiting the options for tenants in the private rented sector and leaving them worse off.

`While I have no doubt that the Bill is full of good intentions, it is poorly though through and counterproductive.`

What happens next?
Assuming the Bill is not returned with further amendments by the Lords, it will then be sent to the King for Royal Assent, although secondary legislation will need to commenced for many of its provisions to be usable, although the introduction of a system of open-ended tenancies during which tenants need only give two months` notice at any time will go live immediately.

However, Pennycook has committed to providing ‘sufficient notice` and work closely with tenant and landlord organisations ahead of implementation.

The Government intends to launch an overarching communications campaign and provide a suite of guidance to help tenants and landlords prepare for commencement of the act.

If you are a landlord in Poole worried about the new legislation coming in please get in contact with us 01202 621900.

#poolelandlords #rentersrights

No date yet but clock is ticking on damp and mould crackdown

Thu, 11 Sep 2025 12:00:00 GMT

Poole landlords they could soon find themselves breaking the law if they fail to act swiftly on damp and mould.

Awaab`s Law, which is included in the Renter` Rights Bill and is expected to become law before the end of the year, will place a legal duty on PRS landlords to investigate and fix damp and mould hazards within strict time scales — including repairing emergency hazards within 24 hours.

Many landlords we have spoken to remain unaware of these imminent obligations.

`Awaab`s Law, is set to be possible one of the most impactful pieces of legislation on housing in recent years.

`It was introduced to tackle the growing epidemic of damp and mould and the serious health risks associated with untreated cases. But there are worrying signs that many landlords still don`t realise how quickly they will need to act.`

The key requirements under Awaab`s Law include:

Dangerous damp and mould must be investigated and repaired within set timescales.
Emergency hazards must be made safe within 24 hours.
Temporary accommodation may need to be provided for tenants if repairs require them to leave their home.
Tenants will have the right to take landlords to court if they fail to comply.

Prevention is the best strategy: `Landlords should be carrying out proactive property inspections and regular maintenance to prevent issues from escalating. Preparation is essential if landlords are to avoid legal consequences or a sudden rush for repairs.`

He added that while Awaab`s Law currently applies only to social housing, the Government has already announced plans to extend it to the private rented sector through the forthcoming Renter`s Rights Bill but no date for implementation has yet been put forward.

`Tenants now have greater power to hold landlords accountable. But this also means tenants need to report damp and mould issues accurately and promptly, so effective and lasting solutions can be provided,` he added.

The Renters Rights Bill on hold… Again!

Tue, 16 Sep 2025 12:00:00 GMT

Hi, Sarah here 👋
Just when we thought things might start moving with the Renter`s Rights Bill, Parliament has pressed pause once more. MPs have barely returned from their summer holidays, and now they`re off again for the party conference break.

Here`s the timeline:

The House of Commons wrapped up business on 16th September 2025 and won`t be back until 13th October.
2025
The House of Lords follows suit, from 19th September to 13th October 2025.

What does this mean?
Well, the Bill can`t move forward until both the Commons and the Lords have agreed on the final version. Only then can it become law (after Royal Assent).

But with these breaks, everything is on hold — again.

So for now, landlords in Poole and tenants are left waiting… watching… and wondering what the final shape of the new rental rules will actually look like.

Don`t worry though — as soon as anything concrete happens, Shaun and I will keep you posted.

In the meantime, if you`ve got questions about what the Bill could mean for you as a Poole landlord, just give us a shout. We`re here to help you stay one step ahead.

— Sarah

#poolelettingagent #rentersrightbill #landlordtips #uptonlettingagent

Life After Section 21: Why Poole Landlords Shouldn`t Panic (and Why Good Agents Matter More Than Ever)

Thu, 25 Sep 2025 12:00:00 GMT

If you have been a landlord for a while, you will have heard the whispers – Section 21 is on its way out. Some people are calling it the end of the private rental sector as we know it. Honestly? I don`t agree. This isn`t the death of renting in Poole – it`s just the next chapter. And if anything, it`s the moment for agents like us to show exactly what we`re here for.

For years, Section 21 has been a bit of a safety net. Not perfect, but simple. If you needed to regain possession after a tenancy, it was the straightforward route.

From 2025, that`s gone. All new tenancies will be open-ended, and landlords will only be able to seek possession through Section 8 grounds – things like rent arrears, anti-social behaviour, or if you need to sell up.

So yes, I get it – a lot of landlords are feeling nervous. Some even worry it`s time to throw in the towel. Section 21 was that bit of reassurance, especially for those with just one property. Without it, some are already thinking of selling up.

But here`s the thing: you can still get possession of your property. The Section 8 process has been widened and made clearer. What changes is how watertight your paperwork, evidence and tenancy management need to be. That`s where a good agent really earns their keep.

Because let`s be honest, Section 21 was never meant to be a `quick fix` for poor management. Too often, it was used when tenants were in arrears, or when communication had broken down.

Now, the spotlight is firmly on proper management – inspections, arrears procedures, clear communication – the things we`ve always done as standard.

And here`s the good news: landlords who stick with it are usually the ones who treat their rental as a business, and who expect their agents to be on the ball. That`s no bad thing! In fact, the sector will probably become more professional, which protects both landlords and tenants in the long run.

We`ve all seen big changes before – licensing, tax shifts, extra compliance hoops to jump through. Each time, the best landlords and agents adapted and carried on. This will be no different.

So my advice? Don`t panic. The rules are changing, but with the right advice and an experienced local agent ( hello, that`s us!) by your side, you can still protect your investment, keep good tenants happy, and navigate these changes with confidence.

Change always feels bigger than it is – but trust me, this isn`t the end of the world. It`s just the start of a new way of doing things, and in Poole, we`re ready for it.

#bringiton #newrules #poolelandlords #landlords #renting #2025 #hamworthy #creekmoor #upton #lytchett

🌙 Landlords in Upton & Hamworthy – are rising costs and endless regulations keeping you up at night?

Thu, 25 Sep 2025 12:00:00 GMT

We get it. Being a landlord in Poole right now isn`t easy. Mortgage rates, maintenance bills, and insurance premiums are climbing higher than ever. Add in constant regulation changes—from electrical safety to licensing—and it feels like a full-time job just staying compliant. And let`s not even mention the 2am calls about broken boilers or late rent payments that disrupt your peace of mind.

Here`s the good news: you don`t have to manage it all alone. At Lewis Dean Lettings, we`ve been looking after landlords in Poole for over 30 years. We know the Upton and Hamworthy market inside out—where average rents have grown nearly 12% year-on-year, showing strong demand and reliable tenants. Our role is simple: protect your investment, handle the headaches, and make sure your property stays compliant while you stay stress-free.

✨ Imagine predictable rent, 24/7 support for emergencies, and someone else dealing with the regulations so you don`t have to. That`s what we do.

👉 Ready to take the pressure off your shoulders?

Send us a message today or call 01202 621900 and let`s talk about how we can manage your property with confidence.

#PooleLandlords #UptonLettings #HamworthyHomes #PropertyManagementPoole #landlordcompliance #rentersrightsbill #landlordhelp

What exactly is Royal Assent?

Thu, 25 Sep 2025 12:00:00 GMT

Renters` Rights Bill: October date for Lords
The Renters` Rights Bill will return to the House of Lords on 14th October – the next step towards Royal Assent, when it will move into law.

The Bill is in the final stage of Parliamentary scrutiny, what is commonly known as `ping-pong`, with discussion bouncing between the Commons and the Lords as MPs and Peers cross the ‘i`s and cross the ‘t`s when it comes to the finer detail of the new rules.

Ping pong began on 8th September in the Commons. However changes agreed there still have to be approved by the House of Lords.

While today`s announcement means that we know Royal Assent will take place sometime after 14th October, the exact timings depend on whether the Lords decide to send the Bill back to the House of Commons for further consideration, if they are unhappy with any of the decisions.

What exactly is Royal Assent?
Many of you may have heard the term `Royal Assent` used in media coverage and commentary, but what does it actually mean?

In simple terms Royal Assent is when a Bill, approved by Parliament, is signed into law by the Monarch.

It is, however, crucial to know that just because a Bill has been signed into law, it doesn`t mean that all its provisions come into force immediately.

In the case of the Renters` Rights Bill, implementation will actually take place in a series of stages.

This means that, while you should be preparing for the Bill to take effect, we are expecting some kind of transition period after Royal Assent before you will need to comply with the new rules.

Some elements - such as the abolition of fixed terms and Section 21 repossessions - will be introduced sooner than others, for example the new Decent Homes Standard and private rented sector database.

The next question, of course, is how long will this transition period be? The Government has remained tight-lipped on the timetable for change.

If you are a landlord in Poole and are worried about the changes that are coming, do get in touch, we are hear to help.... 01202 621900

#rentersrightbill #landlordnews #poolelandlords

Condensation and Mould: Why Poole Landlords Can`t Afford to Ignore Awaab`s Law

Wed, 08 Oct 2025 12:00:00 GMT

If you`re a landlord, you`ve probably had a moan (or ten) about condensation and mould. It`s that time of year again — mornings are colder, windows steam up, and before long you`re getting photos of black spots creeping up the corners of bedroom walls.

But this winter, it`s not just a nuisance.
With Awaab`s Law on its way to the private rented sector, it`s about to become a serious legal issue.

So what is Awaab`s Law?

Awaab`s Law came about after the heartbreaking death of a two-year-old boy, Awaab Ishak, who lived in a mould-infested flat in Rochdale.

The new law, which already applies to social housing, makes landlords legally responsible for preventing damp and mould — and for fixing problems quickly.

For private landlords, this means that once the Renters` Rights Act and the new Decent Homes Standard come into play, the same rules will apply. You`ll need to investigate mould issues within 14 days, fix emergencies within 24 hours, and complete repairs within strict time limits.

In short: doing nothing is no longer an option.

`But isn`t condensation just a tenant lifestyle thing?`

That used to be the standard answer — tenants not opening windows, drying washing indoors, cooking with no lids, etc.

However, under the new rules, the responsibility sits with the landlord. Even if the tenant contributes to the problem, you`ll still need to show you`ve done everything possible to prevent and fix it.

The reality is, condensation and mould are often a mix of property condition and lifestyle habits. But now it`s the property owner who`ll face the fines, claims, and enforcement notices if it`s not sorted.

What actually causes condensation?

It`s simple science: warm, moist air hits a cold surface and turns into water droplets. You`ll see it on windows and mirrors, but it also seeps into walls, ceilings, clothes, and furniture. Leave it long enough, and it turns into black mould — which looks awful, smells musty, damages plaster and paint, and is terrible for health.

Mould is classed as a category 1 health hazard, meaning it`s in the same league as asbestos or faulty electrics when it comes to risk. It`s linked to asthma, respiratory problems, and other long-term issues. That`s why environmental health officers now treat it so seriously.

What Poole landlords can do to stay compliant.

