February is likely to see a further uptick in invitations as those who seek a steer on what to do to their home before marketing to optimise ‘saleability’ and the sale price, get in touch. Others who are ‘match ready’, so to speak, tend to call us just a matter of weeks before going to market and so rather more spontaneous. The message for 2018 is that with no referendums or elections, the selling season is clear of major distractions and so far more likely to ‘spring’ into life. A competitive mortgage market means rates remain low and the economic effects of Brexit are far less negative than had been thought…partly because the global economies are strengthening. Accordingly if buying or selling, this could be the moment to ‘pop above the parapet’ and make that move….we’re ready, willing and able so do call!
Marishelle Gibson
Our enthusiasm as we entered 2018 was fuelled by a very successful closing quarter to 2017 allowing us to pass our annual targets. Our achievements over the year are now being heard by those considering selling. Invitations to advise are greater in number than for some time. Perhaps our ‘hybrid’ combination of attentiveness, experience and creativity but competitive because we aren’t on the high street is reaping dividends. Its become clear that resistance to the online agency experience is growing having spoken to those who have sampled this new concept. Apparently there isn’t the ‘hands on’ service, relationship building, or depth of experience and day to day handling so marketing campaigns and then the sale, once agreed, can drift. These agents simply cannot be viable unless they spend a limited amount of time on each contract. There’s no incentive to eek out every last £ of value in the negotiation process because they are a ‘sausage machine’ focussed on quantity rather than quality, often costing sellers many thousands of pounds on their sale and frequently far greater than the saving by using such an agent.
These opening months of a new year can be subdued as homeowners wait for spring conditions where longer days, more sunshine and growing gardens compel buyers to engage but we have a number of procedable, motivated buyers for all property types now. Mortgage lending volumes have increased significantly in recent months although re-mortgaging to secure longer term, inexpensive rates have made up a large proportion of this statistic.
Guide prices remain critical to a successful campaign but often over pitched by so many agents chasing so few houses…a temptation too great for the less scrupulous who overvalue to secure and then drive the price down to sensible numbers once they have their foot in the door. This shouldn’t be mistaken for a lack of ambition in our assessments but with an average 98% of our guide prices still being achieved, we think we are getting our pricing about right. Please don’t be fooled by over exuberance that cannot be delivered. We’ll provide you with hard facts and factual evidence to justify our opinion.
February is likely to see a further uptick in invitations as those who seek a steer on what to do to their home before marketing to optimise ‘saleability’ and the sale price, get in touch. Others who are ‘match ready’, so to speak, tend to call us just a matter of weeks before going to market and so rather more spontaneous. The message for 2018 is that with no referendums or elections, the selling season is clear of major distractions and so far more likely to ‘spring’ into life. A competitive mortgage market means rates remain low and the economic effects of Brexit are far less negative than had been thought…partly because the global economies are strengthening. Accordingly if buying or selling, this could be the moment to ‘pop above the parapet’ and make that move….we’re ready, willing and able so do call!
Situated close to the village centre this character property provides well designed and spacious accommodation along with annex and enclosed garden.
An extended z shaped entrance hall, featuring an impressive integral fish tank, provides access to the family room, utility and w.c and opens into a large, open plan, south facing kitchen / breakfast room. The kitchen / breakfast room has a range cooker and integrated appliances, vaulted ceiling and double doors onto a large patio area. The layout for this area is L shaped with the breakfast room leading into a dining room with oak flooring. The separate sitting room is double aspect with an open fireplace and adjacent study.
On the first floor there is a master bedroom with en suite bathroom and three further bedrooms and a family shower room.
The annex provides flexible additional accommodation separate to the house. It has an open plan reception room / bedroom with two sets of bi-fold doors into the garden, a shower room and further storage room.
The property is reached by a private driveway with ample parking and has a fully enclosed mature garden with lawned area, patio and borders.
The cottage is located close to Highclere, a popular village with junior school, village hall and pub. Situated in the North Wessex Downs Area of Outstanding Natural Beauty, Highclere is within easy access of the A343 and convenient for the ancient market town of Newbury, which provides leisure, cultural and shopping facilities as well as the famous Newbury Racecourse and fast trains to London and elsewhere.
Excellent commuting links also include proximity to the A34 and the M4 motorway.
