Whether you’ve been a landlord for years or you’re just starting out, finding a letting agent you can trust and build a long-lasting relationship with is a big deal.

Renting out your property is about so much more than just money and business. As well as wanting an agent who can find you the perfect tenant, you’re sure to have feelings around confidence, connection and communication. None of these are financial concerns, but our experience tells us how prized they are by all of our landlord clients.

Letting agents will be competing for your business left, right, and centre, so how do you begin the selection process? Having a list of standards is a good place to start, and these five factors will help you narrow down the field and choose the best letting agent for you.

LOCATION, LOCATION, LOCATION

It might sound really obvious, but choosing an agent close to your rental property makes sound business sense.

Letting agents who live and breathe an area are the best equipped to rent your property quickly, and for many reasons:

• they’ll always be nearby for viewings, which for lettings can be last minute.
• they’ll have a list of potential tenants looking for a property just like yours.
• they’ll know exactly what rents are achievable to keep your income flowing.
• they’ll know all about transport links as well as the best places to eat, drink & shop.
• they’ll have a pool of local contractors who can help with presentation and repairs.

Ask about the size of the area your agent covers. Are they truly local experts, or are they spreading themselves too thin? Nobody can be in two places at once, and a random smattering of properties that are a long way from each other could mean travelling long distances between appointments. This cuts down on the number of viewings an agent can attend and dilutes their local expertise and profile.

PRETEND TO BE A TENANT

There’s no better way of finding out what a company is really like than by posing as a customer. As a landlord and possible client, letting agents will be going all-out to impress you, but you also need to know how they talk to potential tenants.

Take a look at an agent’s website and find a property to enquire about, then prepare a few questions that aren’t covered in the description to test their knowledge and customer service. You’re not looking to be awkward or to catch them out; you’re simply doing some fact-finding around the experience of dealing with them. If you don’t feel comfortable making the call yourself, ask a friend to do it for you.

Your questions should be easy to answer without someone needing to call you back. Try asking what parking is like on the street, how much passing traffic there is, or how noisy the neighbourhood is at night. You can’t find those answers on Google maps, and a good letting agent will know their stuff.

Look for how long it takes the agent to answer the phone, then for how polite, professional and interested they are. Do they have an obvious knowledge of the property you’ve enquired about? Do they invite you to view or ask about the type of home you’re looking to rent? And how does your experience leave you feeling – like you’ve made a new friend, or like an interruption to someone’s day?

PROMOTION & PERFORMANCE

To be sure of reaching the best selection of tenants, your property needs to be on at least one of the national portals, so ask about an agent’s choice of channel and why they made that decision. Agents have varying results with different portals, so one isn’t necessarily right over another. What matters most is that whichever portal your agent has chosen will get you the right result.

Now take a look at how they describe the homes they rent. Are their descriptions enthusiastic and informative? Lettings can be fast-moving, so they don’t need to be War & Peace – or even Harry Potter & The Sorcerer’s Stone – but they should at least be clear and helpful, and they should make you want to view.

Finally, ask your agent about their results. What’s the average time it takes them to find a tenant? Do homes like yours rent quicker or faster than others? Can they show you examples of successful recent lettings?

Be wary of false promises. Look for answers that are believable and realistic.

COMMUNICATION & CARE

Something we often hear from our landlords is how much they feel they matter to us. You can’t put a price on sentiment like that, and you deserve the same.

When you’re speaking to agents, ask for details of their service standards to ensure that whatever they are offering is compatible with what you need.

What’s their system for giving you feedback after viewings? Not every property goes in its first week on the market, and you’ll want constructive advice and unfiltered commentary to know what action to take.

Will you have a specific point of contact for when you want to get in touch? Ask them how and when they’ll keep you up-to-date.

Happy landlords are our number one priority, and we make sure they feel valued and remembered.

TRUST YOUR INSTINCTS

Every letting agent you meet could say all the right things and impress you with their knowledge and results, so which one do you choose?

We could list countless more points and essential tips on what to look for in a letting agent, but one thing you should never overlook is how it feels when you’re talking to them.

Using a letting agent is a long-term relationship. As well as finding one who measures up to everything we’ve set out here, you should enjoy speaking to the person who’ll be looking after you and your investment—someone who gives you the comforting sense that you’re in safe hands.

Of course, we hope you find that in us. The best way to feel completely comfortable is to get every question and concern answered, so ask us anything you want to feel 100% sure.

In summary

Choosing the best letting agent for you combines practical concerns around a company’s location, customer service and results, along with the personal qualities of the agent you meet and talk to. Ultimately you want to feel that you’ve added a valuable addition to your buy-to-let business.

