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The Ultimate Agency Tech Stack: Marketing, Inspections, CRM, Leads & More

It’s no secret that when it comes to winning instructions, competition between estate agencies is fierce. 

But when the day-to-day running of your agency alone is so time-intensive, it can be difficult to invest in areas that can help you dominate your market.

This is where building out a robust tech stack can help.

Whether it’s interacting with clients, handling properties, managing compliance or conducting thorough inspections, there are a number of solutions out there that agents can make the most of. 

Imagine a system where electronic signatures are a breeze, and where every customer interaction, from the first hello to the final handshake, is meticulously organised. Picture a world where marketing isn’t just a shot in the dark but a targeted strategy, and communication flows smoothly. Inspections that are so straightforward that they seem like a formality. Transactions so seamless they redefine efficiency…

The good news is that the right tech tools can make this a reality for your agency – but only if they work in harmony.

Otherwise, as you move from one to the next, you’ll find yourself repeating data-entry, cross referencing between platforms, and having to double-check information to make sure you don’t miss something important. 

The team at Street Group knew this just wasn’t good enough – so have made it possible to not only cherry-pick the tech solutions that work best for your agency, but to seamlessly integrate them into Street.co.uk’s award-winning CRM platform.

Through Street Group’s Open API, your agency’s technology solutions will not only do their job well, but talk to each other to eliminate frustrating double data-entry and save you valuable time.

You see, Street.co.uk is more than just a CRM – it’s a complete ecosystem that changes the way agents operate. Beyond its core proposition as a standout CRM developed and maintained in the UK, Street.co.uk provides a truly expansive suite of market-leading solutions for the modern agent, giving agents a significant edge in a competitive market.

So, if you want to lead the way in your market and show that your agency isn’t just keeping up, but setting the pace, take a look at these game-changing, and more importantly, integration-ready, pieces of tech for your agency stack.

8 technology solutions every agency needs

  1. CRM
  2. Lead nurturing
  3. Electronic signatures
  4. Marketing
  5. Social media management
  6. Communication
  7. Inspections
  8. Transactions

1. CRM – Street.co.uk

What is it? Street.co.uk is a multi-award-winning CRM, built with bleeding-edge technology that no other agency software offers. Street.co.uk’s next-generation sales and lettings CRM is designed to deliver transformational success – helping agents become radically productive, stay well ahead of the curve and dominate their market by offering an impressive client experience.

Why is it important? With Street.co.uk, agents can…

Street.co.uk combines the most advanced technology, seamless workflows, and an unparalleled user experience to help propel agents forwards, not hold them back.

2. Lead nurturing – Spectre

What is it? Spectre is a platform that helps agents nurture leads through automated, personalised marketing campaigns.

Spectre supercharges agents’ marketing efforts with targeted tools like:

Why is it important? Lead generation and nurturing is crucial for agents looking to grow their market share. Agents may not always win first instructions, so nurturing properties at key times (such as when they’ve had to make a reduction to their price) by using Spectre’s triggers at immediate, 3, 4 and 6 week intervals, can help you gain trust with these vendors – and win the instruction. 

3. Electronic signatures – Xodo

What is it? Xodo is a tool that allows documents to be signed electronically.

Why is it important? In the bustling agency world, time is money. Agents using Xodo can speed up the signing process, ensuring deals are concluded faster and more efficiently. It eliminates the need for in-person meetings just for signatures, making transactions smoother and more convenient for both agents and clients.

4. Marketing – MovePal

What is it? MovePal is a marketing automation tool designed for the estate agency industry.

Why is it important? It enables agents to automate and tailor their marketing efforts, ensuring they reach the right audience at the right time. This precision helps in generating quality leads and elevates the agent’s market presence.

5. Social Media Management – Auto.social

What is it? Auto.social, available via Spectre, is an industry-specific social media tool that allows estate agents to create branded, visually engaging content for Instagram and Facebook, and automate their post frequency – for total efficiency. 

Why is it important? In today’s digital age, social media is a crucial platform for reaching out to potential clients. Auto.social helps agents create impactful, targeted social media campaigns, enhancing their online presence and connecting them with a larger audience.

6. Communication – Embryo

What is it? Embryo helps you to sync your Outlook emails directly into your Street.co.uk CRM. 

Why is it important? Clear and efficient communication is key in estate agencies.  See a real-time history of all your client conversations in one place, save hours of manual data entry, and give your team the context they need to close more deals with Embryo. 

7. Inspections – Inventory Base

What is it? Inventory Base is a powerful tool designed for creating and managing property inventories and inspections.

Why is it important? Conducting thorough inspections is essential for maintaining property condition and settling disputes. Inventory Base streamlines this process, ensuring inspections are detailed and documented, protecting both the agent and their clients. It has a range of built-in templates for many of the common inspections and checklists you need.

8. Transactions – Gazeal

What is it? Gazeal is a platform aimed at streamlining and securing the property transaction process.

Why is it important? Transactions are the culmination of the agent’s efforts. Gazeal helps in making this process transparent, faster, and more secure, reducing the risk of fall-throughs and increasing client satisfaction.

We’ll let you in on a (not so secret) secret

In the estate agency world, managing multiple solutions can be daunting. As we’ve mentioned, agents face the constant challenge of toggling between various platforms for different needs, whether that’s electronic signatures,, marketing, communications, inspections, lead nurturing, transactions, or social media management. 

They’re all important parts of the agency puzzle, but juggling them separately can lead to inefficiencies, errors, and a fragmented way of working that won’t do agents any favours. So, now we’ve highlighted the best tools for the job, you may be wondering how impossible a task it will be to integrate all these diverse systems – do you have the time, resources, and technical expertise?

Fortunately, you don’t need it. 

Thanks to the team at Street Group, many of the solutions we’ve been discussing – from Xodo to MovePal and Embryo to Inventory Base, are all directly integrable through Street.co.uk’s platform.

These integrations represent a huge leap forward in proptech, offering agents a simpler and more efficient way to manage their day-to-day. With Street.co.uk, all the moving parts of an agency tech stack can come together, enabling agents to provide faster, more reliable, and more comprehensive services.

In the end, it’s about making the agent’s life easier and their business more successful. Street.co.uk isn’t just changing the game, it’s redefining it, and Inventory Base is proud to be a part of that change.

Learn more about Inventory Base’s integration with Street.co.uk or visit Street.co.uk Integrations to see more of what’s on offer.

A Guide to Green Leases

Green leases represent a pivotal shift in the property industry, helping to reduce the environmental impact of real estate.

As agreements that incorporate terms to help manage a building's environmental impact, green leases align the interests of landlords and tenants towards energy efficiency and reduced carbon footprints.

In this blog, we’ll look at sustainable real estate practices, and how they are reflected in the property sector's response to a global call for greener, more responsible development and management of all kinds of properties.

Why are green leases important?

Real estate is a significant contributor to global carbon emissions and energy consumption. Buildings whether commercial or residential account for a substantial share of the world's energy use, making the push towards sustainability both urgent and critical.

