Month: July 2024

When it comes to marketing your HMO property, first impressions are everything. As a landlord, you want to showcase your property in the best possible light to attract potential tenants quickly and efficiently. One of the most effective ways to achieve this is by investing in HMO professional photos. While it may be tempting to save money and take photos yourself, this can be a false economy. Here’s why professional photography is crucial for your HMO property and how it can impact your bottom line.

The False Economy of Skipping HMO Professional Photos

Many landlords believe that taking photos with their phone is sufficient, especially when they are mindful of their budget. However, this approach often leads to longer void periods and missed rental income. Properties marketed with high-quality photos attract more attention, which can significantly reduce the time your property remains vacant.

Cost of HMO Professional Photos vs. Cost of Voids

Let’s break down the costs. A professional photoshoot for your HMO property may cost around £300-£500. This expense is minor compared to the potential cost of void periods. For instance, if your HMO has an average rent of £600 per room and remains empty for an additional month due to poor-quality photos, you could lose £600 per room. If you have a five-room HMO, that’s a potential loss of £3,000 in just one month.

Moreover, the cost of professional photos is insignificant compared to the overall refurbishment costs. After spending thousands on refurbishing your property, skimping on photography is like baking a beautiful cake and then serving it without icing. The photos are what will draw tenants in and showcase the quality of your refurbishment.

Why HMO Professional Photos Matter

Professional photographers have the skills, equipment, and experience to capture your property in the best possible way. They know how to use lighting, angles, and staging to highlight the key features of your property. Here are a few reasons why professional photos make a significant difference:

Enhanced Visual Appeal

Professional photos make your property look more inviting and spacious. Photographers use wide-angle lenses to capture the full scope of a room, ensuring that potential tenants get a clear and attractive view of the space.

Increased Online Engagement

Listings on platforms like SpareRoom with high-quality photos receive more views and enquiries. Properties with professional photos stand out more in online listings, leading to increased engagement from potential tenants. This increased engagement can lead to quicker tenancies and reduced void periods.

Competitive Advantage

In a competitive rental market, having professional photos can set your property apart from others. Potential tenants are more likely to be attracted to listings with clear, high-quality images. This competitive edge can make all the difference in securing tenants quickly.

Staging Your Property for Success

In addition to professional photography, staging your property can further enhance its appeal. Staging involves arranging furniture and decor to create a welcoming and aesthetically pleasing environment. Here’s why staging is essential:

Showcasing the Property’s Potential

Staging helps tenants envision themselves living in the property. It highlights the functionality of each room and can make small spaces appear larger and more usable. When tenants see a well-staged property, they are more likely to feel a connection and make an enquiry.

Highlighting Key Features

Staging allows you to draw attention to the best features of your property. Whether it’s a spacious living area, a modern kitchen, or a cosy bedroom, staging can enhance these features and make them stand out in photos.

Creating a Positive First Impression with HMO Professional Photos

A well-staged property looks tidy, organised, and well-maintained. This positive first impression can make potential tenants more confident in the quality of the property and the landlord.

The Unique Opportunity When the Property is Empty

The ideal time to take professional photos and stage your property is when it is empty and newly refurbished. At this stage, the property is at its best—clean, uncluttered, and ready to impress. Once the property is tenanted, it will never look the same again. Tenants’ personal belongings and varying levels of tidiness can detract from the property’s appeal in photos.

By capturing high-quality images during this unique window, you ensure that you have the best possible marketing materials to use for future listings. These photos can be reused whenever the property becomes vacant, making them a long-term investment in your marketing strategy.

Confidence Property’s Approach

At Confidence Property, we understand the importance of presenting your HMO property in the best possible light. We recommend all our landlords invest in professional photography and staging to maximise their property’s potential. Our experience has shown that this approach leads to quicker tenancies and happier tenants. By partnering with us, you can benefit from our expertise and commitment to showcasing your property effectively.

Maximise Your Property’s Potential

Investing in HMO professional photos and staging for your HMO property is not just an added expense; it is a strategic investment in reducing void periods and maximising rental income. The cost of professional photos is minimal compared to the potential losses from extended vacancies. High-quality images attract more enquiries, create a competitive advantage, and present your property in the best possible light.

Don’t fall into the trap of false economy. Ensure your property stands out in a crowded market by investing in professional photography and staging. This small investment can make a significant difference in your property’s success.

At Confidence Property, we offer a bespoke professional photo and staging service to help you maximise your property’s potential. To find out more, click here for a callback.

As the deadline for Salford’s new Article 4 Direction approaches, investors planning to convert a property to an HMO (House in Multiple Occupation) in Salford (Swinton, Worsley, Walkden, and Little Hulton) need to be fully prepared. Ensuring your development complies with the new regulations before the 17 November 2024 deadline is crucial to avoid future planning permission issues.