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For further details please call 023 92 632275 or contact Kate Morton kate@countryhousecompany.co.uk
January 2018
As residential lettings and management agents we often get asked about the legislation surrounding electrical safety requirements for rental properties.
A provision of the Housing and Planning Act 2016 gave the Secretary of State, from October 2017, the authority to introduce Regulations requiring landlords to undertake Electrical Safety Checks. Although no such regulations have been introduced yet, Section 11 of the Landlord and Tenant Act 1985 requires the landlord to ‘keep in repair and proper working order the installations in the dwelling house for the supply of water, gas and electricity……’ The law does not explicitly require any form of testing however failing to make sure that electrical equipment and appliances are safe is a criminal offence. Should there be an accident it is likely that a landlord would be required to prove that due diligence was undertaken in ensuring the safety of electrical installations.
In addition electrical hazards are one of the 29 hazards that a local authority will consider if undertaking an assessment under the Housing Health and Safety Rating System. In the event that they deem some aspect of this to be a hazard there are a number of remedial actions that a landlord can be required to take.
To this end it is advised that in order to ensure the safety of the electricity supply an Electrical Installation Condition Report (EICR) is commissioned at regular intervals. This must be undertaken by a qualified electrician who will produce a report. This report will include any work required (either urgent or recommended improvements in line with current safety regulations) to ensure the overall safety of the system. A copy of this report will be provided to the landlord.
It is recommended that such a Report is undertaken every five years. However if there is reason to doubt that there are any safety concerns over the installations in the meantime an additional Report should be undertaken.
In addition the document ‘How to Rent: The checklist for renting in England’ that must now be given to tenants tells them that their landlords should provide them with a record of any electrical inspections and recommends checks every five years or on each change of tenancy.
The safety of electrical equipment (as opposed to installations) is covered by the Electrical Equipment Regulations. These regulations have recently been updated and the latest ones came into effect in December 2016. The regulations apply to any electrical equipment designed for use with a voltage rating of between 50 and 1000 volts for alternating current or between 75v and 1500v for direct current (battery powered). Effectively this means all moveable electrical equipment from a cooker to a table lamp.
The overriding requirement of the Electrical Equipment Regulations is that equipment must be safe to use. The portable Appliance Test (PAT test) is a test that can be undertaken on movable electrical appliances and is a useful means for a landlord to ensure that equipment is safe at the time of testing. Importantly it shows the landlord has demonstrated measures taken to ensure the overall safety of the electrical installation and equipment of a property rented out.
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Notes
- Information for the above was extracted from www.hse.gov.uk, ARLA Propertymark Guidance notes for Residential Letting and Property Management, GKJ Training and Consultancy for The Property Professional.
- We would recommend that any landlord seeking advice on electrical installation goes through a qualified electrician.
- For further details please contact Marishelle or Kate at The Country House Company marishelle@countryhousecompany.co.uk or kate@countryhousecompany.co.uk
Yesterday may have been labelled the most depressing day of the year but I am pleased to say that we kept our spirits up by reporting to Sue on our successful first two weeks. We have seen a marked increase in applicant registration and viewings on the same period compared with January 2017 and more viewings booked in the first week of January than in the entire month of December, an offer agreed on the first business day of the year and three new properties launched. We have 14 lettings properties available and with stock swiftly building up there is plenty to choose from.
Sales has been equally exciting with a viewing done, offer made and accepted all in one day, an exchange and completion in one day and more requests for market appraisals.
So we wake up on Tuesday morning with the sun shining, the phones ringing and far from being the darkest week of the year it is bright and exciting in The Country House Company; long may it last!!
Marishelle Gibson
The start of a new year for The Country House Company is, as for many, a time of hope and excitement plus cautious optimism for the year ahead.
2017 saw a lot of uncertainty particularly in the rental market with a battering of legislation combined with the government looking to reform the sector. The reforms proposed were no doubt with the best of intentions but are yet to be clarified and therefore a degree of uncertainly continues. The Country House Company is well placed to deal with changes in legislation and administration; our team are professionally qualified and regularly attend seminars and training courses run by ARLA Propertymark, GKJ Consultants and other training institutes. As members of ARLA Propertymark we are made aware of all the changes in legislation as they come in so we are able to give landlords and tenants professional advice and guidance in changing times.
That said our first day back in the office has given us every reason to be optimistic for the year ahead. We have had three requests for market appraisals both sales and lettings, requests for viewings both sales and lettings and the expectation of a sales exchange by the end of the week.