In the UK alone, 16% of our total carbon emissions come from our homes. This is due in part to an abundance of ageing housing stock. Lloyds Bank states that the UK has “the oldest homes in the world, and the worst insulated in Europe.”

In the commercial space, green leases are beginning to slowly emerge as a way to counteract the damaging effects of real estate, while at the same time encouraging a collaborative approach to reducing environmental footprints.

Emerging legislation and sustainability standards throughout Europe are compelling property owners, developers and managers to adopt eco-friendly practices where possible, and regions with strict environmental regulations are seeing a higher adoption rate of green leases, driven by the need to comply with legal requirements and avoid penalties.

This hasn’t fully found its way into the UK yet, but some are starting to take note and plan for the future. Eventually, it is felt by many that this will make its way into the residential market, sooner rather than later.

The fact is, tenants and investors are increasingly prioritising sustainability in their real estate decisions. This has provided some food for thought for the industry at large, prompting developers and building owners in the UK to explore the potential upshot of green leases, both economic and environmental.

So, as we witness the rise in demand for buildings that embody the ideals of good environmental stewardship, green leases can be more than a regulatory compliance tool. Instead, they can become a competitive advantage and a badge of honour.

What typifies a green lease?

Green leases typically integrate provisions aimed at enhancing the environmental performance of the spaces. These can include clauses on energy efficiency improvements, water conservation measures, waste management practices, and maintaining high indoor environmental quality.

The responsibility for meeting these sustainability criteria is shared between landlords and tenants, so there is a focus on collaboration and clarity.

This model of shared responsibility is pivotal to the success of green leases because it encourages ongoing communication and cooperation between parties, ensuring that both landlords and tenants are engaged in the building's long-term sustainability, in an operational sense, too.

For instance, landlords might commit to providing energy-efficient infrastructure, while tenants agree to adhere to sustainable usage practices. After all, it’s no use having energy-efficient infrastructure priced in, if that same energy is going to be used irresponsibly.

What are the benefits and challenges of green leases?

The advantages of green leases extend across the property industry, offering value to landlords, tenants, and the wider community.

Landlords will certainly benefit from enhanced property values and marketability, as sustainable buildings increasingly attract eco-conscious tenants and investors, of which there are many these days.

The estate agents Rush, Witt & Wilson claim that “Eco-friendly features can massively enhance a property’s desirability and increase its competitive edge in the market. In fact, investments in sustainability can lead to long-term appreciation and higher resale values.”

Greener properties also tend to have lower vacancy rates and higher rental premiums, reflecting this growing preference for environmentally responsible real estate.

For tenants of commercial properties, green leases are shown to lead to operational cost savings, whether that’s through a reduction in energy use, responsible water consumption, or otherwise.

The emphasis on sustainable practices, therefore, should result in healthier, cost-effective spaces that align with corporate sustainability objectives, while at the same time enhancing occupant wellbeing.

Beyond individual benefits, green leases also contribute to wider environmental goals. The promotion of energy efficiency and resource conservation can help to reduce the property sector's overall carbon footprint. While the gains might seem marginal at the moment, the more widespread this trend is the greater the impact.

This is being driven by certain legislation and directives all around the world, such as the Corporate Sustainability Reporting Directive (CSRD) in the EU or the emerging Sustainable Disclosure Requirements (SDRs) here in the UK, which is currently under discussion.

Despite their many benefits, the adoption of green leases still faces a few hurdles. For some, the initial costs and the potential complexity of putting sustainable practices in place can be perceived as a deterrent for landlords and property owners.

This is where financial incentives, such as tax breaks or subsidies for energy-efficient upgrades, can (and often do) alleviate upfront costs and encourage investment in sustainability.

We’ve seen incentives like this in the UK residential sector already, with the Boiler Upgrade Scheme, or the Green Homes Grant, so the signs of moving towards greener properties are promising, though not quite widespread just yet.

Will we see green leases make their way into the residential space?

With that said, the future of green leases seems reasonably bright. There is an appetite for it, both from a tenant and investor perspective. Also, as ESG becomes more of a pressing concern in real estate more broadly, it won’t be long before we start to see that take shape in the residential sector, too.

However, the ability to deliver greener properties at scale requires two key things – technological advancements and evolving regulatory landscapes.

Innovations in building design, renewable energy, and smart technologies are already enhancing the sustainability of properties throughout the built environment, making sustainable practices more accessible and cost-effective for all kinds of profiles, not just the most wealthy.

The evolving regulatory landscape, on the other hand, is not quite there. Though it must be said that it is well on its way and there are plenty of promising signs on the immediate horizon.

The future of green leases

As environmental awareness grows and sustainability becomes a fundamental consideration in property development, green leases are poised to play an increasingly important role.

Although there have been quite a few changes in national policy for housing in recent years, leading to some confusion and uncertainty about where the industry is and the standard required of newly built homes, for example, supportive incentives like the Green Homes Grant are clearly opening the door to more sustainable residential properties.

In commercial real estate, green leases are symbolising a step in the right direction for sustainable development across the property industry. Not unlike prior advancements in real estate, the residential sector will inevitably soon follow that same pathway to environmental stewardship and enhanced property value, driving the sector towards a greener, more sustainable future.

Trading Standards Material Information: Background & Updates (October 2023)

In May 2022, the National Trading Standards enforced the first of their three directives, known as part A, which covers material information for property listings. Created to protect and inform prospective tenants and buyers when searching for a property, these material information guidelines remind property professionals, such as agents, not to willingly exclude specific information in property listings.

Recent updates to these material information guidelines have seen details for parts B and C released. These additional requirements will further govern the way that property professionals list and advertise a property, specifically around which information is mandatory to include.

In this blog we’ll outline the background of regulating listings in the UK, delve deeper into each of the three parts and look at what implications updates B and C will have for lettings agents and other property professionals.

An overview of material information

Different laws have been introduced in the last few decades to prevent misleading property descriptions. Each has left questions unanswered despite intending to create a fairer landscape for those looking to buy or rent a property.

The Property Misdescriptions Act

The Property Misdescriptions Act 1991 (PMA) made it a criminal offence to provide false information in 33 predefined areas. Created to clarify and protect consumers seeking a new home, it had an unintended result. It ultimately disadvantaged prospective buyers or tenants and put pressure on property professionals, because few agents wanted to inadvertently list inaccurate or misleading information, according to one RICS article.

Therefore, property listings became sparse in terms of detail and did not give the level of information required by the public.

The Consumer Protection from Unfair Trading Regulations

Introduced 17 years after 1991’s Property Misdescriptions Act, the Consumer Protection from Unfair Trading Regulations 2008 (CPRs) became the law that agents have to follow. The previous PMA legislation was repealed on 1st October 2013, with this new trading law seen as the solution to misleading information, including property listings.

However, whilst it established the legal notion of ‘material information’ it fell short of defining this concept in practical areas. Unlike the PMA, it did not specify a list of factors to conform to and could therefore be seen as confusing the situation.