Understanding the New Article 4 Direction

Salford City Council first implemented an Article 4 Direction in November 2018, requiring planning permission for converting dwellinghouses into small HMOs in specific areas. This policy initially covered all Central Salford wards and parts of Barton and Eccles. However, an additional Article 4 Direction, confirmed on 9 July 2024, extends these requirements to new areas, effective from 17 November 2024.

Key Areas Affected by the 2024 Article 4 Direction

The new Article 4 Direction will encompass:

• Little Hulton
• Swinton and Wardley
• Walkden North and Walkden South
• Worsley and Westwood Park
• Parts of Barton and Winton, Pendlebury and Clifton, and Swinton Park not covered by the 2018 direction.

From 17 November 2024, the only areas in Salford exempt from requiring planning permission for converting a dwellinghouse into a small HMO will be Boothstown and Ellenbrook, Cadishead and Lower Irlam, and Higher Irlam and Peel Green.

Proving Your Development Commenced Before 17 November

Investors must provide evidence that their development began before 17 November to avoid needing planning permission under the new Article 4 Direction. The planning department has outlined several acceptable forms of evidence to demonstrate this:

Types of Acceptable Evidence for your HMO in Salford

1. Dated Photos: Photographic evidence showing the progress of works can be compelling. Ensure these photos are clearly dated and show significant milestones in the conversion process.
2. Bills and Invoices: Keep records of any payments made to contractors or for materials. These should be dated and itemized, showing the nature of the work carried out.
3. Written Log: Maintain a brief written log detailing key milestones in the development. This log should include dates and descriptions of the work completed.
4. Other Documentation: Any other relevant documentation, such as delivery receipts for materials, can also support your claim that the development commenced before the deadline.
5. Building Control Notices: Submitting building control notices before the deadline can also serve as evidence. These notices show that you have engaged with the council regarding compliance with building regulations, indicating that work has started.

The evidence needs to be proportionate to satisfy the council that works had started before 17 November if someone complains to say works did not start before this date.

Why This Matters for Investors

The Article 4 Direction is part of Salford City Council’s broader effort to manage the proliferation of small HMOs, ensuring they meet community standards and do not negatively impact local areas. By requiring planning permission, the council can better regulate the quality and suitability of these conversions, protecting both tenants and neighbours.

For investors in Swinton, Worsley, Walkden, and Little Hulton, understanding these regulations is crucial. Ensuring compliance can save time, money, and potential legal complications down the line.

FAQs from Investors

What if I’m partway through a conversion on 17 November?

Government guidance indicates that if you have started the conversion before 17 November but have not completed it, you can continue without needing to apply for planning permission. This exemption applies as long as you can provide the necessary evidence of commencement.

What areas remain unaffected to convert an HMO in Salford?

From 17 November 2024, the only parts of Salford where planning permission will not be required for the change of use of a dwellinghouse to a small HMO are the wards of Boothstown and Ellenbrook, Cadishead and Lower Irlam, and Higher Irlam and Peel Green.

How can I ensure compliance?

To ensure compliance, gather and organize your evidence now. Take dated photos, keep a detailed log, and save all bills and invoices related to the conversion. If you need further guidance, contact the Spatial Planning team at Salford City Council.

Making the Most of Your HMO in Salford

Investors looking to convert properties into HMOs in Swinton, Worsley, Walkden, and Little Hulton must act swiftly. With the 17 November deadline looming, ensuring your developments comply with the new Article 4 Direction will be essential for protecting your investment and avoiding unnecessary delays.

Given that purchasing a property with a mortgage typically takes 3 to 6 months, it is advisable to start the purchase process now to allow sufficient time to begin conversion works before the deadline. Investors may need to expedite the sale process by choosing a responsive conveyancer, preparing all necessary documentation in advance, and even considering a cash purchase to avoid delays.

Obtaining a Key Undertaking

If the purchase isn’t completed but you need to start works, obtaining a key undertaking can be a solution. This legal agreement allows you to start work on the property before completion, with strict conditions to ensure the seller’s interests are protected. This typically involves agreeing not to occupy the property, assuming full responsibility for any damages, and having insurance in place. This can be part of a purchase option agreement, which allows you to secure the property for purchase at a later date, often after completing initial works.

Conclusion for your HMO in Salford

With the deadline fast approaching, it’s vital for investors to act now to ensure their HMO in Salford development meets the requirements of Salford’s Article 4 Direction. By understanding the new regulations and preparing the necessary evidence, you can avoid the need for retrospective planning permission and ensure your properties remain compliant.

