Houses in multiple occupation are a great way for landlords to maximise property yields and improve cashflow. But are you aware that the law for HMO’s is changing?

There are approximately 60,000 properties that currently fall under the ‘Mandatory Licensing’ requirements of HMO properties. This is set to rise to an estimated 175,000 properties when the new legislation comes into force in October.

Under the current legislation, if you are a landlord with a property housing 5 or more unrelated occupants over 3 or more stories you have had to apply for a licence from your local authority to operate a multi-occupied letting. The license sets down strict safety standards to which landlords have to comply.

From October, in England, mandatory licensing is changing and The Licensing of Houses in Multiple Occupation (Prescribed Description) (England) Order 2018 will replace the 2006 order of the same name. The legislation removes the 3 storeys element and means that any HMO occupied by 5 or more unrelated individuals will require an HMO licence. It also includes a requirement that rooms used for sleeping by one adult will be no smaller than 6.51 square metres, while those slept in by two adults need to be at least 10.22 square metres.

Key changes:

• HMOs occupied by five or more tenants will need a licence, regardless of the number of storeys
• Room sizes are subject to minimum sizes which are dependent upon the number of people sleeping in it; to prevent overcrowding.
• Applicants must show that they are a ‘fit and proper’ person.
• Most student accommodation and purpose-built (PBSA) will be caught by the new regime.

The licence will have to be applied for before the 1st October 2018 in order to lawfully continue renting out the property and is expected to particularly hit landlords that let to students.

If you currently rent an HMO which didn’t previously require licensing but will do after the new order comes into effect later in the year, then you will need to apply for a license through your local council.

You will also need to ensure you comply with your local council’s HMO licensing standards, which may involve making changes to your property to comply with minimum safety standards, room sizes, amenity standards (kitchen facilities, number of bathrooms etc).

New legislation is only days away and it’s set to change the data protection landscape and how your personal data will be stored and processed.

The EU’s General Data Protection Regulation (or GDPR as it’s more commonly known) comes into force on the 25th May. It replaces the Data Protection Act 1998 and overlaps with The Privacy and Electronic Communications Regulations (PECR) which covers the use of cookies and electronic marketing communications such as email.
For organisations that handle large volumes of personal data, such as Estate & Letting Agents, being GDPR-compliant is vital.

What is GDPR?

The EU's General Data Protection Regulation (GDPR) is designed to give people more control over how organisations use their data. The regulations overlap with with The Privacy and Electronic Communications Regulations (PECR) which cover the the use of cookies and electronic marketing communications eg email. In the UK, GDPR will replace the Data Protection Act 1998 and will be enforced by the Information Commissioner's Office (ICO) who have powers to impose hefty penalties up to €20million or 4% of annual turnover (whichever is higher) for organisations that fail to comply with the rules. The fines also extend to organisations that suffer serious data breaches.

Under GDPR, as an EU citizen, you have a number of rights with regards to accessing, remediating and requesting the deletion of the data we hold. These rights will not change as a result of Brexit.

What constitutes personal data?

The Act regulates the use and processing of ‘personal data’ in electronic or ‘other’ relevant filing system that relates to a living individual who can be identified. 

Personally identifiable data (PID) isn’t just limited to personal email addresses or phone numbers. it will also apply to ‘online identifiers’ such as cookies, tags and IP addresses. 

What are our obligations?

• To ensure that your data is processed fairly and lawfully
• That we shall only processed for the original purpose that it was obtained
• That we will only store the data that is relevant to the purpose for which it is being processed
• That we will keep the data secure
• That we will not transfer the data outside of the EU unless there is an adequate level of protection
• That, as far as is possible, we will keep the data up to date
• That we will only keep the data for as long as we need it, or until such time as you request that we no longer hold it

What are your rights?

As a ‘data subject’ you have a number of rights with regards to the personal data that we hold about you. Specifically, these include:

• A right of access to a copy of the information comprised in their personal data;
• A right to object to processing that is likely to cause or is causing damage or distress;
• A right to prevent processing for direct marketing;
• A right to object to decisions being taken by automated means;
• A right in certain circumstances to have inaccurate personal data rectified, blocked, erased or destroyed; and
• A right to claim compensation for damages caused by a breach of the Act.