Instead, the National Trading Standards’ definition of material information states that any unfair information that would otherwise impact a decision made by a consumer in relation to a property, like arranging a property viewing or putting in an offer to rent and going ahead with any other aspect of the process should be avoided. This can be negative or positive in nature, such as consciously misleading or omitting information within a property listing to make it more attractive to the public.

What is material information in 2023

Today, the National Trading Standards Estate and Letting Agency Team (NTSELAT) has been working towards establishing a fairer set of definitions regarding which information is governed under the concept of material information. This is to ensure consistency across the sector.

Cooperating with major property portals that include OnTheMarket, Zoopla and Rightmove, it aims to harness the technology of these and other platforms to regulate how agents describe a property. But there is also work to be done within printed brochures and agents’ websites.

This collaborative effort has sought to clarify the position and guide the approach of agents and other professionals, especially as different properties will be unique and consumers may expect different information. It has been agreed that three parts are to be introduced to shape the listings process, which we will explore next.

What is Part A?

The National Trading Standards website defines Part A of its three-part update towards the concept of material information. Already implemented since the close of May 2022, it reveals that this stage will require all property listings to include information that, “regardless of outcome, is always considered material for all properties regardless of location. This information generally involves unavoidable costs that will be incurred by the occupier regardless of the use of the property”.

Part A has been broken down into three aspects:

1. Tenure (for sales property listings)

If a property is classed as freehold it must be disclosed as ‘freehold’. If it is leasehold, it must be noted that it is ‘leasehold’ and state the current ground rent beside any review period, any current service charge information and the length of the lease.

Shared ownership property listings, where the buyer only purchases a percentage of a property, need to disclose the exact share that’s being offered for sale. There is a need to include any additional liabilities or obligations. Equally, if the property for sale is commonhold, this must be disclosed as ‘commonhold’.

2. Council Tax or Property Rates

Although these costs have different names depending on the location of the property, the National Trading Standards scheme specifies that its council tax band (in England, Scotland and Wales) or property rates (in Northern Ireland) must be disclosed within the listing.

3. The Asking Price or Rent

These guidelines vary depending on whether the property is advertised for sale or rent. Property listings must disclose the price “expressed as a numerical figure” where a property is being marketed for sale.

This reflects the view held by the National Trading Standards, which views the POA (or price on application) method as “unlawful” as it “contravenes consumer protection legislation” and withholds the asking price from the buyer. After all, the asking price is key information that the majority of buyers will require before making an enquiry.

Listings that concern rental properties must include the monthly rent and any initial deposit that renters will be required to pay.

Updates to Part B and Part C

In June 2023, it was announced by James Munro of NTSELAT, that parts B and C of the material information rules are to come into force.

“This year, in early Autumn, I am told we will start seeing early stages of information on utilities, building safety issues and flood risks”Munro stated, heralding the start of phase two of the intended updates.

Part B material information is information that must be shared by agents for every property they deal with. As National Trading Standards revealed: “(Part B) applies mainly to utilities and similar, where non-standard features would affect someone’s decision to look any further at that property.” Examples of this content include the property’s parking, construction and utilities options.

Part C guidelines require agents to include “Additional material information that may or may not need to be established, depending on whether the property is affected or impacted by the information.”

This applies to “properties affected by the issue itself because of, for example, the location of the property” and will support buyers/renters in their search for a home. Examples of this content include conservation area inclusion, listed status, easements, building safety and whether the home is on a known flood plain.

What does this mean for property professionals?

These directives look set to improve the industry for consumers, and property professionals will be given advice to help them meet these new directives. However, these changes will bring potential advantages and disadvantages for those working in the industry.

Agents

With these changes earning support from the Government as part of its Levelling Up agenda, indicating that similar legislation may be passed, agents need to update any property listings that fall short.

National Trading Standards manages investigations into trading standard offences, so it is wise for agents to comply with the CPRs as well as the three-part developments to meet their material information obligations.

However this situation is also ripe with positive opportunities for agents according to Beth Rudolf, The Conveyancing Association’s Director of Delivery, noting that part A has already had an impact. She believes there are “massive benefits, not just in financial terms with increased pipeline turn and time and money saved, but in driving a faster more efficient and less stressful process for everyone.”

Highlighting that such practices have already reduced the number of fall throughs by 60% in Scotland, and merited higher fees with happier clients in Norway, these directives look set to boost agents’ reputation, efficiency and profitability.

Conveyancers

It is expected that conveyancers comply with these directives to protect buyers as they are then less likely to pull out, in the event that information was witheld and the buyer had known prior to contacting the agent or booking a viewing. As with agents, conveyancing professionals need to be aware that the CPRs can already result in sentences of two years in prison in worse case scenarios, or advisory visits, letters and unlimited fines.

There have also been concerns that the traditional remit of conveyancers is becoming increasingly part of an estate agent’s role. However, it seems more probable that there will be a change in the selling timeline instead. The requirement for material information to be disclosed earlier in the marketing of a property creates opportunities for conveyancers to be involved from a much earlier stage.

Let Inventory Base Support Your Process

Many agents and conveyancers are already benefiting from our range of industry forms, features and templates including the BASPI, Propertymark PIQ and other required transaction forms, helping them conduct their duties with clarity and compliance.

Book a demo today to find out more.

The 5 Signs of Mould Toxicity

Landlords, property managers and inventory professionals need to understand mould toxicity and the effect it can have on their investment and those living within their property.

With increasing emphasis being placed on regulating and legislating against this often toxic substance, a series of news stories and amendments to the Social Housing (Regulation) Bill means landlords cannot overlook this red-hot topic if they’re to continue to meet best practice guidelines.

This article will cover what mould is, the legal repercussions, how to identify mould and damp in a property, as well as the signs of mould toxicity and how to eliminate mould.

What is mould and how is it toxic?

Black toxic mould is probably the most recognised variety in a property and can appear as black or dark green spots on floors and walls. According to experts, it appears following conditions of moisture, oxygen, temperatures between 4.4-38 degrees Celsius and paper or drywalls.

Found in damp areas of the home such as windows, showers and walls, particularly during the winter months, mould can multiply rapidly within a property. Deemed toxic, this fungus has spores which are released into the atmosphere, which are then inhaled, swallowed or transferred via the skin. They can be brought inside on clothing or other means, meaning your property is always susceptible.

Health issues for your tenants can arise from this exposure, with mould often described using three categories. These are allergenic moulds, pathogenic moulds and toxic moulds, the third of which creates hazardous mycotoxins or harmful chemicals that can, in worse-case situations, cause long-term illnesses or aggravate mould allergies, respiratory conditions such as asthma, or affect those with a weakened immune system.

With several tragic news stories affecting the property landscape in recent years, the issue of preventing and treating mould toxicity is now a legal responsibility, rather than merely an ethical one.

What are the legal repercussions of mould?

If you let, manage or compile inventories for properties, it’s vital to be vigilant for mould to prevent the financial and legal implications seen in a number of recent cases.