You can`t control whether your tenant dries their socks on the radiator, but you can make sure your property is well-prepared for winter. Here`s where to start:

Ventilation – Make sure extractor fans in kitchens and bathrooms actually work (and haven`t been switched off at the isolator).
Trickle vents in windows, cooker hoods that vent outside, and even simple reminders to `crack a window` can make a difference.

Heating & Insulation – A property that stays warmer is less likely to have condensation. Check your insulation, service your boiler, and make sure the heating system is efficient and affordable to run.

Tenant Education – Leave a simple one-page guide explaining what causes condensation and what tenants can do to help (like wiping down windows or using extractor fans). It shows you`ve done your part — and that`s vital if any disputes ever arise.

Regular Inspections – Keep a record of visits, take photos, and respond promptly to any early signs of damp. If you`ve shown due diligence, you`re in a much stronger position legally.

A note on new technology (without the sales pitch!)

There are some clever gadgets out there now that can make life easier. Systems like Vent-Axia Revive 7 and Switchee are designed to monitor humidity levels and boost ventilation automatically. They`re used a lot in social housing, but now private landlords can get them too.

You don`t have to install these, but they do help prevent issues before they start — and they can give you useful data if a tenant ever raises a complaint. Think of them as a `peace of mind` option rather than a must-have.

The cost of ignoring the problem

Some landlords will still think, `It`s not that bad — just a bit of mould.` But the legal and financial risks are real.

Once Awaab`s Law applies to the private sector, ignoring damp and mould won`t just mean a slap on the wrist. You could face:

Enforcement action from the council

Claims under the Homes (Fitness for Human Habitation) Act

Potential fines and repair orders.

Damage to your reputation as a landlord.

The bottom line? It`s better to spend a bit now on prevention than a lot later on legal costs, repairs, and complaints.

In summary

Awaab`s Law is a big shift — it`s about accountability, safety, and making sure tenants live in healthy homes. But it doesn`t`t have to be scary (especially if you are using a good letting agent ie us).

With good communication, regular checks, and a bit of forward planning, you can protect both your tenants and your investment. And if you`re proactive now, you`ll avoid a world of stress later.

So, next time you notice a bit of black mould in the corner of a property — don`t shrug it off. Sort it early, document everything, and stay one step ahead of the new rules.

#landlordsinpoole #uptonlandlords #hamworthylandlords

The Renters` Rights Bill is almost here – here`s the latest update from us at Lewis Dean 👇

Wed, 22 Oct 2025 12:00:00 GMT

Renters` Rights Bill – One Step Away from Becoming Law -

Big news from Westminster this week — the Renters` Rights Bill is back in the House of Commons for what looks like its final round before becoming law.

After a bit of political back-and-forth (what they call the `ping pong` stage, where the Lords and Commons swap the bill to iron out any disagreements), MPs are now expected to give it the final thumbs-up.

Although the Lords tried to make a few extra tweaks, the government has made it clear that no major changes will be added at this point. So, what we`ve got now is pretty much the finished version.

Once it passes this last hurdle, it`ll head off for Royal Assent – the final, formal step that makes it official law. That`s expected to happen within the next few weeks.

Nathan Emerson, CEO of Propertymark, summed it up perfectly:

`The debate taking place in parliament signals how close we are to meaningful legislative change. Agents must act now to ensure they understand what`s coming and how to manage both compliance and client expectations".

In other words – things are changing fast, and we`re making sure we`re fully prepared so our landlords and tenants in Poole stay one step ahead.

👉 Stay tuned – we`ll break down exactly what the new Renters` Rights Bill means for local Poole landlords and tenants as soon as it`s confirmed.

Millennials Take the Lead as a New Generation of Poole Landlord

Fri, 24 Oct 2025 12:00:00 GMT

It seems the next generation of property investors is well and truly stepping up!

Recent figures show that millennials – those aged roughly 29 to 44 – now make up around half of all new landlords setting up buy-to-let companies.

That`s a huge jump compared with a few years ago, with the number of new limited companies being created for buy-to-let purposes expected to more than double since 2020.
In other words, younger landlords are entering the market with confidence and a more business-minded approach than ever before.

Why the shift?

There`s been a steady move towards landlords running their rentals through limited companies, rather than holding them personally. The main reason is tax: company profits are subject to corporation tax (currently between 19% and 25%), rather than the higher rates of income tax (40% or 45%) that affect many individual landlords.

Before 2017, landlords could offset their mortgage interest payments from rental income to reduce their tax bill, but when that option was phased out, many started looking for smarter ways to make their numbers stack up – and forming a limited company became the go-to route.

Where are these new landlords investing?

Interestingly, the North of England and parts of Scotland are leading the charge when it comes to buy-to-let investment. Lower stamp duty costs, more affordable property prices, and stronger rental yields are all major attractions.

Cities such as Sunderland, Aberdeen and Burnley are currently topping the charts with average gross yields of over 8%, and in some areas of the North East, more than a quarter of homes sold recently went to landlords.

In contrast, parts of London and the South have seen a real slowdown in landlord activity – only around a third of investor purchases now happen in these regions, down from half less than a decade ago.

A new type of landlord

Another fascinating trend is how younger generations are overtaking Baby Boomers when it comes to setting up new portfolios. Gen Z (those in their 20s) are beginning to make their presence felt too. Many are taking a fresh, digitally savvy approach – using tech to manage properties, track performance, and connect with tenants more easily.

Older landlords, meanwhile, are increasingly focused on estate planning and winding down portfolios, creating room for this new wave of investors to step in.

What it means for the rental market

The message is clear: the rental market isn`t shrinking – it`s evolving. A new, younger breed of landlord is building wealth through property, often taking a more professional and long-term approach.

Despite higher mortgage rates and tighter regulations, property remains one of the most trusted and stable ways to invest in the UK, especially when managed well and set up properly from the start.

Thinking about becoming a landlord?

If you`re considering starting or expanding your own buy-to-let portfolio, Lewis Dean Letting can help you every step of the way – from setting up your first rental to finding great long-term tenants and achieving strong returns.

We`ve been helping local landlords across Poole and the surrounding areas for over 30 years, so whether you`re a first-time investor or just looking to modernise your approach, we`d love to chat.

👉 Visit www.lewisdean.co.uk
or pop in for a friendly, no-obligation chat.

Renters` Rights Act Explained — What Poole Landlords Really Need to Know!

Thu, 30 Oct 2025 12:00:00 GMT

Big news, Poole landlords! The Renters` Rights Bill has now officially become the Renters` Rights Act after receiving Royal Assent — which means the biggest shake-up in renting for over 30 years is officially here.

So, what does this mean for you, especially if you`re one of our many self-managing landlords around BH15 and BH16?
Don`t panic — grab a cuppa, because we`ve broken it all down in plain English (no legal jargon, promise).

What`s changing under the Renters` Rights Act?

Here`s a quick overview of what`s coming your way:

🏠 Goodbye Section 21 `No-Fault` Evictions -

Landlords can no longer simply serve notice without a reason. From now on, you`ll need an approved legal ground (such as rent arrears, antisocial behaviour, selling, or moving back in).

For many good landlords, this won`t be a huge issue — but it`s more important than ever to stay organised, document everything, and know your rights.

⏳ End of Fixed-Term Tenancies

- All tenancies will become rolling (periodic). That means there`s no set end date — the tenancy just continues until either side gives notice.

This change is designed to give tenants stability, but it does mean landlords will have to adapt how they plan things — especially if you`re managing your own lets.

💷 Rent Increases — Once a Year, and Fair

Rent can only be increased once per year, and it must reflect the current market rate. Tenants can even challenge unfair rent rises through a tribunal.

So, make sure your property is in great condition and well-presented — that`s how you justify top market rent. (And if you need help setting the right rent for BH15 or BH16, you know where we are 😉.)

🐾 Pet-Friendly Rules -

Tenants can now request a pet, and landlords can`t unreasonably refuse. You can still ask for pet insurance to cover any potential mishaps (a win-win, really).

In short, expect more wagging tails and fewer `sorry, no pets` listings.

💻 New Landlord Database & Ombudsman -

All landlords will need to register on a national database, and there`ll be a new Private Rented Sector Ombudsman offering fair, binding resolutions for tenant complaints.

If you`re doing it all yourself, make sure you`re registered — because if you`re not, you could lose your right to use certain possession grounds.

🚫 No More Rental Bidding Wars

- Landlords can no longer accept offers above the advertised rent. The asking rent is the ceiling, full stop.

This should make things fairer, but it also means your marketing and rent setting need to be spot on from the start. (We`re experts at that bit, by the way.)

🧱 Property Standards & Awaab`s Law -

The Decent Homes Standard now applies to the private rented sector. Homes must be safe, good quality, and free from hazards like damp or mould.

This isn`t just a `nice to have` anymore — it`s law. Landlords must act quickly if a property becomes unsafe or unhealthy.

⚖️ Stronger Council Powers & Fines

- Local councils can now fine non-compliant landlords up to £7,000 for breaches — or up to £40,000 for serious or repeated offences.

So if you`re a self-managing landlord in Poole, now`s the time to double-check your paperwork and property condition.

When Will It All Come Into Force?

The Act has passed, but the government still needs to confirm when each part will start. Expect a phased rollout — so now`s the perfect time to get ahead and make sure your rental business is ready.

What About Existing Tenancies?

Yes — the plan is for these new rules to apply to all tenancies, not just new ones. So, whether your tenants have been in place for six months or six years, the new rules will eventually cover everyone.

What This Means for Self-Managing Landlords in Poole -

In short — things are getting stricter.
There`ll be more paperwork, more regulation, and more responsibility. But there`s also opportunity: the good, organised landlords will stand out even more.

If you`re self-managing, this might be the perfect time to get some professional backup.
At Lewis Dean Lettings, we help landlords:

Keep compliant with all new legislation (without the headache)

Set top market rents that attract quality tenants

. Find reliable long-term renters (who actually pay on time!)

Handle all the admin, inspections, and notices properly

. We`ve been doing this for over 30 years in Poole, Upton and the BH15/BH16 area — long before the phrase `Renters` Rights Act` was even invented.

Want to Stay Ahead of the Changes?

If you`re not sure where to start, let`s have a quick chat. We can run a free review of your tenancy agreements and property standards to make sure you`re ready for the new law.

📞 Call us today on 01202 621900 or pop us a message through www.lewisdean.co.uk
.
Let`s make sure you`re not just compliant — but confident, profitable, and proud of the rental homes you offer.

#LewisDeanLettings #PooleLandlords #RentersRightsAct #BH15 #BH16 #LettingsExperts #SelfManagingLandlords #TopRentsPoole

What Will Happen to Assured Shorthold Tenancies (ASTs) for Poole Rental Properties Under the Renters` Rights Act?