Your ‘right to erasure’ or ‘right to be forgotten’ applies to any data we request as part of the sale or tenancy process. Upon the completion of a tenancy contract, for instance, any information provided by the tenant will need to be destroyed in a safe and secure manner unless it is needed for further processing. Purging the data contained in a tenancy contract in the appropriate way will prevent any data misuse from occurring.

To find out more about how we process your data please visit the privacy page on our website.

How are we compliant?

We take compliance and data protection very seriously. We are compliant with the new regulations and welcome the additional protection it affords our clients.

• We will seek the necessary permissions to store and process your data
• We will seek separate permission to use your details for marketing purposes
• We will keep your data secure
• Our staff have been trained about their obligations with regards to the processing of your personal data
• We will ensure that our suppliers such as our PR company, content marketing company and website hosting company are compliant with GDPR
• We have policies and procedures in relation to the way that we store and process your data

If you have any questions about how we store and process your personal data, please don’t hesitate to contact us. 

Moving home is an exciting and often chaotic time. Yet all too often it’s easy to forget our four-legged friends as we get wrapped up in organising, planning and packing!

So, you’ve decided it’s time to move? Where are you going to live next? Choosing a new home isn’t just about the practicalities of space and layout, it’s as much about the lifestyle you want to lead. Yes, you need to know that there’s room and storage space for all of you. But what about the entertaining space? Is the garden south-facing, so you can enjoy long social evenings when the weather permits? Can you fit the family round the table at Christmas? Will Bracken, your spaniel, be happy with the space they have to live in?!

In celebration of National Pet Month, we take a look at some of the things you should consider:

• Are there any rules that may affect your ability to live with a pet? Check building association and local covenants to ensure you can move in with a pet
• Is the layout practical for your family and your pet?
• Does the property have hard-wood flooring or, harder to clean, carpeting?
• Is there sufficient and adequate outside space? Is it enclosed? If south-facing, is there an area that can offer shade?
• What are the local streets like? If you have a cat, how safe will they be if it ventures out of your garden?
• If you are a dog owner, can you easily walk to a pet-friendly area to let them exercise? Would you be happy returning to this area several times a week? Are there alternatives?
• In preparation for moving, don’t pack everything at once. Cats particularly find it stressful when things change
• On the day of moving, keep your pet(s) in a room where they are safe with food and water and move them last.
• Let your pet explore your new home at its own pace, consider a pheromone diffuser, ensure the garden is securely enclosed and last, but not least, remember to update your pets microchip records with your new address!

If you need any help or advise about moving with your pet, contact us today.

From the 1st April 2018 new regulations come into force that requires landlords of privately rented domestic and non-domestic property in England or Wales to ensure that their properties reach at least an Energy Performance Certificate (EPC) rating of E before granting a new tenancy to new or existing tenants. 

These requirements will then apply to all private rented properties in England and Wales – even where there has been no change in tenancy arrangements – from 1 April 2020 for domestic properties, and from 1 April 2023 for non-domestic properties.

So, what are the best ways to improve the EPC rating of a property?

Lighting: Replace existing halogen or non-low Energy Lighting with LELs (low energy lighting), Fluorescent Light’s (CFL) or Light Emitting Diodes (LEDs) – these are simple and inexpensive to introduce.

Roof Insulation: Make sure that your insulation is at least 270mm in depth. Funding is available if the current depth is less than 90mm

Cavity Wall Insulation: If your property has cavity walls, fill them with insulation. Funding is also available to help offset the cost.

Heating Controls: Introducing room thermostats, individual Thermostatic Radiator Valves (TRVs) and a boiler programmer will help improve your EPC. Even if these are applied to an old boiler.

Central Heating System: Replacing an old, inefficient boiler is more expensive than the measures above, with a longer payback period, but will have a significant impact on your properties EPC.

Secondary Heating Source: Installing a wood burning stove scores highly on EPC ratings and they are eco-friendly.