In June 2023, the Daily Mail reported how Eastbourne Borough Council was ordered to compensate a tenant £2,500 in damages and complete necessary repairs to her downstairs toilet, after failing to address the considerable mould that had built up in the room over a three-year period.

At a total cost of £3,000, this high-profile case covered in several publications reinforces the need for property professionals and landlords to address mould before it becomes a serious problem. The sum initially invested in preventing and treating black mould can save costly legal repercussions and bring peace of mind to landlords.

The sad case of Awaab Ishak, a two-year-old boy whose death was caused by the damp and mould in his home, which was managed by Rochdale Boroughwide Housing, is another tragic example of mould and damp’s side effects.

Named in his memory, Awaab’s Law will reflect amendments to the Social Housing (Regulation) Bill whereby social housing landlords are to investigate and fix damp and mould in their properties within stricter time limits. Awaab’s Law is currently in the final stages of becoming legislation and should receive Royal Assent to come into force this year.

This amendment to social housing laws accompanies the UK Government’s new announcement that social housing managers must obtain a professional qualification, which we discussed alongside criticism of these changes from the Regulation of Property Agents Working Group (RoPA).

Whilst the legislation will not affect the private rented sector (PRS), Alice Kennedy the Director of Generation Rent, is calling for this to be applied there too. She says “The government needs to take the issue of mould and damp in privately rented homes far more seriously”.

For landlords and property professionals outside of the social housing sector, it’s worth bearing in mind that similar legislation could be introduced to govern the PRS at a later date.

How to identify mould and damp in your home

Landlords should be on the lookout for signs of mould. Potentially damaging the floors and walls of their properties, The English Housing Survey 2021-22 identified damp in 11% of PRS buildings, highlighting the need to manage mould and damp from its onset.

Checks for these two substances can be carried out by agents or inventory professionals whilst they create their inventory reports in between tenancies. Landlords should then take the opportunity to look out for the key signs of mould and dampness during their regular property inspections, once the tenants are living in the property.

Inspect walls and floors, around windows and in all bathroom spaces as these naturally damp areas of a property can harbour the telltale signs of mould (black and other coloured spores). Be alert to musty odours and rotten smells which may be a result of chemicals such as volatile organic compounds as outlined in Fitness for Human Habitation and Housing Health and Safety Rating guidelines.

Stained or pungent carpets can also suggest that the property has mould and damp issues. Peeling bubbled paint or warped wallpaper could also be evidence of these concerns, so it’s worth checking the state of the decoration during each inspection. Bathrooms can reveal mildew and mould on their tiles and dark grout, just as their extractor fans can harbour spots of black mould and require frequent cleaning.

The 5 signs of mould toxicity

Not only do properties give away distinctive signs of mould and dampness. They can also cause a number of health complaints for the people living there. Sometimes referred to as ‘sick building syndrome’, there are 5 key signs that suggest your property needs to be treated for mould. Otherwise, you could find a high turnover of tenants, if not legal action.

One sign is feeling tired for no reason all of the time. Fatigue can happen to those occupying a property as a result of toxic mould. Not everyone in the same home will experience this symptom but it can significantly impact tenants’ energy levels.

Other signs of mould toxicity are hayfever-like symptoms or prolonged allergies that refuse to subside. This can affect people who’re exposed to mould as well as those with or without pre-existing allergies, who find that their eyes sting and water after prolonged time spent in the property.

Similarly, a congested or runny nose, sneezing, coughs and colds can be brought on by a rental home that has mould. As with the last sign (allergy-like symptoms), these will worsen if tenants spend long amounts of time there, such as remote workers spending all day in their rented property.

The next sign is often overlooked, but tingling or uncomfortable skin can be another sign of mould toxicity. Spread via clothing and onto skin, tenants who develop an allergy to the mycotoxins found in black mould will find that their body is reacting to its release of histamines in the form of burning sensations.

Asthma can also flare up more severely in homes with mould and damp surfaces. Spores can find their way into the resident’s lungs to irritate and inflame. There are rare but acute cases of allergic bronchopulmonary aspergillosis being triggered by mould toxicity.

How to eliminate mould from your property

As prevention is better and more financially viable than the cure, Inventory Base has addressed the removal of mould in a number of blog posts.

Our guide How to Prevent Mould and Damp outlines the best tactics for tackling these pesky situations. Also, consider equipping your tenants with the information they need to prevent mould by sharing our Advice for Tenants About Mould article.

Should mould spores appear, three quick tips for treating mould, which are covered in more depth in our Winter Mould article, are as follows:

1. Open windows regularly: Allow air to circulate especially in damp areas like kitchens and bathrooms.

2. Consider a dehumidifier: In rooms with limited airflow or stubborn mould infestations, a dehumidifier help remove excess moisture.

3. Choose anti-mould paint: Once the mould has bene removed apply paint to treat existing mould and prevent future growth.

Stay on top of mould and damp with Inventory Base

It’s always the smart choice to stop mould and damp spreading throughout the structure of a property to ensure the longevity of your investment.

Using the Inventory Base inspection app to log the signs of mould during each property inspection could help avoid the legal and financial consequences of mould toxicity and property damage.

By proactively monitoring the signs and taking steps to eliminate mould growth, you’ll stay on the right side of compliance and keep your tenants safe and happy.

Find out more by booking a demo.

Top 7 Property Franchises in the UK (2023)

Whilst nothing is set in stone (or bricks) in the property sector, investing in an agency or property franchise has the potential to create a promising return on investment. According to Luke Capital Group, most independent businesses have a success rate of 15%, but for property franchise businesses that figure is considerably higher at 85%.

One of the industry’s foremost news publications, The Negotiator, says that a property franchise is a tried and tested model guided that not only offers a recognisable brand, but advertising clout, the economies of scale as well as the support and training attached to being part of a large group.

Not surprisingly, franchises are becoming more and more popular as property professionals, like estate and letting agents, weigh up these advantages and disadvantages when striking out alone. However, knowing what is a good investment generally doesn’t help to narrow the field of competing franchise options.

So, if you’re looking for advice on where to invest your time, focus and finances, our guide covers seven of the best property franchises available in the UK.

The Best Property Franchises in the UK

1. Winkworth

Winkworth Franchising best property Franchise UK
Winkworth Franchising – Source: Winkworth

Winkworth pioneered the concept of a property franchise. Founded in Mayfair in 1835, this established group appears on the London Stock Exchange’s AIM and offers franchisees a prestigious brand name that’s expanded to just under 100 independent branches located across the globe.

Winkworth prides itself on knowing the respective local area and seeks local experts who know the market like the back of their hand. Currently looking to expand outside the M25 in order to complement commuter zones that could potentially benefit from the significant number of London relocations at the moment, as well as some regional areas that “having the Winkworth name would be an attractive proposition for”, this prestige brand is clearly looking to the future.

The cost of admission for joining this mid-premium level brand begins at £125,000-£200,000 for the initial 12-18 month term with a further £20,000 for a franchise fee (this grants ambitious estate and letting agents a 10-year term).