Mon, 12 Jan 2026 12:00:00 GMT

If you`re a landlord in Poole, you`ve probably heard plenty of noise about the Renters` Rights Act — but one change in particular is catching a lot of landlords off guard: the end of fixed-term assured shorthold tenancies (ASTs) as we know them.

Let`s break it down simply, without the legal waffle.

Fixed-term ASTs are going… overnight

When the Renters` Rights Act comes into force, all fixed-term ASTs will automatically convert to periodic (rolling) tenancies.

That includes:

Existing tenancies a
And even new fixed-term tenancies signed before the Act starts

So, for example:
If you sign a three-year tenancy in April 2026, and the Act begins on 1 May 2026, that tenancy would instantly lose its fixed term and become a periodic tenancy from day one of the new law.

No choice. No opt-out. No `grandfathering` of older agreements.

Why is the government doing this?

The government says the change is designed to:

Increase tenant security

Allow tenants to challenge poor conditions

Remove fear of retaliatory eviction.

In theory, it`s about improving standards across the private rented sector.

But here`s the twist… tenants actually like fixed terms.

Interestingly, industry data tells a slightly different story.

Research from Goodlord shows that:

52% of tenants prefer fixed-term, renewable agreements

. Only 30% prefer rolling, open-ended tenancies.

In practice, many tenants value:

Certainty over rent.

Stability for families and schools.

Knowing they won`t be asked to move unexpectedly

. Which means this change could create new challenges for landlords and tenants alike if not managed properly.

What does this mean for Poole landlords?

In real terms, landlords will need to:

Rethink how they structure tenancies.

Understand new notice rules and grounds for possession

. Ensure rent reviews and property standards are watertight
.
Communicate clearly with tenants to maintain long-term stability.

This is exactly where good local letting agents will make the difference.

Why having the right letting agent matters more than ever

. With fixed terms disappearing, landlords won`t be able to rely on `wait until the end of the tenancy` strategies anymore. Ongoing management, compliance, and relationship-building will be key.

At Lewis Dean Letting, we`re already:

Preparing Poole landlords for the switch to periodic tenancies.

Updating documentation and processes ahead of time.

Advising on how to keep tenancies stable and profitable under the new rules
.
Acting as a buffer between landlords and tenants when legislation gets messy

Our advice? Don`t wait until the law lands.

The biggest risk we`re seeing is landlords doing nothing and hoping it`ll all `settle down`.

It won`t.

The landlords who come out strongest will be the ones who:

Understand the changes early
. Adjust their strategy now

. Have a pro active, compliant letting agent in their corner.

If you`re a landlord in Poole and want to know how the Renters` Rights Act will affect your property specifically, we`re always happy to have a no-pressure chat.

Sometimes, a 10-minute conversation now can save months of stress later...... 01202 621900

The Tenant Fees Act introduced strict rules around how landlords retain and return holding deposits.

Mon, 12 Jan 2026 12:00:00 GMT

What are your obligations regarding holding deposits?
As a Poole landlord accepting a holding deposit is not just about taking the property off the market. From that moment, you`re taking on legal responsibilities designed to protect the tenant and ensure fair play.

To stay compliant and avoid disputes, you should clearly spell out, ideally in writing, what the applicant is agreeing to. That includes:

Deposit details - State the exact amount being paid and the basis for its calculation. By law, the holding deposit is capped at one week`s rent. Is it a flat fee or a percentage of the rent? Make it easy to understand.
Retention scenarios - Explain the specific situations where you`re legally allowed to keep the deposit, such as if the tenant backs out or provides false information.
Refund criteria - Outline the conditions under which the deposit will be returned, and when the refund will be issued.
Tenancy timeline - Include the intended move-in date and the agreed rent amount, so there`s no ambiguity.
Pre-tenancy steps - Let the tenant know what`s expected before the tenancy begins, whether it`s passing a reference check, providing a guarantor, signing paperwork, or anything else.

While a formal holding deposit agreement isn`t mandatory, it`s strongly recommended. It protects both sides and gives you something to fall back on.

When can you retain an applicant`s holding deposit?
Under the Tenant Fees Act, holding deposits must be refunded. But there are four tightly defined exceptions where you`re legally allowed to keep the money. Here`s what you need to know:

1 - If the tenant withdraws
If the applicant changes their mind and pulls out before signing the tenancy agreement, you`re entitled to retain the deposit. If you`ve lost valuable time, the law recognises and supports that.

2 - If the tenant fails the right to rent check
You`re legally required to confirm that the tenant has the right to rent in the UK. If they don`t pass this check, you can`t proceed with the tenancy, and you`re within your rights to keep the deposit. This is because if the tenant doesn`t meet immigration requirements, the tenancy can`t legally go ahead.

3 - If the tenant provides false or misleading information
If the tenant gives you inaccurate details that affect your decision to let, such as overstating their income or hiding adverse credit, you can retain the deposit.

For instance, if they claim to earn £40,000 but referencing reveals it`s closer to £20,000, that`s a material misrepresentation.

4 - If the tenant doesn`t take reasonable steps to proceed
Tenants are expected to cooperate with the application process. If they drag their feet, ignore emails, fail to provide ID, or don`t sign the agreement within the 15-day deadline, you may retain the deposit. The key phrase here is `reasonable steps.` If you`ve chased them and they`ve gone silent, you`re not obliged to wait forever.

In every case, you must be able to justify your decision. That means keeping written evidence such as emails, referencing reports, signed forms, and timelines.

When should you refund an applicant`s holding deposit?
Not every application ends in a signed tenancy, and when it doesn`t, you need to know exactly when the holding deposit must be returned to the tenant. Here are the key scenarios where a refund is required:

1 - You decide not to proceed
If you choose not to move forward with the tenancy, whether it`s due to a change of heart or a better-suited applicant, the holding deposit must be returned in full.

It`s important to note that even if referencing hasn`t started, once the deposit is taken, the commitment begins, and backing out means giving the money back.

2 - The tenancy agreement is signed
Once the tenancy is agreed and signed, the holding deposit no longer serves its original purpose. At this point, it should either be refunded or used towards the first rent payment or security (tenancy) deposit.

3 - The deadline for the tenancy agreement passes
Once you take a holding deposit, you`ve got 15 calendar days to wrap up the tenancy agreement. Should you need more time, the 15-day limit can be extended in writing.

For instance, if the tenant has done everything they were asked to and are ready to sign, but you delay or don`t finalise the agreement in time, you must refund the deposit in full.

4 - No agreement is reached, and it`s not the tenant`s fault
Sometimes, despite best efforts, the tenancy doesn`t go ahead. Maybe the rent amount couldn`t be agreed upon, or the move-in date didn`t work. If the tenant has acted reasonably and none of the legal grounds for retention apply (e.g. withdrawal or providing false info), the deposit must be returned.

What are the consequences of not refunding the holding deposit?
Once a tenant pays the holding deposit, you`re legally bound to either move forward with the tenancy or return the money promptly. You get seven calendar days to refund the deposit after one of these happens:

You decide not to let the property
The tenancy agreement isn`t signed by the deadline
The tenant signs the agreement
If you fail to refund the deposit when required, the tenant can escalate the issue to the local authority. That could lead to financial penalties of up to £5,000 for a first offence, and up to £30,000 if it happens again.

Beyond the fines, you may even face civil claims, plus there`s reputational damage to consider. The government lists past decisions here. This means that if you lose, potential tenants can easily look it up and become hesitant to rent from you.

In short, to avoid dispute or tenancy issues, you need to be confident that the information your applicants provide during tenant referencing is accurate and verifiable.

How can you ensure your applicants provide accurate information?
It`s important to get accurate information when referencing a tenant.

Can financial checks affect a holding deposit?
A landlord should ensure they know the `suitability requirements before taking a holding deposit`. This includes how much an applicant earns as their basic income.

As part of the referencing process, a prospective tenant will undergo a financial check to determine if they can reliably pay their rent on time. The applicant can decide whether this is done through Open Banking or by sending bank statements.

It is important for all landlords in Poole to ask the appropriate questions during the referencing process. If a landlord does not like the prospective applicant`s references and wishes to withdraw from the agreement, they must return the holding deposit.

If the tenant has admitted to a poor credit history, landlords or letting agents should `consider whether additional financial assurances would be appropriate`, but they can`t withdraw their application and keep the holding deposit.

How can you check if the information the tenant has provided is misleading?
A consistent referencing application is important proof to check whether the prospective tenant has provided false or misleading information. If a landlord believes that an applicant has lied on their application, they can retain the holding deposit.

An application form that`s consistent with the agreed referencing criteria will be important proof if a tenant provides you with false or misleading information, as a landlord you must be able to prove the applicant has actively lied to retain the holding deposit.

A landlord can keep a prospective tenant`s holding deposit if they provide misleading or incorrect information `which reasonably affects [their] decision to let the property`, and ultimately questions whether the applicant will be a suitable tenant.

If as a Poole Landlord you are worried about taking / holding / administering deposit then you need a letting agent, we have the systems and processes in place to deal with this for you.

Call on 01202 621900 for a free informal chat

‘Act now` Poole landlords warned ahead of new digital tax rules coming into force

Tue, 10 Feb 2026 12:00:00 GMT

Landlords are being warned to ‘act now` and get ready for new digital tax rules set to apply in less than two months.

HMRC has issued a reminder to 864,000 landlords and sole traders that they need to start using new tax reporting arrangements in April.

Property owners earning income from rent above £50,000 need to prepare for the Making Tax Digital (MTD) system, which requires updates every three months.

Many Poole landlords are not ready for the new rules.

HMRC says landlords need to use recognised software to provide quarterly updates on their income, further rules affecting any self-employed worker earning £30,000 are due to come into force next year and £20,000 in 2028.

Tax returns are still required each January, HMRC says, as the new requirements are ‘light touch updates`.

With two months to go until MTD for Income Tax launches, now is the time to act.

A range of software is available and the system is straightforward and helps reduce errors. Thousands of volunteers have already used it successfully.

This will make it easier for sole traders and landlords to stay on top of their tax affairs, and help ensure everyone pays the right amount of tax.

Penalties
Penalty points will be given for each late submission, with a £200 penalty only applied once four points are reached. This means occasional slip-ups won`t result in immediate fines.

But the Government says that customers joining MTD in April 2026 will not receive penalty points for late quarterly updates, for the first 12 months.

Section 21 is ending. Are you ready Poole Landlords?

Fri, 27 Feb 2026 12:00:00 GMT

Section 21 is ending.

For self-managing landlords in Poole, BH15 and BH16, the Renters` Rights Act 2026 is the biggest regulatory shift in decades.

Possession will rely on Section 8.
Ombudsman registration becomes mandatory.
The PRS database goes live.

In 2026, managing alone is no longer the low-risk option.

We`re hosting a live online webinar to explain:

✔ What changes immediately

✔ Where landlords are most exposed

✔ How to protect your position

✔ Whether professional management now makes sense

If you own a rental property in Poole, this session could save you significant stress — and potentially thousands in mistakes.