Renewable Technologies: There are a wide range of systems and technologies available that can improve the energy efficiency of your property by 20X or more.  Consider solar / Photovoltaic panels, Bio-Mass boilers and Ground Source Heat pumps to replace conventional central heating systems. Most renewable energy systems are incentivised by Government backed Guaranteed Feed-in-Tarfiffs (FITs), leading to significantly lower energy costs in relation to other systems.

So, it’s time to move on! You’ve reached the end of your tenancy and are starting to think about what you need to organise before you move out. To minimise the stress, we’ve put together a checklist to help ensure you don’t miss anything important. 

1. Pull together all the documents relating to your tenancy.

If you haven’t done so already, pull together all the documents relating to your tenancy including: 

• your tenancy agreement (or any renewals to it)
• details of your deposit protection scheme
• your ‘move-in’ inventory report
• a copy of the EPC and Gas Safety Certificate for the property
• receipts of your rental payments 
• receipts of payments you have made for utilities
• details of your contents insurance
• copies of all contracts with utility companies, phone, TV and internet companies

Make sure you review these carefully and follow the correct procedures for cancelling any agreements.

2. Settle any outstanding bills

• Unpaid Rent is the most common reason for tenants losing their deposit, so it’s worth checking with your landlord or letting agent, before you move out, to make sure you’ve paid the correct amount.
• Contact your utility suppliers, before you move out, so that they can organise a final bill. Make a note of your meter reading on the final day for reference should you be billed an incorrect amount.
• Contact any service providers such as TV, Internet etc. that you will be moving house. So they can also arrange final bills. 
• Arrange to have your mail re-directed to your new address with the Post Office.

3. Inspect your property and ensure it is returned to the same standard that it was when you moved in

Landlords will want to ensure the property is ready for the next tenant, and it’s likely to be your responsibility to return it to the same condition as when you moved in. You will need to clean every nook and cranny before you move out. If the property isn’t spotless, you could lose some of your deposit to a cleaning bill.

• Check your deposit is protected under a deposit protection scheme
• Inspect the property vs the ‘move-in’ inventory
• Clean and repair where it is your responsibility to do so.
• Make sure the garden is also in the same condition as when you moved in. Pull up any weeds, mow the grass and dispose of garden waste. If the gardening tools belong to the landlord, ensure you leave them behind for the next tenant.
• Make a list of all damages and deterioration
• Check which items are deductible from your deposit and which are the responsibility of your landlord

Plan ahead before you move out

In the weeks before you move out, there’s plenty you can do to make the process as stress free as possible. 

• Purge your belongings and de-clutter. Only keep what you plan to take to your new property.
• Contact your landlord to notify them that you want to end your tenancy and to agree your move-out date
• Negotiate any terms regarding the ending of the tenancy
• Remedy any problems that you have identified through your inspection
• Notify organisations that need to be aware of your new address including:
  • Your letting agent
  • Your local council to end / set up your Council tax
  • Your utilities provider: electricity supplier, gas supplier, water supplier
  • Your landline / Mobile phone / Internet / TV provider
  • DVLA
  • HMRC
  • Your employer
  • Your bank, building society, credit card companies
  • Your Insurance provider
  • Your pension provider
  • Schools, colleges or universities that you or your children attend
  • Your doctor, dentist, optician, veterinary practice
  • Your friends and family
  • Other subscriptions that use this address
• Start packing and decide how you plan to remove all your personal belongings (hire a van, a removal company etc). Label all your boxes, to make it easy to find things when unpacking in your new property.
• Pack a ‘day bag’ with everything you might need on your moving day, including tea bags, food for the day (for you, your children and any pets), phone charger and towels, toiletries  and night clothes for your first night.
• Before you move ensure the property is immaculately clean and capable of passing the final inspection. Don’t underestimate the work involved in this; cleaning is the leading cause for disputes over tenancy deposits.
• Contact your utility providers at least 48 hours in advance of you moving out