This attractive property franchise includes a host of benefits to accompany their reputation and 400,000 monthly website views. These include ongoing training for you and your staff in areas including accounts, IT and marketing, plus local PR and advertising assistance.

2. LSL Property Services

This extensive estate agency brand has recently announced a considerable restructuring as it completes its move to a total franchise model. In a statement to the LSE presented in early May 2023, LSL announced that “Long-term franchise agreements have been reached for 143 of its branches with agreements for the remaining 40 branches at an advanced stage”.

Offering property franchise opportunities for ambitious property professionals, LSL continued: “Following completion of these agreements, LSL will become one of the largest providers of estate agency franchise services in the UK, supplying services to a network of just over 300 branches”.

Now could be the right time to join given their increased share price following this announcement. Likewise, Estate Agent Today notes the group’s meaningful investment in new systems and technology and lower overall capital expenditure, which boosts the attractiveness of a property franchise with LSL.

Operating as Reeds Rains, Your Move and the LSLi group (consisting of 9 estate agency brands in the Home Counties area), those investing in a LSL property franchise can access long-term royalty agreements. Support is available in the form of a Business Development Manager for each branch, an annual conference for property franchise owners, an IT helpdesk, alongside audit and compliance, marketing and training support.

3. Belvoir

A giant of the property franchise sector, Grantham-based Belvoir has operated franchises since 1996. Since then, it’s flexed its business muscles to become the largest property franchise group in the UK.

Landlords trust Belvoir to manage in excess of 61,000 properties, with residential property sales and financial services also available. Its impressive cohort of 364 branches each have distinct territories and belong to a well-known brand. Featuring leading property franchise names such as Belvoir Lettings, Newton Fallowell, Northwood, Lovelle and Nicholas Humphreys, franchisees receive the brand recognition and support of these established names.

There are plans to increase this group’s reach across the country, yet Belvoir states that prospective franchise owners must still pass stringent requirements for Belvoir’s franchise license. This is to make sure that all Belvoir offices conduct their business at the highest possible standard. This attention to quality will certainly raise the brand’s growth and standing in the industry even further.

In return for £150,000-£200,000 (including £45,000 cash), investors can expect to receive updates and training so they can continue to uphold Belvoir’s core values (professionalism and good customer service). Areas include marketing, complaints handling, IT and compliance.

Other investment-worthy features are included to tempt new franchise partners. For example, a legal helpline acts as a safeguard for first-time franchisees whilst individual offices are free to offer a range of unique services and products such as landlord and tenant insurance.

4. Hunters

Hunters Franchise best property franchise UK 2023
Hunters Franchise – Source: Hunters

Originating in York more than three decades ago, Hunters now has over 200 offices located across the UK and belongs to The Property Franchise Group.

Offering their Hunters Personal model to work-from-home franchisees who want “all the freedom and flexibility of owning [their] own business, without jumping headlong into a high street estate agency”, they’re quick to reassure prospects that this doesn’t mean they’re left to their own devices.

Offering a wealth of support through their Hunters Academy, established in 2007 and approved by ARLA and NAEA, Personal Agents can also join online and face-to-face regional meetings for additional training. New property franchise owners can also access a personal coach for six months to help them hit the ground running. Overall, an emphasis is placed on supporting franchisees in terms of their continued personal and professional development.

Gone are the overheads of renting a large office. Hunters’ website entices their franchisees with the ability to “retain 90% of income”, “hold an area of prime responsibility” of approximately 20,000 homes and note they’ll have their “own social media accounts”. Retaining autonomy after signing a five-year deal, the figure for investment is £20,000 plus a packaged license fee, one set territory fee and a monthly marketing fee.

5. Century 21

With over 15 years of experience in the field here in the UK, this award-winning property franchise has been named as The UK’s Best Property and Estate Agency Franchise. Perhaps this success was due to Century 21 launching a trio of new business formats in recent years.

The Solo and Flex routes allow entrepreneurs and experienced agents to work remotely. They do however share territories with other Century 21 agents but can set their own working hours. No high street premises are required, which is likely to appeal to on-the-go franchisees. Century 21 Max, on the other hand, features a traditional brick-and-mortar high street space.

These three options have helped this 8,000 strong global franchise grow Century 21’s presence to 43 UK branches. Coupled with the power of joining a considerable international group, this potential to attract overseas buyers and tenants could prove a major selling point, as the brand is recognised throughout Asia and other parts of the world.

Other benefits include a Business Development Manager, additional earnings and partnership opportunities. In addition, property franchise owners can access in-house marketing support, comprehensive training and technology.

6. 247 Properties

Founded in 2023 with its main office in Doncaster, 247 Property Services thrives on living up to its name. An estate agent group, they work hard for their clients whenever they’re needed and describe themselves as a “family” of personal Estate Agents. Acting locally for their clients, joining this franchise means you’ll need to meet higher industry standards than the law demands and “only provide a first-class service”.

Members of ARLA Propertymark, the Property Redress Scheme and supported by the Client Money Protection scheme, those who invest in a 247 property franchise can rely on this group’s well-deserved reputation. TopFranchise.com reports that 247 Properties have ambitions to grow its network and are “looking for people who just believe that customers come first”.

For an initial investment of £15,000, franchisees can expect a healthy package of benefits that allow estate and letting agents to deliver high levels of customer guidance to their customers. Partner solicitors plus accountancy and IT advice are on hand to help them achieve this.

They also advocate flexibility for property franchise owners, meaning they can build their working lives around other commitments. Naturally, this move away from 9-to-5 hours means there’s a requirement to support customers whenever the seller or landlord calls them.

7. Pearson Ferrier

Pearson Ferrier Franchise best property franchise UK 2023
Pearson Ferrier Franchise – Source: Pearson Ferrier

This Greater Manchester property franchise is a good move for those looking to establish income from multiple sources. It offers keen entrepreneurs the opportunity to offer commercial property services and lettings as well as domestic lettings. Allocated a significant area free from the competition of other Pearson Ferrier franchises, property franchise professionals benefit from having their own part of the property market under this umbrella.

Considerable training and advice will also be given, backed by their expertise and success in business for more than 25 years. Founded in 1996 with a “shared vision in mind”, Pearson Ferrier offers clients an impeccable service, with an aim to ensure that all property transactions are completed as smoothly as possible.

There are three levels of franchise packages to choose from. Becoming a Premium Agency costs £29,950 (plus VAT) which grants partners a 10-year license besides an exclusive area comprising 235,000 houses, full marketing support and quick growth with cost-effective set-up costs.

Alternatively, a Property Specialist can expect a price on application, a 5-year license to operate in an area of 78,000 properties exclusive to them, low set-up cost and full marketing support. Pearson Ferrier’s website cites this package as “perfect for your work/life balance”.

Finally, the Conversion package allows lettings and property agents to rebrand under the respected Pearson Ferrier brand. Given this national support, tried and tested systems and the prestige of this property franchise, franchisees can take their business to the next level.