👉 Register here: Copy this into your browser
https://live.zoho.eu/bpit-lez-vce

11 MARCH 2026 @ 6PM

Protecting Poole landlords properly.

Are Rents Starting to Level Off? What Poole Landlords Need to Know

Thu, 05 Mar 2026 12:00:00 GMT

Recent figures from the HomeLet Rental Index suggest that rental growth across the UK is beginning to stabilise after several years of strong increases.

According to the latest data, the average UK rent in February 2026 was £1,301, a slight dip of 0.1% from January, when the average stood at £1,302. While this is a very small month-to-month change, it does suggest that the rapid rent rises seen over the last few years are starting to slow.

Year-on-year, rents are still higher.
The average UK rent in February 2025 was £1,275, meaning rents have increased around 2.0% over the past 12 months.

What`s Happening Outside London

When London is removed from the figures, the picture becomes even clearer.

Across the rest of the UK, the average rent is now £1,120, which is £2 higher than last month and 1.8% higher than a year ago, according to HomeLet.

Meanwhile in London, rents have actually fallen for the fourth consecutive month, dropping to £2,067, which is 0.5% lower than January.

This means the overall national figures are being balanced out by a mixture of small increases and small decreases across different regions.

What This Means for the Rental Market

Carrie Alliston of HomeLet and Let Alliance explains that the rental market isn`t necessarily declining — it`s simply changing pace.

She notes that the slowdown isn`t primarily about falling rents, but rather about properties taking slightly longer to let than they did during the peak demand period.

Another important indicator is affordability. HomeLet reports that the average proportion of income spent on rent is now 30.9%, which has only increased by 0.1% since November.

This suggests that tenants are becoming more cautious about affordability and long-term sustainability when choosing a property.

What Poole Landlords Should Be Watching

Here in Poole and the BH15 / BH16 area, we`re still seeing strong demand for good quality rental homes, particularly family houses and well-presented flats in desirable locations.

However, the national trend reflects something we`re also seeing locally:

Properties are still letting, but not always as quickly as they did during the post-pandemic surge

Correct pricing is becoming more important than simply pushing rents higher.

Well-presented homes with realistic rents attract the strongest tenant demand

. With the Renters` Rights Act approaching, stability in the rental market is likely to become even more important for landlords.

The focus is increasingly shifting towards:

securing reliable long-term tenants

ensuring properties are compliant

and setting sustainable rents that tenants can comfortably afford

.

My Advice for Poole Landlords

From what we`re seeing locally, the landlords who continue to perform well in the current market are those who focus on long-term stability rather than chasing short-term rent spikes.

A well-priced property, presented properly and marketed professionally, will still attract strong tenant demand in Poole.

If you`re a landlord in Poole and would like an up-to-date rental valuation or advice on positioning your property in the current market, feel free to get in touch with us at Lewis Dean Letting Agents.

Poole landlords seek insurance ahead of Renters` Rights Act

Wed, 11 Mar 2026 12:00:00 GMT

Landlords in Poole are increasingly turning to rental insurance ahead of the Renters` Rights Act coming into effect in May, new data shows.

Analysis from Goodlord, a UK lettings tech platform offering services including Rent Protection Insurance, found a 41% rise in demand for rental insurance products between September and December 2025. The surge followed the Renters` Rights Bill receiving Royal Assent on 27 October, after years of debate in Parliament.

`The passing of the Bill into law really focused minds across the sector,` said Oli Sherlock, managing director of insurance at Goodlord. `There had been so many false starts over the years, it took Royal Assent for lots of agents to truly step up their preparations. We saw an absolute explosion in rent protection demand as soon as the Bill cleared the final stages; it was like a massive alarm had sounded across the market.`
A recent survey of 234 letting agents and landlords conducted by Goodlord found that 76% said the Renters` Rights Act had increased their likelihood of taking out insurance. Eleven percent said their position was unchanged, while 1% said they were less likely to take out insurance as a result of the Act.

The Act, which comes into effect on 1 May, introduces a range of new rules for the private rented sector. These include the abolition of so-called ‘no fault` evictions (Section 8), meaning landlords must follow a more complex process to regain possession of a property (via a Section 13 notice).

Tenants will also be able to formally challenge rent increases, and agents can no longer request more than one month`s rent in advance, which becomes due on the first day of the tenancy.

Industry professionals have raised concerns about potential delays in eviction proceedings, longer rental disputes, and last-minute tenancy cancellations.

Rental Protection Insurance typically covers agents and their landlords in the event that tenants miss or withhold rental payments, as well as additional outlays such as legal costs and property damage.

`The Act is bringing in a lot of change and the market is recalibrating accordingly,` adds Sherlock. `Lots of the major causes of concern – whether that`s around court back-logs, gazundering, or disappearing tenants – may not come to pass in the volumes some predict, but agents and their landlords clearly don`t want to take any chances at a time of such market uncertainty.`

`Many landlords believe their property is compliant, but when we carry out compliance reviews we often find small issues that could cause problems later.

A missing document or incorrect notice might not seem important today, but it can become a serious issue if a dispute arises.

That`s why we are offering Poole landlords a free compliance review, where we look at your tenancy setup and highlight any potential risks before the new legislation comes into force.`

Call us on 01202 621900

Article from PropertyIndustryeye by Marc DaSilva

#poolelandlords #poolelettingagent #lettingagentinpoole #uptonlettingagent #hamworthyletting #renterrights #rentprotection

Sanctions checks: what Poole landlords need to know

Wed, 11 Mar 2026 12:00:00 GMT

Many landlords are surprised when a letting agent suddenly asks for identification, ownership documents or extra compliance information. It can feel like yet another piece of administration being added to the process.

In reality, these requests are not coming from agents making up new rules. They are the result of a legal change that has quietly moved financial sanctions checks into the centre of the lettings process.

Since 14th May 2025, letting agents have been formally brought into the UK`s financial sanctions reporting regime. This means agents are now legally required to check landlords, tenants and guarantors against the UK sanctions list and take action if any concerns arise.

Unlike some regulations, there is no rental value threshold and no exemption for smaller or informal arrangements. The rules apply to every tenancy.

Sanctions Checks vs Anti-Money Laundering

Many landlords assume these checks are part of Anti-Money Laundering (AML) requirements, but they are actually separate obligations.

AML focuses on things like the source of funds and suspicious financial activity.

Sanctions compliance is different. It is about making sure that no individual or organisation involved in the transaction is subject to UK financial sanctions.

If a letting agent knows, or even has reasonable cause to suspect, that a sanctioned person may be involved, they are legally required to act.

Why Agents Are Asking for More Information

This is why landlords are increasingly being asked to provide:

Identification documents

Proof of property ownership

Details of company structures or trusts

Confirmation of who ultimately controls the property

This is particularly important where properties are owned through limited companies, trusts or overseas structures.

Letting agents are required to identify the parties involved and report concerns to the Office of Financial Sanctions Implementation (OFSI), which sits within HM Treasury.

These checks are not optional for agents. They are a statutory requirement.

Why Transactions Sometimes Pause

If a potential match appears on a sanctions check, even if it later turns out to be a false positive, the agent must pause the process while it is investigated.

During this time:

A tenancy may be delayed

Funds may not be processed

Additional documentation may be requested

This can be frustrating for landlords, but it is a legal obligation rather than a discretionary decision by the agent.

Enforcement Across the Property Sector Is Increasing

Regulators are also becoming more active.

HMRC continues to publish the names of estate and letting agents who fail to meet their regulatory obligations. While financial sanctions reporting itself is overseen by OFSI, the wider message from government is clear — compliance failures are no longer being overlooked.

Although enforcement action is usually aimed at agents, landlords often experience the real-world impact.

Transactions can slow down, paperwork can increase, and agents are tightening their processes to make sure they remain compliant.

What This Means for Landlords

Sanctions checks are no longer an obscure compliance rule sitting somewhere in the background. They are becoming a normal part of the lettings process, much like Right to Rent checks.

Landlords who understand why these checks are being carried out — and who work with agents that take compliance seriously — are far less likely to experience delays or disruption.

The direction of travel in the private rented sector is clear. Regulation is increasing, and processes that used to be informal are now becoming standard practice.

For landlords in Poole, the key is simply to be prepared, have documentation ready, and work with an agent who understands the rules and manages the process properly.

HMRC urges landlords in Poole to prepare for new tax rules

Thu, 19 Mar 2026 12:00:00 GMT

There`s a big shift coming for landlords over the next 12 months, and it`s one that many still aren`t fully prepared for.

From April 2026, if you`re earning over £50,000 from rental income (or self-employment), you`ll be required to comply with Making Tax Digital (MTD) for Income Tax. In simple terms, that means moving away from one annual tax return and towards a more regular, digital reporting system.

So, what`s actually changing?

Instead of pulling everything together once a year for your Self Assessment, you`ll be required to submit quarterly updates to HMRC using compatible software.

Now, before that sounds overwhelming — these aren`t full tax returns each time. They`re essentially summaries of your income and expenses, generated through your software, which spreads the workload across the year rather than leaving it all until January.

How many landlords does this affect?

Quite a lot.

While early figures suggested around 125,000 landlords and property professionals would be impacted, HMRC now estimates the true number is closer to 259,000 individuals with property income.

Importantly, this doesn`t just apply to full-time landlords.
If you`ve got a rental property alongside your main job and your income crosses the threshold, you`ll still be included.

What should you expect?

Most landlords will receive a letter from HMRC confirming whether they need to join MTD. This will guide you through the next steps and point you towards approved software options.

Some key dates to keep in mind:

Your first reporting period is likely to be 6 April – 5 July 2026

. Your first quarterly submission deadline will be 7 August 2026.

You`ll still submit your 2025–2026 tax return as normal by January 2027

. The first full tax return under MTD (for 2026–2027) will be due January 2028

.
What about penalties?

HMRC is introducing a new points-based system for late submissions.

In short:

You won`t be fined immediately for a missed deadline.

Points build up over time.

A £200 fine is only triggered once you hit four points

.There`s also a bit of breathing space — no penalty points will apply to late quarterly updates during the first year (2026–2027), although this doesn`t apply to your final tax return.

Do you need new software?

Yes — MTD is fully digital, so you`ll need compatible software to record your income and expenses and submit updates.

The good news is:

There are free options available

There are also more advanced paid systems depending on how hands-on you want to be.

Once set up, most of the process is automated, which should actually make life easier in the long run.

My advice to Poole landlords.

Don`t leave this until the last minute.

Even though April 2026 might feel a way off, getting familiar with digital record-keeping now will make the transition far smoother. If you already work with an accountant, have that conversation sooner rather than later — most are already fully aware of the changes.

At Lewis Dean, we`re keeping a very close eye on how this affects landlords locally, and we`ll continue to share updates, guidance, and practical advice over the coming months.

If you`re unsure how this impacts you, or you just want pointing in the right direction, feel free to reach out — we`re always happy to help.