For more details on the Article 4 Direction, visit Salford City Council’s website. If you have any questions, reach out to the Spatial Planning team via email: plans.consultation@salford.gov.uk or get in touch with us at Confidence Property.

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The recent general election has resulted in a Labour government, signalling significant changes for the UK’s private rented sector (PRS). With Labour’s commitment to reviving the Renters (Reform) Bill, HMO landlords must prepare for the impending rental reform labour, especially the anticipated abolition of Section 21 evictions. As we navigate these changes, it’s crucial to understand their potential impacts and the best strategies for maintaining compliance and investment confidence.

What is the Renters (Reform) Bill?

The Renters (Reform) Bill aims to transform the rental landscape by abolishing Section 21 ‘no-fault’ evictions and introducing various tenant protections. Originally proposed to ensure fair treatment of tenants and to eliminate unjust evictions, the bill’s reintroduction under a Labour government promises significant shifts in the PRS. However, it also underscores the importance of accompanying court reforms to balance tenant protections with landlords’ rights.

Abolition of Section 21: What It Means for Landlords

Section 21 notices currently allow landlords to regain possession of their property without providing a specific reason, provided they follow the correct legal procedures. The abolition of these notices is a cornerstone of the Renters (Reform) Bill. Labour’s promise to end Section 21 ‘immediately’ raises several questions about the timing and implementation of these changes.

Immediate Challenges:

1. Increased Reliance on Section 8: Without Section 21, landlords must rely on Section 8 to evict tenants. This requires proving specific grounds, such as rent arrears or anti-social behaviour. The burden of proof and the current inefficiencies in the court system could make evictions more challenging.
2. Court System Overhaul: Effective court reform is crucial. Labour must ensure that landlords can still regain possession swiftly when necessary. Proposals include digitising court processes and prioritising cases like anti-social behaviour to streamline evictions.

Consistent Advocacy for Rental Reform

Over the past four years, there has been a consistent call for rental reform that balances the needs of both landlords and tenants. All mainstream political parties have pledged to abolish Section 21, making its abolition almost certain. The focus now shifts to ensuring that whatever replaces it works effectively for landlords and the sector as a whole.

Efforts to shape rental reform have involved using evidence provided through surveys, focus groups, and face-to-face meetings. The version of the Renters (Reform) Bill before the election, while not perfect, struck a balance between protecting renters and giving landlords the confidence to continue investing. Reviving this version of the bill is seen as the most pragmatic approach to provide much-needed regulatory certainty.

Options for Labour

To achieve Labour’s ambition to abolish Section 21 immediately, there are a few potential approaches:

1. Short Bill to Abolish Section 21: This approach could quickly end Section 21 but might lack necessary mitigations, risking landlords’ confidence in repossessing properties for legitimate reasons.
2. Starting from Scratch: A comprehensive new bill could meet Labour’s promise of immediate change but would extend uncertainty and potentially disrupt the sector further.
3. Reviving the Previous Bill: This pragmatic approach would expedite the process, implementing changes many landlords have already been preparing for and providing much-needed regulatory certainty.

Labour Rental Reform – Potential Impacts on HMO Landlords

For HMO landlords, these changes necessitate a proactive approach to compliance and tenant management. Key areas of impact include:

1. Vacant Possession: The reliance on Section 8 grounds for eviction means landlords must maintain meticulous records and ensure compliance with all legal requirements. This includes evidence of rent arrears and any breaches of tenancy agreements.
2. Court Reform: Efficient court processes are vital. Labour’s focus on court reform aims to reduce delays and improve the handling of eviction cases. This could involve digitisation and prioritisation of certain cases, benefiting landlords dealing with problematic tenants.
3. Tenant Vetting: The abolition of fixed-term tenancies may impact tenant referencing. Landlords need to be confident in the credentials of prospective tenants, making comprehensive referencing and legal expenses insurance essential.

Preparing for Future Labour Rental Reform

As Labour implements these reforms, landlords must stay informed and adaptable. At Confidence Property, we are committed to supporting HMO landlords through these transitions. Our expertise in tenancy management ensures that landlords can navigate regulatory changes smoothly, maintaining compliance and investment stability. Our approach:

• Proactive Compliance: We keep all standard documentation and templates up to date, ensuring landlords always meet the latest legal requirements.
• Efficient Tenancy Management: Our user-friendly platforms streamline tenancy setups and compliance tasks, reducing the risk of human error and legal complications.
• Expert Support: Our team provides tailored advice and support, helping landlords understand and adapt to new regulations effectively.

At Confidence Property, we are dedicated to helping you thrive amidst these changes. Fancy a chat to learn how we can help you?

Book a call with us here.

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