Manage your property franchise the right way

After narrowing down the field of options, franchisees deserve the highest quality technology and support. Inventory Base’s Inspection and Property Inventory Software offers both by helping property professionals and their employees to stay up to date with admin and property-based tasks.

Book a demo today to see for yourself.

Accurate Meter Reading: The Key to Successful Property Management

Taking an accurate meter reading can be the bane of every inventory professional’s working life. Even the most skilled inventory clerks can struggle to locate the physical meter unit. Then once they have, they’ll often encounter a wave of different formats and obstacles to overcome before a precise reading can be confidently recorded. This can lead inventory providers to concentrate their efforts elsewhere.

Yet, the current cost of living crisis shows no signs of improving in the next twelve months. This, coupled with record-high utility prices means that the recording of meter readings is crucial in helping to provide accurate fuel bills to renters and landlords, so this vital task shouldn’t be overlooked.

Always here to support your property management responsibilities, discover our top tips on how to capture accurate meter readings, based on advice from leading utilities providers and more.

Why are Energy Costs so High?

There is a heady mix of factors contributing towards the current sky-high energy costs experienced by both tenants and landlords. In a previous article Tenant Fuel Bills – The Importance of Energy Meter Readings, we noted the rise in global demand for gas as the world’s economies recover from the pandemic alongside the depletion of reserves caused by last year’s exceptionally severe winter.

The first factor, increasing demand, has caused wholesale gas prices to rise an eye-watering 250%. Combined with adverse weather, this has not lowered the UK’s 85% dependence on gas-powered electricity. People still need to heat their homes.

Naturally, people on both sides of the private rented sector have been alarmed at the rate of this increase in cost. The income generated by tenants’ rents is there to support the private landlord’s mortgage, with the latter party equally worried about the cost of heating/powering their own home as well as receiving their tenant’s monthly rental payments.

Faced with the consequences of a raised energy price cap, which increased 53% in April 2022, many well-meaning tenants are switching to a smart meter to ease the impact of higher energy tariffs on their income. However, there’s reason to be cautious. Promoted as a convenient way to submit a meter reading, they’re by no means foolproof and do not save money in and of themselves. Instead, they simply display how much energy is being consumed at any one time.

That’s why manually collected meter readings still have an important role to play in property management today.

Taking accurate meter readings contributes towards a well-managed property. It records how many units of utilities the last resident(s) of a home or apartment consumed.

There are three types of readings to measure:

Taking multiple accurate meter readings may seem time intensive when you factor in locating the units. But it’s a worthwhile task as it avoids confusion, disputes and unexpected costs once a tenant moves out. Meter readings protect both the landlord and the incoming tenant(s) from potential costs incurred by the previous tenant.

Similarly, up-to-date meter readings taken in between tenancies, tell everybody involved what these readings are on that specific date. It means the new tenant can track their energy use and not be liable for previous tenants’ bills. Failure to do so means the tenant “can quickly become in debt, as the energy provider estimates [their] usage based on previous tenants” and the landlord may not be too happy to receive a bill addressed to them.

However, accurate meter readings state a baseline for the future tenant(s). It’s then their responsibility to pay for their usage (after the inventory) and not that of the landlord.

Some energy companies encourage monthly meter readings to be submitted. This can be either instead of or alongside an automated smart meter reading when, for example, the property has a combination of these and traditional non-smart meters. Incidentally, a landlord cannot prevent their tenants from having a smart meter fitted.

Action is also required at the end of a tenancy. Home Let advises outgoing tenants to “contact the energy company immediately to notify them” and “make sure to leave an address to which they can send outstanding bills”. This avoids difficulties for the landlord in recovering outstanding debts.

Smart meters have been promoted as a way of confirming what the property’s gas, water and electric meter readings were at the time of transition. But, this practice should be continued at regular intervals by the tenant(s) after the move-in date to protect the credit they’ll build up each month, following the alarming collapse of several energy suppliers.

Generally speaking, a smart meter will submit a reading every 30 minutes for a more up-to-date picture and precise bill. However, few would argue that reading a smart meter or traditional meter is a straightforward activity.

Smart energy meter for accurate meter reading
Experts warn that smart energy meters don’t always produce an accurate meter reading

How to conduct an accurate meter reading

Every inventory clerk needs to know how to take a meter reading to better serve their client (the landlord). But taking an accurate meter reading can be easier in theory than in practice.

Thankfully, many of the leading utilities companies now issue advice to tenants on their websites. These resources are valuable to those compiling property inventories between tenancies.

You can access some of their guides below:

The consumer watchdog Which? has also issued advice describing the different categories of electricity and gas meter models found in the UK, including prepayment and variable-rate economy 7 and 10 electricity meters. Their guide on how to read your gas and electricity meters offers an overview of how to complete accurate meter readings from other providers, such as recording a Utility Warehouse meter reading.

Inventory professionals may also encounter interchangeable meters when inspecting a property. For example, OVO Energy has allowed those signed up to their utilities group to switch remotely between pay-as-you-go and credit models. This helps them to monitor their energy use and prevent getting in debt. Taking a ‘Secure Liberty 100’ meter reading is complicated given the various displays to navigate, but it’s explained in more detail here.

The above EON meter reading guide also specifies how to take dial (clock-like), digital, mechanical and smart meter readings.

Taking the time to discover how to read each specific type of meter (including both metric and imperial) may feel like a huge endeavour, but it will ultimately result in more satisfied clients across the property management industry. This can only raise your reputation and that of inventory professionals generally.

Meter reading advice from the utilities companies

On top of the advice already seen, it’s worth noting that energy providers have issued further tips to help their customers and inventory professionals achieve more accurate meter readings. Much of their advice focuses on smart meters, which represent “over 40% of all domestic and small business meters.

The British Gas website clearly states that whilst some smart meter customers believe they don’t have to send meter readings, some first-generation smart meters are not compatible with all energy suppliers, so they can’t send reads. This once again highlights the importance of inventories compiled by property and inventory professionals.

Likewise, EDF allows customers to adjust the frequency of sending a reading to every 30 minutes. Rather than do this manually, smart meters are said to give the most accurate picture of energy use.

Whilst this may appear irrelevant to those creating an inventory, the information they generate is valuable for tenants, too, helping them monitor their energy use and save landlords from the headache of dealing with inaccurate bills after the tenancy has ended. An EDF meter reading is a flexible example of more frequent information producing an increasingly accurate report.

Finally, remember to always photograph the meter reading, including the unit’s serial number, for your records and added peace of mind.

Accurate meter readings are an essential part of completing any property inventory

The advice in this article is there to make the job of any property management company or inventory clerk easier. Reflecting our ethos of simplifying the process of letting out properties, the Inventory Base property inventory software has a designated space to log accurate meter readings once they’ve been taken, along with any supplementary evidence like photos.

In a time of great uncertainty across the property sector, you can depend on Inventory Base to support landlords whilst ensuring that everyone avoids disputes and unexpected energy bills.