What Poole Landlords Need to Know About the New Renters` Rights Information Sheet

Fri, 20 Mar 2026 12:00:00 GMT

The government has now released what it`s calling the official Information Sheet that must be given to tenants — and it`s something landlords (and agents) need to take seriously.

This document has been introduced as part of the Renters` Rights Act changes and is designed to explain to tenants how their tenancy is affected by the new legislation.

But importantly, it also places a legal obligation on landlords and letting agents.

Who is responsible for giving it to tenants?

If you`re a landlord working with a letting agent (like us), the responsibility sits with the agent to ensure the Information Sheet is served — even if you`ve already provided it yourself.

This is another example of where having a managing agent in place removes risk and ensures compliance is handled properly.

When does this apply?

You must provide the Information Sheet if the tenancy:

Is an assured or assured shorthold tenancy

Was created before 1st May 2026

Has any form of written terms (including a tenancy agreement)

And here`s the key deadline 👇

👉 You must serve this by 31st May 2026

Failure to do so could result in a fine of up to £7,000 — so it`s not something to overlook.

What exactly do you need to do?

A copy of the Information Sheet must be given to every tenant named on the agreement.

It must be the official government version — you can`t recreate or adapt it.

You can serve it in one of two ways:

Provide a printed copy (by hand or post).

Send it electronically as a PDF attachment (email or message)

⚠️ Simply sending a link is not valid — this is a key detail many landlords will miss.

Do you need to update tenancy agreements?

No — the legislation doesn`t require you to reissue or amend existing tenancy agreements.

However, if you have a tenancy that was agreed verbally only (with no written terms), you cannot use the Information Sheet.

In those cases, you`ll need to provide written confirmation of the key tenancy terms instead.

My advice to Poole landlords.

This is exactly the type of change that catches self-managing landlords out — small detail, but with a big financial consequence if missed.

We`re already putting systems in place to make sure all of our landlords are fully compliant ahead of the deadline, without any stress or last-minute panic.

If you`re unsure whether this applies to you, or you`d like help getting everything in order, feel free to get in touch, email me on poole@lewisdean.co.uk .

The Renters` Right Act information sheet 2026: What POOLE landlords MUST do

Mon, 13 Apr 2026 12:00:00 GMT

With the Renters` Rights Act (RRA) implementation day just around the corner, the Government has released its official information sheet. This essential document is designed to help tenants understand how their tenancy may have changed under the Renters` Rights Act.

With the release of this new sheet, landlords will have new compliance duties. It`s never been more important to ensure that you are complying with the new responsibilities.

In this blog, we`ll explain what the new obligations are, what they mean for your processes.
A new legal obligation
For most existing tenancies, landlords are not required to issue new agreements. Instead, they must provide tenants with the official Information Sheet by 31 May 2026.

This applies to:

All current tenants under existing written agreements
Every named tenant on a tenancy
Both managed and self-managed properties

The document can be served digitally or in hard copy, but proof of delivery will be essential. Missing the deadline could expose landlords to penalties of up to £7000, making this one of the first practical compliance tests under the new legislation.

Practical steps to take now - Poole landlords should act early to stay ahead:

Audit your portfolio – Identify all active tenancies
Prepare distribution systems – Email, portals, or physical delivery
Keep records – Maintain clear evidence of service

Less paperwork, more responsibility - The decision not to require new tenancy agreements may reduce paperwork, but it shifts the burden onto communication and process management, as well as ensuring you can evidence all of this.

The Information Sheet effectively becomes the mechanism for:

Explaining new legal rights and responsibilities
Setting out how the tenancy may operate differently in future
Reducing disputes caused by misunderstanding
For landlords, especially those who self-manage, this creates a new expectation: staying informed and ensuring tenants are properly notified.

Where and how to download the information sheet- The official Information Sheet is available directly from the UK Government`s website as a downloadable PDF.

It`s important to ensure you are using the latest official version, as this is the document recognised for legal compliance. Avoid relying on third-party sources, as these will not be accepted as valid copies. You must also send your tenants the information sheet directly; a link to the download will not be valid.

If everything is getting a little too much red tape for you as a landlord in Poole, get in touch, this is our day job and we can take care of everything for you..... 01202 621900

Section 8 overhaul: New rules for selling or moving in (May 2026)

Mon, 13 Apr 2026 12:00:00 GMT

Right… we`ve all seen the headlines.

From 1st May 2026, the Renters` Rights Act is changing the game – and yes, Section 21 (no-fault evictions) is gone.

But before anyone panics… landlords can still regain possession. It just isn`t as quick or as simple as it used to be.

And here`s the bit a lot of landlords don`t fully realise yet… get this wrong, and you could be looking at some pretty hefty fines.

Let me break it down in plain English.

🏡 First Things First – Tenants Get 12 Months Protection

This is a big one.

For the first 12 months of a tenancy, landlords are effectively locked in if they`re thinking of:

Selling the property
Moving back in (or moving family in)

There`s no shortcut around this.

So if a landlord is thinking,
"I might sell in 6 months if the market improves…`
— that option has basically gone.

They need to commit to at least a year.

⏳ Notice Periods Have Doubled (Yes, Really)

Remember the old 2 months` notice?

Forget that.

If a landlord wants the property back to:

Sell (Ground 1A), or
Move in (Ground 1)

They now need to give 4 months` notice.

Meanwhile… tenants can still leave with 2 months` notice.

So landlords need to be planning well ahead, not reacting last minute.

🏷️ Selling the Property – It Has to Be Genuine

This is where it gets interesting.

If a landlord wants to use the new `sell` ground (Ground 1A), they can`t just say they`re selling.

They need to actually be selling.

We`re talking:

Instructing an agent
Marketing the property
Having a genuine plan in place

If it ends up in front of a judge and there`s no real evidence?
There`s a good chance the claim gets thrown out.

So the days of `we might sell` notices are well and truly over.

🚫 The Big One – The 12-Month Re-Let Ban

This is the one that catches people out.

Once a tenant leaves under:

Selling (Ground 1A), or
Moving in (Ground 1)

The property cannot be re-let for 12 months.

Not long lets.
Not short lets.
Not Airbnb.
Nothing.

If the property doesn`t sell? Tough.

It has to sit empty.

And if a landlord ignores this?
We`re talking serious fines – potentially tens of thousands of pounds.

👨‍👩‍👧 Moving Back In – Wider Family Now Included

There is a bit more flexibility here.

Landlords can now move in:

Themselves
Their partner
Parents
Children
Grandchildren
Siblings (even half-siblings)

But… (there`s always a but)

Still no use in the first 12 months
Still 4 months` notice
Still 12-month re-let ban afterwards

And yes – they`ll need to prove it`s genuine.

💡 So What Does This Mean in the Real World?

In simple terms:

No quick exits anymore
Everything takes longer
Planning is absolutely key
And mistakes are expensive
✅ Quick Takeaways (The Stuff You Really Need to Remember)
Tenants get a minimum 12-month stay before you can sell or move in
Notice periods are now 4 months, not 2
You must genuinely be selling – not just testing the waters
Once they leave, you can`t re-let for 12 months
Get it wrong… and the fines aren`t small
👋 Final Thought (From Me to You)

The ability to regain possession is still there… it just comes with a lot more strings attached.

This is where good advice really matters.

Because in this new world, it`s not just about what you do…
it`s about doing it properly, at the right time, with the right evidence.

If you`re unsure where you stand, or thinking about selling or moving back into a property, just have a quick chat with us first — it could save you a lot of stress (and money) down the line.

8 Out of 10 Landlords Not Prepared for 1st May 2026 !!!

Thu, 23 Apr 2026 12:00:00 GMT

More than eight in ten (84%) of landlords are unprepared for Renters` Rights Act compliance, even though it comes into force in less than a fortnight.

Nearly 400 landlords who took part in a recent poll found that in the first 10 days of its launch on 9 April scored an average of 38%. 84% fell into the at-risk or high-risk tiers, while only 16% scored as mostly compliant. 58% fell into a high-risk category, scoring less than 40%. as reported in "lettinggaenttoday"

If you are a Poole Landlord and feel unprepared, get n contact with us now 01202 621900

Poole Landlords Beware: The Rental Landscape Has Completely Changed

Mon, 11 May 2026 12:00:00 GMT

April 2026 will probably go down as one of the biggest turning points the private rental sector has seen in years.

For those of us working in lettings day in, day out, it has certainly felt that way. The amount of conversations, landlord concerns, tenancy reviews and general uncertainty over the past few months has been unlike anything we`ve seen for a long time, all driven by the arrival of the Renters` Rights Act and the end of Section 21 from 1st May.

Love it or hate it, this is now a completely different rental landscape in Poole.

A change that`s been coming for years

The removal of Section 21 has been talked about since 2019, so this hasn`t exactly appeared overnight. But now it`s here, the reality of it is starting to sink in for many landlords.

Over the years there`s been plenty of debate around what these reforms should look like, especially when it comes to possession rights, court delays and the wider impact on landlords staying in the market.
Most Poole landlords I speak to understand reform was coming in some shape or form, but many hoped there would be stronger court reform and clearer systems in place before Section 21 disappeared.

Unfortunately, that`s not really where we are.

Whether we agree with every part of the legislation or not, the focus now has to move towards understanding the new rules and adapting to them properly.

A nervous few months for landlords -

It`s fair to say the run up to 1st May created a lot of nervousness across the sector locally in Upton & Hamworthy. Many landlords reviewed their portfolios, served notices where needed, or simply took stock of whether they still wanted to remain in the market.

And honestly, that reaction is understandable.

Whenever government changes the rules significantly, people naturally reassess their position. We`ve seen landlords worrying about how possession cases will work, how long the courts will take, and what happens if a tenancy relationship breaks down.

But despite all the headlines, the reality is this — the rental market carries on.

Tenants still need homes, and good landlords are still hugely needed.

The rental world has changed

The biggest adjustment for landlords now is the move towards fully periodic tenancies and a system that relies far more heavily on formal processes and the courts if possession becomes necessary.

That does create challenges.

There are genuine concerns across the industry about whether the court system can realistically cope with increased pressure, and nobody really wants to end up in a lengthy possession battle if it can be avoided.

Because of that, landlords need to become more organised than ever before.

The days of informal systems, missing paperwork and `that`ll probably do` are disappearing very quickly.

Compliance now matters more than ever

If there`s one thing landlords should take away from all of this, it`s that compliance is no longer something sitting quietly in the background.

It is absolutely central to protecting yourself going forwards.

Under the new rules, paperwork, timelines, prescribed information, communication records and correct procedures are all likely to become increasingly important if problems arise later.

Landlords who stay organised, informed and proactive will put themselves in the strongest possible position.

And if managing all of this feels overwhelming, this is exactly where a good letting agent earns their fee. Proper tenancy management is no longer just about collecting rent and arranging repairs. Increasingly, it`s about helping landlords stay compliant, protected and ahead of the ever-changing legislation.