On the day of moving

• On the day you move out, make a final check of the property and, if possible arrange a final inspection with your landlord / letting agent
• Take readings of all gas, electricity and water meters and photograph them for proof
• Ensure all main valves (gas, water) are shut, including the main power switch at the fuse box
• Ensure all appliances are shut and unplugged
• Photograph the property and all areas you can think of, to serve as proof of the move out condition
• Ensure all windows and doors are closed and locked.
• Return your old keys to your landlord or letting agent
• Collect your new keys from your landlord or letting agent
• Photograph your new rental property to document pre-moving condition
• Check the utilities are running safely including any smoke alarms. 
• Request copies of the gas safety certificate, EPC, HMO licence, etc. to ensure your new landlord has met their responsibilities

After you’ve moved out

Where possible always go to the final inspection / inventory check with your ex-landlord or letting agent. If there are any cleaning issues, be prepared to arrange a cleaning company. Remind the landlord about your deposit and send a written notice or email to request that the deposit is returned.

Selling or letting your property? First impressions count. Before you work on improving your property’s ‘curb appeal’ or infusing the air with the aroma of percolating coffee, consider this. For more than 98% of buyers, the first encounter they will have with your property are the listing photographs! So how does yours measure up? 

To get the best possible first impression, you need an agent that understands how to ‘stage’ your property, to connect with prospective buyers and tenants, as well as the photographic skills to produce outstanding photographs that present your property in the best possible light. 

Before you appoint an agent, take a look at the quality of photos on their property listings. Your agent should have state-of-the-art equipment, that creates the highest quality images, combined with post-production editing skills to make them look crisp, with good lighting, and stylish images that attract interest and generate viewings.

So how can you help in this process?

1. To start with, no-one knows your property better than you do. You probably have a favourite view of your property – inside or out. So, make sure you tell your photographer, so they know can make the most of it.
2. You also know the least attractive parts of your property. Maybe your Grandma’s dining room table is looking a little tired? If so, move it or disguise it, before the photographer arrives.
3. Think about the condition of the décor around your property. Fix chips in woodwork, repair broken tiles and replace mouldy grout. Where possible neutralise the colour by painting over bold colours.
4. Check all the lights work. Lighting is one of the most important aspects of photography, so ensure everything works.
5. De-clutter. We all use washing-up liquid and shampoo, but they don’t need to be on display whilst your property is being photographed. Whilst you’re at it, hide away worktop appliances and general clutter such as; papers, postcards, kids’ artwork and more.
6. If you have a dog, get someone to take him / her out whilst the property is being photographed – and hide away dog bedding, food bowls and toys.  
7. Style and accessorise your property. Place, quality magazines on coffee table, attractively presented fruit in fruit bowls, add fresh flowers and plants, which can be moved from room to room, to create a focal point for various shots. In addition, make up the beds with neutral bedding, dress the table for dinner and add fresh, fluffy towels to your bathrooms.
8. Make sure your home is spotlessly clean, smells fresh and is de-cluttered to the point of promoting a comfortable lifestyle rather than something that is too sterile.  Take the same approach to your garden.

Follow these tips to make sure your home is looking at its best, and you are ready to show to potential buyers

Thinking about selling or renting your property in the winter?  This is probably one of the hardest times of year to promote your property. The skies are grey and the garden never looks its best. But that doesn’t mean you can’t successfully market your property. Follow our top tips for getting the most out of viewings.

1. Keep access to your property clear, easy to walk on and well lit. Take the time to approach your property as though you are a prospective buyer / tenant and make any changes that will make the property look more attractive and welcoming.
2. 
Keep boots and shoes out of sight, so your entrance is clutter free
3. 
Keep muddy, wet dogs out of the house. Leave them in the car or with a neighbour.
4. 
Let in the light. Open your curtains, blinds and turn on the lights throughout the building. Brighten dark rooms with uplighters behind furniture.
5. 
Turn on the heat! Light the fire, turn up the thermostat. You want your property to be warm and welcoming.
6. 
Make your property sparkle. Keep it tidy and immaculately clean.
7. 
Accessorise. Create a sense of mood and occasion. You want prospective buyers / tenants to be able to imagine themselves living in the property. Place vases with winter flowers, light a candle in the bathroom, turn on soft music, dress your dining room for dinner, set a breakfast tray on the bed and dress beds with blankets, quilts and throws.
8. 
Check the garden is tidy and in good condition. Put away furniture, clear garden paths and add a touch of winter colour to your borders.
9. 
Offer a warming hot drink and even something to eat to encourage people to stay and appreciate what your property has to offer.
10. 
Have sale particulars and local information to hand, so you’re ready to answer any questions that your prospective buyer / tenant may have

Follow these ten tips and you could get a buyer / tenant in time for the first snowdrops appear!