Book a demo today to see how Inventory Base can help!

Renting Out a Property for the First Time? A Landlord’s Guide to the Most Asked Questions

Renting out a property is a considerable but rewarding commitment. When purchasing a property for someone else to live in, the best way to get the most out of your investment is to remember that it is a two-way transaction. While most landlord-tenant relationships are amiable, understanding your responsibility and rights as a landlord before you rent out your property for the first time will help you set a strong foundation from the start.

When faced with a property issue, most tenants turn to Google first to find out how to approach the situation with their landlord. When your tenants come to you with a problem, it’s best to know how far your responsibilities go and when they need to find a solution for the problem themselves. For this reason, we’ve answered some of Google’s most popular questions about landlords and tenants to help you get started before you rent out your first property.

Responsibilities

Are landlords responsible for soundproofing?

If your property is the site of the complaint, for instance if a flat below yours is complaining about excess noise, you might be responsible for dealing with this issue. To avoid this, consider the ways in which you can prevent noise complaints to begin with. If you are renting to a family with children, it might be more cost-effective to fit carpets in the main rooms than have to add additional soundproofing/insulation after noise complaints.

If your tenant is complaining about excess noise, be it from either side, above or in the area, it isn’t your immediate responsibility to manage the noise but helping your tenant can keep your relationship on good terms. You may want to contact the other tenants or landlords of the property this is the site of the complaint to see if they are willing to deal with the problem. Failing this, you can also help tenants raise a complaint to the local authority to deal with the situation.

It’s in your interest to encourage a positive and comfortable environment for your tenants to live in so dealing with their noise complaints or complaints against them will help with this in the long run.

Are landlords responsible for pest control?

The responsibility for dealing with pests will depend on a number of factors. For instance, a landlord is generally responsible for dealing with pests where it’s evident that pests have entered the property because of a structural issue or where your contract states that the landlord is responsible for all habitability issues around pests.

However, if it can be proven that pests are present because of something the tenant has done, for example, leaving food open, it will be the responsibility of the tenant to deal with or pay for pest control.

If it’s unclear whose responsibility it is, it generally falls to the tenant to deal with. Although, this may cause issues with your tenant and may irreparably damage your relationship. Your responsibility as a landlord is to provide comfortable, habitable housing, so it may be more beneficial to deal with pest problems even when the responsibility is mainly on the tenant.

Are landlords responsible for lightbulbs?

Typically, tenants are responsible for minor repairs such as changing light bulbs. A landlord would be responsible if there was a fault with the wiring, as well as conducting regular electrical safety inspections.

Are landlords responsible for mould?

It is the duty of the landlord to ensure a home is free of damp and mould as part of the requirement to provide a habitable living space. To deal with mould problems, you may need to ensure proper ventilation is possible in the property or provide materials to help reduce condensation in the affected areas.

Rising damp caused by structural issues may be costly to remedy but will be essential to providing an attractive place to live both for your current tenants and any others in the future.

However, damp caused by condensation, such as through dry clothes or poor ventilation in bathrooms may be the responsibility of the tenant. If your interim property inspections reveal an issue with mould which is the result of the tenant’s behaviour, you may need to have a conversation about ways they can remedy the problem to best protect the quality of your property.

As living with mould can endanger a tenant’s health, it’s vital that these problems are dealt with in a timely manner and in a way that avoids damaging the relationship between tenant and landlord.

Are landlords responsible for replacing carpet?

Landlords are responsible for the cost to replace carpet when the carpet has been subject to general wear and tear. Tenants may be responsible if it can be proven that damage caused by them is the reason the carpet needs to be replaced.

When it comes to replacing carpets, the inventory will be essential in determining standard wear and tear and tenant intervention. With obvious issues such as iron burns or stains, inventory pictures will show that these problems were caused by the tenant. Taking accurate photographs before tenants check-in ensures your investment is protected and shows the tenant what condition they need to leave the property in when they move out.

Are landlords responsible for replacing a refrigerator?

While there is no statutory requirement for landlords to repair or even provide white goods, there may be contractual expectations to provide repairs if the landlord has provided items like a fridge or washing machine.

Tenants also should not be held accountable to standard wear and tear on white goods and it’s generally a good idea to cover these costs to keep your tenants and happy and their living environment habitable. 

If interference by a tenant has caused damage to the refrigeration, they will most likely be obliged to pay for the repairs. This may be hard to determine and accusations can cause unnecessary problems so scheduling a review before any work is carried out could be a good way of avoiding disputes.

Does the landlord or tenant pay council tax?

In most cases, the tenant is responsible for paying council tax as most tenants live in properties not also occupied by their owners. However, if you are a landlord who lives in the property and rents out a part to others, the responsibility of council tax will fall to you.

There may be other examples where the landlord is responsible for council tax, for example in a house of multiple occupancy (HMO) even when the landlord isn’t an occupant, or where you have agreed with the tenant that the council tax will be included in the rental contract. In these instances, you will likely have already adjusted the cost to each inhabitant to cover the cost of the tax.

Does the landlord or tenant pay for broadband?

In most cases, the tenant will be responsible for arranging and paying for the utilities, including broadband. Some landlords may choose to include utilities in the rental cost to attract tenants, in which case, you as the landlord will be responsible for paying for the broadband. 

Before move-in

Can landlords refuse pets?

A new standard tenancy agreement drawn up by the government in 2021 means that consent for pets is now the default position on all rental contracts. This doesn’t mean that allowing pets is mandatory, though, and landlords are able to object within 28 days of a pet request by a tenant.

If you feel your property isn’t big enough or there are other issues with keeping a pet in the property, you will be able to submit this in writing to deny the tenant to rent with a pet.

If you agree to tenants renting with pets, you may also want to consider other measures to protect your property and defend against additional wear and tear, such as a higher deposit or an extra charge included in the rent. This can be agreed at the beginning of the tenancy or if the tenant submits a pet request during their tenancy.

How do landlords check tenant credit?

As a landlord, you’ll want to make sure that your investment is covered by the rental income from your tenants during their entire time in your property. To do this, credit checks to review income, credit history and other references can paint a picture of a prospective tenant’s reliability.

Credit checks may be carried out by your estate agent if you have instructed them to do so. You may also use an independent service to review your tenants. These services are offered by financial institutions and lenders. 

It’s advised that you use a professional service to conduct credit checks as this will protect you from loss of income in the future and ensures you have an established reference for their financial ability should they be unwilling or unable to pay rent in the future.

What does landlord insurance cover?

What is covered in landlord insurance will depend on the policy you have purchased and can cover many things, including contents insurance, loss of rent and insurance against fire or flood.

Your insurance will also be dependent on the property you own. For example, the building insurance for a flat is usually covered by the building owners, so you will only need to cover contents and any other policies you wish to include.

What questions should a landlord ask a prospective tenant?