Like it or not, the private rented sector has entered a new era. The landlords who adapt early will almost certainly find the road ahead much smoother than those who don`t.

Another New Rule for Landlords? Don`t Panic – Here`s the Reality

Fri, 05 Jun 2026 12:00:00 GMT

HHSRS Changes in 2026 – What Poole Landlords Need to Know

If you`re a landlord in Poole, you`ll know there seems to be a never-ending stream of legislation, compliance updates and new acronyms landing on your desk.

The latest one making the rounds is HHSRS – the Housing Health and Safety Rating System.

Now before you start worrying, the important thing to understand is this:

The rules aren`t being completely rewritten. The government is mainly simplifying and updating a system that has already been in place since 2006.

In other words, this isn`t a brand-new burden for landlords. It`s simply a refreshed version of something that has existed for nearly twenty years.

And if you`re a Lewis Dean landlord, it`s another area where we`re already helping you stay on the right side of the regulations.

So, What Is HHSRS?

The Housing Health and Safety Rating System is the tool local councils use when assessing whether a rental property is safe and healthy to live in.

Rather than focusing on paperwork, it focuses on the condition of the property itself.

A council officer can inspect a property and assess whether anything within the home could present a risk to the occupants. Things such as :

Damp and mould
Unsafe stairs
Faulty electrics
Excess cold
Fire safety concerns
Poor ventilation
Trip hazards

The higher the risk, the higher the score.

What`s Changing in June 2026?

The biggest changes come into effect on 23rd June 2026.

The good news is that most of the changes are designed to make the system easier to understand.

1. Fewer Hazard Categories

The old system had 29 separate hazards.

The new version reduces this to 21 hazards grouped into four main areas:

Protection Against Accidents

Falls
Fire and explosions
Electrical hazards
Structural collapse

Physiological Requirements

Damp and mould
Excess cold
Excess heat
Indoor air quality
Lead and asbestos

Protection Against Infection

Domestic hygiene
Water supply

Psychological Requirements

Crowding and space
Security
Noise
Lighting

In reality, these are all things responsible landlords already monitor as part of good property management.

2. Simpler Risk Ratings

Previously hazards were graded using letters from A to J.

Most landlords understandably had no idea what those bands actually meant.

The new system replaces them with:

High Risk
Medium Risk
Low Risk

Much simpler and much easier to understand.

Importantly, the threshold for serious hazards hasn`t changed.

3. Clearer Descriptions

The government has also replaced the old technical categories with clearer descriptions of the potential impact on health.

Again, this is more about making the system easier to understand rather than creating new obligations.

4. Broader Fire Safety Assessments

Fire assessments will now take greater account of:

Smoke and fumes
Explosions
Structural collapse caused by fire

For most landlords, ensuring smoke alarms, heat detectors and fire safety measures are maintained remains the key priority.

5. New Baseline Indicators

This is probably the most practical change.

The government has published guidance showing what a well-maintained property should typically provide.

Examples include:

Adequate heating throughout the property
Effective prevention of damp and mould
Safe handrails on staircases
Window restrictors where appropriate
Working smoke alarms
Safe hot water temperatures
Proper drainage and rainwater management

These aren`t new minimum standards in themselves, but they give councils a clearer benchmark when assessing properties.

Should Landlords Be Concerned?

In truth, good landlords shouldn`t be overly concerned.

The vast majority of issues that trigger enforcement action are usually the result of maintenance problems being left unresolved for long periods.

The key is to:

Carry out regular inspections
Respond promptly to repair reports
Keep records of maintenance work
Deal with damp and mould quickly
Stay on top of safety checks

That`s exactly what professional property management is designed to do.

How Lewis Dean Letting Agents Helps -

One of the biggest benefits of using a professional managing agent is that we`re constantly looking at properties through a compliance lens.

Routine inspections, maintenance reporting, contractor management and record keeping all play a part in reducing risk and protecting both landlords and tenants.

With the Renters` Rights Act, Making Tax Digital, sanctions checks, EPC changes and now HHSRS updates, landlords have enough on their plates already.

Our job is to keep up with the legislation so you don`t have to.

Final Thoughts -

Despite some of the headlines, the 2026 HHSRS changes are largely about making an existing system easier to understand.

The fundamentals haven`t changed.

Provide a safe, well-maintained home, respond to issues promptly and keep good records.

For our managed landlords, this is simply another area where we continue to monitor compliance, advise where improvements may be needed and help ensure your property remains a safe and attractive home for your tenants.

If you`d like to discuss your Poole rental property, or you`re self-managing and wondering whether you`re fully prepared for the latest changes, feel free to get in touch with the team at Lewis Dean Letting Agents on 01202 621900.

Renters` Rights Act: Could Unintended Consequences Push Poole Rents Higher?

Mon, 08 Jun 2026 12:00:00 GMT

When the Renters` Rights Act came into force on 1 May 2026, the intention was clear: provide greater security for tenants and create a fairer private rented sector.

While many of the changes are designed to improve tenant protections, there are already signs that some of the reforms may be having an unintended side effect – encouraging more landlords to leave the market altogether.

And here on the South Coast, that`s something we are watching very closely.

Fewer Landlords, Fewer Homes

Over the past few years, landlords have faced a growing list of challenges.

Higher mortgage rates, additional Stamp Duty charges, the removal of mortgage interest tax relief, increasing compliance requirements, and now the introduction of the Renters` Rights Act have all added pressure to property investment.

As a result, many landlords are reassessing whether residential lettings still fit their long-term plans.

Locally, we continue to see a steady stream of landlords choosing to sell properties that have been rented for many years. In some cases, these are accidental landlords reaching retirement. In others, investors simply feel the sector has become more complex and costly to operate.

The issue is that every rental property sold to an owner-occupier removes another home from the rental market.

Demand in Dorset Remains Strong

Despite concerns about affordability, tenant demand across Poole, Bournemouth and Christchurch remains exceptionally resilient.

At Lewis Dean, we regularly see multiple enquiries within the first few days of marketing a well-presented property. Good quality family homes are often let quickly, particularly in popular areas such as Upton, Canford Heath, Hamworthy, Lytchett Matravers and Broadstone.

The simple reality is that demand continues to outstrip supply.

With fewer rental properties available and a growing population across Dorset, competition between tenants remains high.

What Does This Mean for Rents?

Basic economics tells us that when supply falls and demand remains strong, prices tend to rise.

Although rental growth has moderated compared to the sharp increases seen during 2022 and 2023, average rents across Dorset remain significantly higher than pre-pandemic levels.

If landlord numbers continue to decline following the Renters` Rights Act, it is likely that upward pressure on rents will remain for some time.

Ironically, legislation designed to improve outcomes for tenants could result in a shortage of available homes, making it harder and more expensive for prospective tenants to find somewhere suitable to live.

The Future EPC Challenge

Looking ahead, landlords also have one eye on potential future EPC regulations.

While the Government has not yet confirmed final details, proposals requiring many rental properties to achieve an EPC rating of C could involve substantial investment for some landlords, particularly those with older housing stock.

For some investors, that may be another factor influencing whether they remain in the sector.

Why Professional Management Matters More Than Ever

The reality is that the private rented sector is changing rapidly.

For landlords who remain invested in property, professional management has never been more important. Keeping up with legislation, compliance requirements, tenancy management and documentation is becoming increasingly complex.

The good news is that well-managed properties in desirable locations continue to perform strongly, with quality tenants still actively searching for homes across Poole and the surrounding areas.

The landlords who stay informed, plan ahead and adapt to the changes are likely to be best placed to benefit from the continuing demand for rental accommodation.

Our View

At Lewis Dean, we don`t believe the sky is falling in.

Yes, the Renters` Rights Act represents the biggest change to the private rented sector in a generation. But good landlords who provide quality homes and take professional advice can still achieve excellent long-term returns.

The challenge isn`t finding tenants.

The challenge is navigating the growing complexity of the legislation while protecting your investment.

That`s exactly where we can help.

If you`d like to discuss how the Renters` Rights Act affects your property, or you`d like a review of your current rental strategy, we`d be delighted to have a chat.

How to Choose a Great Tenant (Without Relying on Luck)

Fri, 24 Jul 2026 12:00:00 GMT

If I had to pick just one thing that makes the biggest difference to whether a landlord has a stress-free tenancy, it wouldn`t be the property.

It wouldn`t even be the rent.

It would be choosing the right tenant.

After more than 30 years in the lettings industry around Poole, I`ve learnt one thing...

A brilliant tenant can make being a landlord feel easy.

The wrong tenant can turn what should be a good investment into months of worry, sleepless nights and expensive legal bills.

First impressions can be very misleading

We`ve all done it.

Someone turns up to view a property. They`re polite, friendly, well dressed and say all the right things.

You come away thinking...

"They seem lovely."

And they might well be.

But unfortunately, experience has taught me that being likeable isn`t the same as being a good tenant.

Some of the nicest people I`ve ever met have later turned out to have unpaid debts, County Court Judgments, previous rent arrears or a history of moving from property to property without paying what they owed.

Equally, I`ve had applicants who came across as nervous or shy who have gone on to stay in the same home for ten years and looked after it better than their own.

That`s why we never rely on gut feeling alone.

Referencing has never been more important

With the Renters` Rights Act now in force, landlords need to get things right from the very beginning.

The days of simply relying on Section 21 are behind us.

If things do go wrong, landlords now need to rely on the correct Section 8 grounds and be able to prove their case.

That`s another reason why choosing the right tenant in the first place has become even more important.

A proper referencing process should look at things like:

Employment and income
Previous landlord references
Credit history
Affordability
Any adverse financial history
Right to Rent checks
Identity verification

It`s amazing what a professional reference can uncover that would never come out during a viewing.

Unfortunately, fraud is becoming more common

One thing we`ve seen increase over recent years is fake documents.

Edited bank statements.

Altered payslips.

False employment details.

Even fake identification.

Technology has made it easier than ever for dishonest applicants to create convincing paperwork.

Thankfully, professional referencing companies have become much better at spotting these issues before a tenancy starts.

Don`t discriminate - but do ask the same questions

Every applicant deserves to be treated fairly.

The key is having the same process for everyone.

Ask the same questions.

Carry out the same checks.

Use the same referencing criteria.

Not only is that the fairest approach, it`s also the safest.

Consistency protects both landlords and applicants.

A cheap mistake can become a very expensive one

I completely understand why some landlords try to save a few hundred pounds by finding tenants themselves.

Sometimes it works brilliantly.

Sometimes it doesn`t.

One missed warning sign can cost thousands in unpaid rent, legal fees, property damage and months of stress.

Compared with that, proper tenant referencing is one of the best investments a landlord can make.

My advice?

Don`t choose the tenant you like the most.

Choose the tenant who can comfortably afford the rent, has a strong referencing history and is most likely to look after your property for years to come.

Those are often two very different people.