With the support of Righmove.co.uk, the BEAG carried out analysis of some 1 million property listings, 3 million transactions, 50 million leads, 3 billion property views and conducted 30,000 mystery shops.

Only the top 20% of estate agents in the country have been featured in the guide, and not only are Newton Huxley the only estate agent in Molesey to feature in the Sales category, we have received exceptional status, placing us within the top 5% of estate agents in the UK.

So when it comes to choosing which estate agent should be appointed to sell your property, you can rest assured that you will get nothing but the very best from those featured in the Best Estate Agent Guide.

To find out more or to search the featured agents in your area please visit: www.bestestateagentguide.co.uk.

If you live in Molesey, Esher, Claygate, Thames Ditton or Hinchley Wood – you've already found your local exceptionally rated estate agent!

Call us now on 020 8396 6717 for more information about your local market or to arrange a free valuation of your home.

At Newton Huxley, we are consistent in improving service and efficiency to ensure that our clients are getting the best possible service and end result. Our highly focused and driven culture within our company inspires the individuals within our team to constantly strive to be the best in the business, and we think they are incredibly successful at this. Here are just some of the findings we made reviewing the company performance for staff covering the Molesey, Claygate, Esher and Hinchley Wood postcode areas.

1. £33 million worth of property sold so far this year.

We live in such an affluent area that is hugely popular with buyers relocating from SW and Central London, but this is still a fantastic result from the team and also indicates an incredibly buoyant local property market.

2. 97.2% of asking price acheived on average.

Despite the uncertainty surrounding Brexit predicted to cause a difficult market and a reduction in property values, but it does mean that getting the price right when bringing your property to market is more important than ever, our local knowledge and industry experience give us unparalleled insight into current property values, and this figure clearly indicated that buyers are motivated to move into the area and that as usual, the Surrey property market is bucking the trend. Long may this continue.

3. More than 16,000 calls made on behalf of clients by the sales team.

Our model is considered a "hybrid estate agency", we offer the attractive low fees that come with using a non high street estate agent, but a local knowledge and presence than an online only or "call centre agency" cannot compete with. Our sales team are working non stop to generate interest in the properties that we have for sale, and the shear volume shows that they are putting their desk phones to good use!

4. 939 Viewings generated.

When you list a property with a local estate agent, you know that without viewings it is very unlikely you will be moving any time soon! Our sales team have generated nearly one thousand viewings in the first 6 months of this year. This proactivity all goes towards acheiving the best possible result that you should always expect from a no sale – no fee estate agent.

5. 151 Offers to purchase property.

So after all of those viewings, we find those that are ready to make an offer and after vetting their financial position ensuring that they are able to complete the purchase if their offer is accepted we end up with 151 offers from prospective buyers.

There we have it, some pretty impressive results (if we do say so ourselves). If you are looking to sell your property and wish to save money on commission (more than £6000.00 on average) but want the security and peace of mind that you get with a local no sale – no fee estate agent, click the link below to arrange your free property valuation without obligation.

BOOK A VALUATION

When we first opened our doors in Molesey in 2015, we quickly began a working relationship with The Orchard School in East Molesey. Their dedicated and refreshingly proactive PTA perfectly reflects the community spirit that is seen throughout Molesey, and we felt extremely lucky that no other local estate agent had already snapped them up.

Needless to say, we have been allowed to sponsor numerous Summer and Winter events, Horse Race evenings and now what appears to be the "belle of the ball" (excuse the excrutiating pun but we couldn't help ourselves), the Masquerade Ball.

The event was a huge success, and generated a record breaking £18,500 for the school. We look forward to the Summer Fair on the 1st July!