Questions to ask prospective tenants will vary depending on your personal preference, as well as the property type and the area. Some common questions you might want to keep in mind that can help paint a picture of a tenant’s character include:

While the answers to these questions may not be enough to encourage you to accept or deny a tenancy, they will give you an understanding of the applicant and help you plan out how to manage the property during the renting period. For example, if your tenants are smokers, you may want to arrange more regular interim checks to confirm they aren’t smoking inside the house.

During the tenancy

How much notice does a landlord have to give before an inspection?

You should give tenants at least 24 hours notice before someone will be attending the property and agree a time that is convenient for all inhabitants to best ensure a positive relationship. This should be the case for inspections, repairs and any other visits you or another party needs to make.

It’s important to remember that your property is your tenant’s living space and respecting their privacy will be beneficial to both you and them in the long run.

Can landlords enter property without notice?

As the rental agreement establishes that the tenant is paying you for the exclusive use of the property as their living space, it is actually trespassing to enter the property without their consent. As previously mentioned, you should aim to give your tenants at least 24 hours notice of any visit to the property.

This is not usually the case in the event of an emergency, for example a burst pipe, a flood or a fire, but in all other cases it’s imperative that you respect your tenant’s privacy during the time they live in your property.

Should tenants be allowed to redecorate the property?

This is something that you will need to discuss with your tenants before they move in and during their tenancy. The rental agreement will often specify requirements in regards to decoration, such as tenants being unable to put hooks or nails in the walls, but allowing tenants to decorate a property can have its benefits.

Tenants who invest money into the property they’re staying through painting, hanging wallpaper or hanging pictures are more likely to stay put for longer to get the full benefit of their work. With long-term tenants, property owners don’t have to spend time and money sourcing new tenants regularly so allowing your tenants more freedom with their living space can actually be financially beneficial.

If you allow your tenants to decorate the property, it’s a good idea to establish ground rules and requirements. For example, it may be that they agree to redecorate when they leave to avoid discouraging new tenants who view the property or you may want to require them to deal with holes and stains left by fixtures and blue tack.

What happens if I can’t afford landlord repairs?

Property repairs can be a costly problem. Whether it’s a leak, a structural issue or a faulty boiler, the bill for calling out a contractor is sometimes more than you as a landlord can afford. 

It’s in the interest of you and your tenant to fix issues as soon as possible, so establishing a savings fund in case of emergencies is a good idea for any new landlord. You may also want to consider additional insurance like boiler cover to avoid costly bills before tenants move in.

The good news is that it’s illegal for tenants to withhold rent in the event repairs aren’t completed, but getting to this stage could result in irreparable harm to your relationship with your tenants. In addition, it’s your obligation as a landlord to provide a habitable living environment so dragging your feet on things like the boiler can be in opposition to this obligation.

If you don’t have the money to complete repairs, you may be able to negotiate with your tenants to have them cover the costs. However, this may mean that the money is deducted from their rent in the future so it’s in your best interest to co-operate and handle the repairs yourself.

The end of a tenancy

How much notice does a landlord have to give for an eviction?

The most typical method of eviction is by issuing a Section 21 notice. When issuing a Section 21 notice, you need to provide two months’ notice before the intended eviction date. With a Section 21, you don’t need to specify the reason for the eviction but this can only be issued to those on a rolling periodic tenancy or a fixed-term tenancy with a break clause. 

For other tenancies, a Section 8 notice may be issued with two weeks notice if you can prove antisocial behaviour or the tenant is in six months’ rent arrears. For other reasons for eviction, you may need to review the requirements set out by the government, but it is typically up to two months’ notice. 

Can landlords increase rent at any time?

You can only change the rent you charge tenants at specific time or through specific clauses in the contract. For example, with a fixed-term one-year tenancy, you may be able to review the rent once the year has ended and renegotiate with your tenants before they agree to a new term. 

If your rental agreement has a rent review clause, you will be able to review the rental costs at designated times during the tenancy. The contract must state how and when this will be done before the tenant agrees to it.

Generally, for a one-year tenancy agreement, you’ll need to give six months notice before increasing rent.

Can landlords change locks?

It is illegal to change the locks on a property without giving notice to your tenants. You have agreed to rent the property to your tenants and provide them with the right to privacy. In the same way as you are not allowed to enter the property without their consent, you are not allowed to change the locks on them without notice.

If you are in the process of evicting your tenants, you are still unable to change the locks until they have officially left the property. In the event of bailiffs being brought in to evict your tenants 

When should I deduct from the deposit?

One of the main reasons you’ll need to deduct from a tenant’s deposit when they leave the property is for damage to the property. This can include carpets, furniture and walls. This is where an inventory and regular inspections will be essential in mediation and protecting your assets. 

A thorough inventory on check-in will ensure tenants know what condition you expect the property to be left in and also provide a record for the condition of the property before the current tenants move in. If any damage is caused to the flat during the tenancy, interim inspections will help identify them before the tenancy is over and help establish whether they are the result of wear and tear or the responsibility of the tenant.

When it comes to check-out, another inspection will help classify the final condition of the property and give you an accurate comparison of the treatment of the property by the tenants. If the property is damaged or soiled in any way, you will reasonably be able to deduct from the deposit to recover the costs of replacing or fixing the issues. Deductions from the deposit can be disputed by tenants, which is why a thorough inventory is essential in proving your case for why you should be compensated from the deposit.

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Becoming a landlord is an investment of time and money so being prepared to deal with tenants respectfully and legally can help you save on both while protecting your assets in the long term. It’s always important to remember that the relationship between landlord and tenants is a two-way street and, as long as both parties act with each other’s interests in mind, you should find great benefit in your landlordship.

For support with residential inspections and inventories, start your free trial of InventoryBase today or get in touch with our team for more advice.

FAQ – Self-Service Tenant Pre Check Out Notes

What are pre check out notes?

It’s a template that enables the tenant to capture the information you would normally receive/collate when meeting the tenant at the check out appointment but with current restrictions in force due to social distancing this is currently not possible. 

Why have you introduced this as a service; surely we do this at check out? 

The self-serve template has been added to our self-service options in direct response to the TDS advice to help manage any delay between the date the tenant vacates the property and when the inventory clerk can safely attend. See full guidance here: Tenancy deposit scheme – Covid-19

Does it mean there won’t be a check out report completed on the property?

No. The self-serve option is merely to help tenants to record any issues that they would normally advise the inventory clerk of during a check-out appointment. A full check out report should be conducted as soon as possible after the tenant has vacated the property and is safe to do so under current COVID-19 guidance. 

Will landlords and agents now opt to use this template instead of my services?

This is very unlikely as inventory reports are detailed and the self-serve pre check out notes template is designed to capture only the basic information needed to ensure the property is both safe and secure until the check out report can be completed. 

What happens to the information once the tenant submits it?

It becomes part of the audit trail for the property and can then be referred to by the clerk when completing the full check out and, if needed, added to the information supplied to the deposit scheme should a dispute be raised. 

What happens if the tenant intentionally fails to mention any major issues in the pre check out notes?

A prompt field for the tenant has been added to the start of the template to ensure they understand their responsibilities under the tenancy agreement