At Lewis Dean, we`ve been helping landlords across Poole, Hamworthy, Upton, Canford Heath and the surrounding areas find reliable long-term tenants for over three decades.

If you`d like a second opinion on an applicant—or you`re wondering whether you`re asking all the right questions—drop us a message. We`re always happy to help, even if it`s just for some friendly advice.

Sometimes a five-minute conversation can save months of headaches later.

Call on 01202 621900 or email poole@lewisdean.co.uk

Eight Renters Chasing Every Available Property

Wed, 29 Jul 2026 12:00:00 GMT

If you`re currently trying to find a rental property in Poole, it probably won`t come as a surprise to hear that competition remains incredibly strong.

The latest figures from Propertymark, the professional body for estate and letting agents, show that an average of eight prospective tenants were competing for every available rental property during May 2026.

Its member branches recorded an average of 98 new tenant registrations during the month, but had only around 12 properties available to rent.

That is a lot of people chasing a relatively small number of homes.

Why is the rental market still so competitive?

The simple answer is that there still aren`t enough rental properties available to meet demand.

According to Propertymark, the average number of rental properties held by each member branch fell slightly to 12.09 during May. At the same time, the average number of new fully managed properties coming onto the market dropped to just 2.39 per branch.

Despite this, tenant demand increased sharply.

The result is a market where good-quality, sensibly priced rental properties can attract a large amount of interest within a very short space of time.

We regularly see this locally in Poole and the surrounding areas. When a well-presented property becomes available in a popular location, enquiries can start arriving almost immediately.

What does this mean for tenants?

For tenants, being prepared has never been more important.

If you see a suitable property, register your interest quickly and make sure you have the information needed for referencing readily available. This will normally include proof of income, identification and details of your current or previous landlord.

It is also worth being realistic about your requirements. With fewer homes available, tenants who are very restricted on location, moving date or property type may find that their search takes longer.

However, you should never feel pressured into taking a property that is unsuitable or paying money before you understand exactly what it is for. A reputable letting agent will explain the application process clearly.

What does it mean for landlords in Poole?

For landlords, strong tenant demand can mean shorter empty periods and a good choice of applicants—but only if the property is marketed and managed correctly.

Finding a tenant is not usually the difficult part in the current market. The important bit is choosing the right tenant.

A thorough application and referencing process helps identify applicants who can afford the rent, have a suitable rental history and are likely to look after the property. Simply choosing the first person to enquire, or the person offering the most money, is not always the best long-term decision.

Presentation and pricing still matter too. Tenants may have limited choice, but well-maintained homes will normally attract stronger applicants and encourage people to remain in the property for longer.

More rental homes are urgently needed

Propertymark has warned that continued legislative change and increasing pressure on landlords could discourage future investment in the private rented sector.

That would be bad news for tenants as well as landlords. If more landlords decide to sell and fewer people are willing to invest in rental property, the shortage of available homes could become even worse.

The private rented sector needs responsible landlords providing safe, well-maintained homes—and those landlords need clear advice and professional support.

If you are a landlord in Poole and are considering letting a property, changing letting agents or simply want to know what your property could achieve in the current market, please get in touch with Lewis Dean Letting Agents.

We`ll give you honest, practical advice without any pressure or sales waffle.

Figures are taken from Propertymark`s May 2026 Housing Insight report and represent averages reported by participating Propertymark member branches across the UK.

Is Self-Managing Your Rental Property in Poole Really Cheaper?

Fri, 07 Aug 2026 12:00:00 GMT

I completely understand why landlords consider managing their own properties.

You look at the monthly management fee and think, `I could deal with a few emails and arrange the occasional plumber myself.`

And perhaps you can.

But the real question isn`t whether you`re capable of managing a rental property. It`s whether doing it yourself will actually save you money once you include your time, the risks involved and the cost of anything going wrong.

The management fee is the visible cost

An agent`s management fee is easy to see because it appears on your monthly statement.

The expensive problems are usually less obvious:

A tenant falling behind with their rent.
A property sitting empty between tenancies.
A repair being ignored until it becomes an emergency.
An incorrectly protected deposit.
A missed safety certificate or compliance deadline.
A possession notice failing because the correct procedure wasn`t followed.

One mistake can easily cost more than several years of management fees.

Self-management works—until something goes wrong

I`m not going to pretend that every landlord needs a letting agent.

Some landlords have the time, experience and systems to manage their properties successfully. They keep up with changes in legislation, conduct inspections, maintain detailed records and are comfortable dealing with difficult conversations.

The problem is that self-management often feels very easy while the tenant is paying on time and nothing needs repairing.

It becomes rather different when the rent stops arriving, the neighbours complain, a leak is reported on a Sunday evening or the landlord needs to regain possession.

Since the Renters` Rights Act changed the tenancy system, landlords also need to follow the correct possession grounds and retain evidence to support their case. There is far less room for a casual approach.

What are you really paying an agent to do?

Property management isn`t simply forwarding an email from a tenant to a plumber.

A good agent should be:

Monitoring rent payments and acting quickly on arrears.
Keeping track of safety and compliance dates.
Arranging and recording property inspections.
Managing repairs through reliable contractors.
Keeping a clear written history of the tenancy.
Advising you when legislation changes.
Dealing with problems before they become expensive.
Helping protect the condition and value of your property.

In some ways, it is similar to paying an insurance premium. You hope you never experience a serious problem, but you value having professional support and proper systems in place if you do.

Property management itself isn`t insurance, of course, and no agent can remove every risk. What a good agent can do is reduce that risk and stop you facing it alone.

Look at value—not just the percentage

The cheapest option on paper isn`t always the least expensive option in practice.

Before deciding to manage a property yourself, consider the value of your own time, how confident you are with the current rules and what you would do if the tenancy became difficult.

If you`re a landlord in Poole and you`re unsure whether fully managed or tenant-find-only would suit you best, speak to us at Lewis Dean Letting.

We`ll give you an honest answer—even if that answer is that you`re perfectly capable of continuing to manage it yourself. Call us on 01202 621900

Finding a Tenant Is Only the Beginning

Fri, 07 Aug 2026 12:00:00 GMT

When demand for rental homes is high, finding someone who wants to rent your property isn`t normally the difficult part.

Put a decent property online at the right price and you may receive enquiries almost immediately.

The difficult part is choosing the right applicant and then managing the tenancy properly once they have moved in.

Move-in day isn`t the finish line. It`s the beginning of what could be a relationship lasting several years.

A reference report doesn`t tell you everything

Referencing is important. It helps check an applicant`s identity, income, employment, credit history and previous rental experience.

However, referencing reduces risk—it doesn`t remove it.

A computer-generated report cannot guarantee that someone will pay their rent on time, look after the property or communicate sensibly when there is a problem.

Good tenant selection also involves looking at the complete application, checking whether the property is genuinely suitable, following up inconsistencies and using experience and judgement.

That doesn`t mean making assumptions about people. It means applying a fair, consistent process to every applicant and properly verifying the information provided.

The paperwork matters too

Once an applicant has been accepted, there is still plenty to do.

The tenancy must be set up correctly, the required information provided and the deposit handled in accordance with the law. A tenancy deposit generally needs to be protected in an approved scheme within 30 days, with the correct prescribed information supplied to the tenant.

A detailed inventory is also essential.

Without a good record of the property`s condition at the beginning of the tenancy, it can be extremely difficult to prove that damage occurred or justify deductions from the deposit later.

Photographs are helpful, but they need to be clear, dated and supported by a proper written description.

What happens after the keys are handed over?

Successful property management continues throughout the tenancy.

Rent needs monitoring, repairs need arranging and inspections should be conducted at sensible intervals. Safety certificates and compliance records must remain up to date, and communication with the tenant needs to be properly documented.

If the tenant does begin struggling with their rent, early action is vital. Leaving it for several months and hoping they catch up usually makes the situation worse for everyone.

The same applies to maintenance. A tenant mentioning a small damp patch may not sound urgent, but ignoring it could eventually lead to a much larger repair bill.

Marketing fills properties—management protects tenancies

Finding an applicant is something almost anyone can attempt online.

Selecting the right tenant, setting the tenancy up correctly and keeping it running smoothly requires considerably more work.

At Lewis Dean Letting Agents, we don`t consider our job finished when a tenant collects the keys. That is when the real management begins.

If you have a rental property in Poole and want help finding and managing the right tenant, get in touch for a straightforward conversation about your options.

Can Landlords Really Learn Everything Online?

Fri, 07 Aug 2026 12:00:00 GMT

The internet is brilliant.

You can find an answer to almost any landlord question within seconds. Unfortunately, you can also find five completely different answers—and at least three of them will probably be out of date.

That is the problem with relying entirely on online landlord advice.

The information might be accurate, but it may apply to Scotland rather than England, relate to legislation that has since changed or fail to take account of your particular tenancy.

General information isn`t personal advice

Two landlords can own almost identical properties on the same road but have very different legal and practical considerations.

One might have a lease restricting subletting. Another may require an additional licence. One landlord`s mortgage and insurance may allow a particular arrangement while another`s does not.

The tenant, tenancy history and reason for letting the property can also affect the advice.

A website can explain the general rules, but it cannot automatically understand the full history of your property.

That is where experienced, property-specific advice becomes valuable.

The rules continue to change

The Renters` Rights Act brought major changes into force on 1 May 2026, including the end of Section 21, the move to assured periodic tenancies and new rules surrounding rent increases and possession.

Further measures are being introduced in later stages, including the Private Rented Sector Database and Landlord Ombudsman.

That means an article written only a year ago may already be misleading.

Even when the information is current, landlords must work out how it applies to their own property and existing tenants. That is often the complicated bit.

A good agent does more than quote legislation

A professional letting agent shouldn`t simply repeat something they have read online.

They should understand the practical process behind it:

Which documents need to be served.
When they need to be provided.
What evidence should be retained.
How the rules apply to an existing tenancy.
What might prevent a possession claim from succeeding.
When specialist legal advice is needed.

No responsible agent should pretend to replace a solicitor where formal legal advice is required. However, a knowledgeable agent can help landlords avoid many of the everyday mistakes that create legal problems in the first place.

Use the internet—but be careful what you rely on

Online guidance is a useful starting point, particularly when it comes from GOV.UK, your local council or a recognised professional body.

Just check the publication date, make sure it applies to England and avoid acting on a social-media comment from somebody whose landlord experience consists of watching three videos.

If you`re unsure how the current rules affect your Poole rental property, Lewis Dean can review your circumstances and explain the practical steps in plain English.

Sometimes a ten-minute conversation is more helpful than an entire evening disappearing down a Google rabbit hole.

Do Letting Agents Care About Your Property as Much as You Do?

Fri, 07 Aug 2026 12:00:00 GMT

Let`s be honest: nobody is going to feel exactly the same way about your property as you do.

It may represent years of saving, your pension plan or a home you once lived in yourself. A letting agent cannot recreate that emotional connection—and I wouldn`t insult landlords by pretending otherwise.