A wonderful start to the New Year and we wish the same for all our clients.
Marishelle Gibson
It is important that landlords are aware of the current legislation where legionella is concerned for rented properties.
Legionnaires’ is a pneumonia-like disease commonly caused by the inhalation of small droplets of contaminated water.
It is a legal requirement for landlords of rental properties to carry out or organize a Legionella Risk Assessment. Landlords must assess and control the risk of exposure of tenants to legionella to ensure the safety of their tenants.
This does not require an in depth detailed assessment and landlords can carry out the Legionnaire’s risk assessment themselves if the property is a single dwelling or a flat with its own water supply (hot and cold) and they are competent to do so.
In particular landlords should; understand the different types of water systems, understand Legionella bacteria and the factors which increase the risk of an outbreak in a domestic setting and understand the control measures which if present will reduce the risk of an outbreak within a domestic setting.
A practical risk assessment should include a site survey of the water system. The assessor should understand the water systems and any associated equipment in the property to conclude whether the system is likely to create a risk from exposure to Legionella.
It is important to identify whether:
• Water is stored or re-circulated as part of the system (particular areas of risk include water tanks, dead legs, shower heads and/or long runs of pipe work containing warm water)
• The water temperature in some or all parts of the system is between 20 – 45°C (hot water should be stored in any tanks at 60°C)
• There are sources of nutrients such as rust, sludge, scale and organic matters
• Conditions are present to encourage bacteria to multiply
• It is possible for water droplets to be produced and, if so, whether they could be dispersed, e.g. showers
• There are parts of the system that are used infrequently e.g. guest bathrooms
• It is likely that any of the tenants, residents, visitors etc are more susceptible to infection due to age, health or lifestyle and whether they could be exposed to any contaminated water droplets
If the risk assessment concludes there is no reasonably foreseeable risk or the risks are insignificant and are managed properly to comply with the law, the assessment is complete. Although no further action may be required at this stage, we would still advise landlords to take control measures such as;
• Flushing out the water system before letting the property.
• Ensuring cold water tanks have a tight lid to stop debris getting into the system.
• Setting control parameters to ensure water is stored at the correct temperature.
• Removing any unused pipework.
Tenants should be kept informed of any control measures and tell the landlord if problems occur with the water system or if the water is not heating properly. NOTE: The hot water should be set so that the water is heated up to 60°C.
Tenants should be advised to not interfere with the settings on the boiler or hot water system. On returning to the property after a period of absence (such as a holiday or student accommodation left empty) tenants should run all taps for at least two minutes. Where showers are installed at the property and used regularly the risks are reduced. However, tenants should be advised to regularly clean showerheads.
The Health and Safety Executive (HSE) does not recognise a ‘Legionella test certificate’ and health and safety law does NOT require landlords to obtain or produce one. Records of any assessments should be kept and follow up checks need to be carried out periodically. The assessment of risk is an ongoing process and not merely a paper exercise. The assessment should be reviewed regularly and specifically when there is reason to suspect it is no longer valid.
Further advice is available from the Health & Safety Executive, visit hse.gov.uk/legionnaires
The Country House Company work closely with fully qualified professional Legionella risk assessors and can give further advice or arrange for a test to be carried out. For all properties fully managed by The Country House Company the landlords have been made aware of their responsibilities and the risk assessments organized.
For further details please call Katie Denton at The Country House Company on 023 92 632275 katie@countryhousecompany.co.uk .
December this week and the first reports of snow falling in London are just coming in. Traditionally a frantic time for preparations, shopping, holidays and events it is not generally considered a frantic time, as such, in the lettings industry. However here at The Country House Company we launched 75% more properties last month than in the same period last year. Of those properties 25% of them have been let without even having been marketed and another couple of properties let on the first viewing. Of the properties we are currently marketing a number of them are available to move into before Christmas. So along with our preparations for festive season we have lots to be keeping us busy in the office!
Marishelle Gibson
We were delighted to see some of our favourite villages mentioned in a piece in this last HOME supplement of The Sunday Times. Indeed we have two houses in Buriton currently one of which is due to exchange imminently and the other is being launched with OPEN HOUSE this coming Saturday at £450,000 (attached). The article was about commuting to London and Petersfield was lauded as a great line into the City.
Patrick Glynn-Jones