But caring about a rental property isn`t only an emotion.

It also means having the systems, experience and professional discipline needed to look after it properly.

Professional care looks different

A landlord may care deeply about their property but still forget when a certificate expires, postpone an inspection or struggle to find a contractor when something goes wrong.

A good agent`s job is to make sure those things are not dependent upon someone remembering them at the last minute.

Professional property management should include:

Planned inspections and written reports.
Monitoring compliance dates.
Maintaining contact with tenants.
Acting on repair reports.
Using reliable, suitably qualified contractors.
Keeping records of decisions and communication.
Updating the landlord honestly—even when the news isn`t what they wanted to hear.

That is a practical form of care.

Small details prevent bigger problems

Most expensive property problems don`t begin as expensive problems.

A small leak under a sink, a slipped roof tile or the first sign of condensation can often be dealt with relatively easily when identified early.

Leave it for six months and the damage may be considerably worse.

Tenants don`t always report these things. Sometimes they haven`t noticed them, don`t believe they are important or worry they will be blamed.

Routine inspections give us an opportunity to check the general condition, identify maintenance concerns and speak to the tenant about how the property is working for them.

They are not about judging how somebody lives or trying to catch tenants out.

Good management protects both sides

Looking after a landlord`s property also means treating the tenant fairly.

Tenants who feel listened to are more likely to report maintenance promptly, cooperate with access arrangements and remain in the property for longer.

That benefits the landlord as well.

A good agent is not there to blindly agree with either side. We are there to establish the facts, explain the responsibilities and find a sensible solution wherever possible.

Choose an agent who treats your property personally

Large promises and glossy brochures don`t tell you how your property will actually be managed.

Ask who will deal with your tenant, how often inspections take place, how maintenance is reported and whether you will have a named person to speak to.

At Lewis Dean Letting Agents, we understand that your property is more than a line on a spreadsheet. It is an important financial asset, and you are trusting us to look after it.

We take that responsibility seriously.

Property Management Is About More Than Convenience

Fri, 07 Aug 2026 12:00:00 GMT

There is a common belief that fully managed letting services are mainly for landlords who are too busy to manage their properties themselves.

Time is certainly one reason landlords choose a managed service, but it is far from the only one.

Property management is really about protecting three things: your rental income, your legal position and the long-term value of your property.

The convenience is a welcome bonus.

Protecting your income

A property investment only works properly when the rent is being paid and unnecessary empty periods are kept to a minimum.

Good management includes monitoring rent as it falls due and contacting the tenant quickly if a payment is missed.

That early contact matters.

A late payment could be a simple banking error or the first sign that the tenant is experiencing financial difficulty. The sooner the situation is understood, the more opportunity there is to agree a solution or begin the appropriate process.

Ignoring it for several months rarely improves matters.

Protecting your legal position

Landlords now operate within an increasingly regulated market.

Documents must be provided, deposits correctly protected, safety requirements met and the proper procedures followed when changing the rent or seeking possession.

Under the Renters` Rights Act, Section 21 is no longer available and landlords must rely on an appropriate possession ground. That places even more importance on accurate records and following the correct process from the beginning of the tenancy.

A managed service gives the landlord an established system for handling those responsibilities.

It cannot guarantee that a legal dispute will never arise, but it can greatly reduce the risk of one being caused by a preventable administrative mistake.

Protecting the property itself

Properties need attention even when tenants aren`t reporting problems.

Routine inspections can identify early signs of leaks, condensation, exterior deterioration or maintenance that may otherwise remain unnoticed.

The purpose isn`t to invade the tenant`s privacy. Inspections should be arranged with proper notice and conducted reasonably.

They give the agent an opportunity to see how the property is performing, discuss any concerns and recommend preventative work.

The most expensive repair is often the inexpensive repair that nobody dealt with six months earlier.

It isn`t only for inexperienced landlords

We manage properties for first-time landlords, experienced investors, people who live overseas and landlords who live only a few streets away.

Some simply don`t have the time. Others have the time but don`t want every repair call, compliance update or awkward rent conversation arriving directly with them.

Many landlords just prefer knowing that somebody is keeping an eye on their investment.

That isn`t laziness. It is a business decision.

If you own a rental property in Poole and want to understand what a fully managed service would actually do for you, speak to Lewis Dean Letting Agents.

We`ll explain the service clearly and let you decide whether the protection, support and peace of mind represent good value for your particular property.

What Do Landlords in Poole Actually Want From Their Letting Agent in 2026?

Fri, 07 Aug 2026 12:00:00 GMT

Ask ten Poole landlords what they want from their letting agent and you`ll probably receive ten slightly different answers.

Some want regular updates. Some want very little contact unless there is a problem. Others want advice on rents, legislation or expanding their property portfolio.

However, when you strip it all back, most landlords want the same basic things: reliable rent, a good tenant, a properly managed property and the reassurance that somebody competent is keeping an eye on everything.

So, what does good property management actually look like in 2026?

Rent on time remains the non-negotiable

Let`s start with the obvious one, because it`s obvious for a reason.

Landlords rely on their rental income. There may be a mortgage to pay, service charges, insurance, maintenance costs and tax bills—all of which continue whether the tenant has paid or not.

That means landlords don`t want to spend the first week of every month checking their bank account and wondering where the rent is.

They want a reliable payment system, clear statements and prompt action if a payment doesn`t arrive when expected.

No letting agent can honestly guarantee that a tenant will never pay late. What a good agent can promise is that the rent will be monitored properly and that a missed payment won`t sit unnoticed for several weeks.

Sometimes a late payment is simply a banking error. Sometimes it is the first sign that a tenant is struggling financially.

Either way, early contact gives everyone a much better chance of resolving the situation before one missed payment turns into several months of arrears.

Good tenants—not simply any tenants

In the current rental market, finding someone who wants to rent a property is rarely the difficult part.

Finding the right person is where the real work begins.

A landlord doesn`t need a letting agent to produce the longest possible list of applicants. They need an agent who will properly assess those applicants and recommend the person best suited to the property.

Referencing is an important part of that process, but it should never be treated as nothing more than pressing a button and waiting for a computer-generated pass or fail.

A thorough application should involve checking identity, affordability, employment, credit history and previous rental experience. Any inconsistencies need to be followed up, and the complete application needs to make sense.

Referencing reduces risk, but it cannot completely remove it. Experience, judgement and a fair, consistent selection process still matter.

A slightly higher rent means very little if the tenant doesn`t pay it reliably or the tenancy ends badly. Most sensible landlords would choose a suitable tenant paying a fair market rent over a risky applicant offering an extra £50 per month.

Someone who understands the rules

A growing number of landlords choose a fully managed service because they no longer feel confident keeping up with the legislation themselves.

That isn`t laziness. It`s understandable.

The first phase of the Renters` Rights Act reforms came into effect in England on 1 May 2026. The changes included the move to assured periodic tenancies, the end of new Section 21 notices and revised procedures for increasing rent and regaining possession.

The new rules concerning rent in advance, advertised rental prices and rental bidding have also changed how properties and new tenancies must be handled.

Landlords don`t simply need an agent who has attended a webinar and filed away the notes.

They need someone who understands what the changes mean for their particular property and tenancy.

A good agent should be able to explain:

What documents must be given to the tenant.
How and when the rent can be increased.
Which possession grounds may apply.
What evidence and records should be retained.
How the rules affect an existing tenancy.
When specialist legal advice is required.

The Government`s current guidance confirms the reforms that took effect on 1 May 2026, while further measures are being introduced in later phases. This makes ongoing compliance particularly important. GOV.UK landlord guidance and the implementation roadmap explain the changes in more detail.

Visibility without having to chase

There is a big difference between keeping a landlord informed and only providing information when they repeatedly ask for it.

In 2026, landlords quite reasonably expect to know what is happening with their investment.

They want clear rental statements, inspection reports, maintenance updates and confirmation that important work has been completed.

That doesn`t mean bombarding them with an email every time a tenant asks a question.

A managed service should handle routine matters without continually passing the work back to the landlord. However, the landlord should still be able to understand what has happened, what money has been spent and whether anything requires their attention.

Nobody wants to discover six months later that a repair was reported but never completed—or that a tenant has been raising the same concern repeatedly without the owner knowing.

Good communication is timely, relevant and easy to understand. It shouldn`t require the landlord to chase three different people for an answer.

The right rent—not an unrealistic one

Of course landlords want to achieve the best possible rent. A letting agent should understand the local market and make sure a property isn`t being let for less than it is genuinely worth.

But `the highest valuation` and `the best result` are not always the same thing.

An agent can suggest an unrealistic figure to win an instruction, but that figure means very little if the property then sits empty for six weeks.

A void can quickly wipe out any benefit gained from achieving an extra £25 or £50 per month.

The right rent is one that reflects the condition, size and location of the property, attracts suitable applicants and provides a sustainable return for the landlord.

That is where proper local knowledge matters.

Rental demand can vary considerably across Poole. The rent achieved in Upton may differ from a similar-looking property in Hamworthy, Creekmoor or Canford Heath. Even properties on the same road can perform differently depending on their condition, parking, garden, energy efficiency and presentation.

A good agent should be able to explain their recommended rent and support it with genuine local evidence—not simply tell the landlord the number they think will secure the instruction.

Problems handled before they become expensive

Landlords don`t employ an agent simply to forward maintenance emails.

If a repair is clearly within the agent`s authority and the agreed spending limit, the landlord should be able to trust them to arrange it properly.

The most expensive property problems often begin as very inexpensive ones.

A small leak, a loose roof tile or the first signs of damp may be relatively straightforward to address when identified early. Ignore the problem for several months and both the damage and repair bill can increase significantly.

Regular inspections, sensible communication with tenants and reliable contractors all help prevent those smaller issues from becoming major ones.

Landlords should still be consulted about significant expenditure and important decisions. They just shouldn`t be asked to manage every phone call themselves when they are already paying for a managed service.

A personal service

Finally, landlords want to feel that their property matters.

They don`t want to explain their situation again every time they contact the office or feel as though their property is simply another address on a large spreadsheet.

Personal service doesn`t require an enormous team or expensive technology.

It means knowing the landlord, understanding the history of the property and remembering what has previously been agreed. It means having somebody who takes responsibility for finding the answer instead of continually passing the landlord elsewhere.

At Lewis Dean, we believe good property management should give landlords confidence.

Confidence that the rent is being monitored, the tenant was selected carefully, the property is being looked after and the legal requirements are not being ignored.

Most landlords aren`t looking for constant sales talk or unrealistic promises.

They just want an experienced agent who does what they said they would do—and keeps doing it throughout the tenancy.

If you own a rental property in Poole and would like an honest conversation about how it is being managed, or whether a fully managed service would suit you, please get in touch with Lewis Dean Letting Agents.

No pressure and no sales waffle—just straightforward local advice.