If you’re a landlord and you’re looking for a letting agent in County Louth, we’d love to have a chat about working with you. Alternatively, you could secret shop us first and test us on one of our homes! We’re sure we’ll pass with distinction, so call us on 042 933 2482 or send us an email at  info@lavelles.ie to experience our service first-hand.

Being an estate agent is a bit like running a dating agency: playing Cupid every day, cultivating commitment and building long-term relationships that lead to living together. It’s more than marketing; it’s matchmaking!

If you’ve ever experienced online dating, you’ll know that someone’s profile and pictures never tell the full story: it’s only when you meet that you know if it’s going to work. Until then, you’ve only got their looks to go on.

That’s just what it’s like when selling your home. The property portals are effectively Tinder for buyers and, with so many listings on show, it can sometimes come down to chance whether someone stops on your profile or simply scrolls on by.

Marketing is an essential first step, but there’s more than that to estate agency; it’s about listening to people’s stories, forming connections and building trust. It all comes down to crafting those magical a-ha moments of: “we’ve got just the person”, and here’s where we show you how.

KNOWING YOUR STORY

Right now, your thoughts are probably looking forward to everything you’re hoping for in your next home: the extra space, a bigger garden, maybe somewhere for an office or studio. The future is really exciting, and that’s where your focus goes.

But to find you the perfect buyer, we need to go back in time to when you bought your current home. Very often, people coming to view will be at the same stage in life as when you first moved in, so it’s helpful to know why you chose this home out of all the others available.

What did you think when you first arrived outside? How did you feel when you stepped into the hallway? When did the moment hit that this was ‘the one’ for you?

When we tell potential buyers why you fell in love with your home, it adds another dimension to viewings beyond the bricks and mortar. Whether it’s how the morning light hits the dining table, or your favourite sunspot in the garden, or where you love to curl up with a good book, it all paints a picture.

Even if your home looks perfect today, are there any ideas you’ve had for making it even better? Hidden possibility and further potential can ignite valuable extra interest, so don’t be afraid to tell all!

TIMING IS EVERYTHING

Not everyone is looking to move at the same speed, and matching people’s timescales is a vital component in getting any sale to work, so it helps to know the dates you’re working to and whether they’re flexible or non-negotiable.

Imagine you’re hoping to move towards the end of summer in time for the new school year; there’d be little point in bringing you buyers who don’t want to move until Christmas. And if you’re expecting a new addition to the family or relocating for work, you’ll probably have a strict schedule that we’ll need to take into account.

The more you tell us about your dates and plans, the more we can narrow the field to a buyer that’s right for you.

LISTENING & LEARNING

The type of property that people begin their search for can look quite different to the home they eventually buy. In fact, they can be more certain about why their existing home no longer works than exactly what they need from their next one. But with each subsequent viewing, their clarity increases as their priorities evolve.

We can fast-track that process by digging deeper from the start. Having a detailed conversation of discovery when a buyer first contacts us can establish very quickly whether or not your home could be the one for them.

A typical example is when someone asks for a specific number of bedrooms. Do they need them all for sleeping, or do they need an office at home? Would an alternative space or suggestion provide a better solution? Perhaps an extra living room, or even a cabin in the garden for some extra peace and quiet.

With a bit of detective work beyond mundane questions, we can match buyers to a home they’ll genuinely love and with fewer wasted viewings.

STRIKING A CHORD

Intuition is a surprisingly effective tool in matching people to property.

A feeling, a hunch, a notion – call it what you will, but noticing reactions on viewings provides valuable clues to what someone will actually buy. When their face lights up at a fireplace in a living room, the view from a bedroom, or the privacy of a garden, those are the golden insights that we’re always looking out for.

When you invite us into your home, we’re thinking about more than value when you’re showing us around. We can almost guarantee that names will be popping into our head as we take in the layout, space and features, then make mental connections with the buyers registered with us.

By knowing what people really care about and focussing on their aspirations, we can help your viewers to visualise their lives in your home. And from this comes certainty and commitment, two priceless commodities in your move.

MONEY & ABILITY

Many factors can affect the speed and progress of your sale, and, aside from someone falling in love with your home, they need to be ready, willing and able to buy it. People don’t move every day and may not be familiar with the process, which means it’s our job to establish your buyer’s budget and buying position.

It’s not enough to ask if someone is getting a mortgage or paying with cash. Everyone’s financial position is unique, so it’s essential to know how their funds are being arranged.

If your buyer is taking out a mortgage, is it already agreed in principle? If they’re cash, and for any deposit monies, are those funds readily available, or are they tied up in multiple assets or accounts?

In the event of a chain, we confirm every link to ensure the foundations of an offer are sound. That means talking to every estate agent involved about how far the connected sales have advanced so that we can recommend a buyer with confidence.

And if you’re lucky enough to have more than one offer, you’ll want to be sure that the one you accept is the best combination of price, ability and timescale.

In summary

There’s plenty that goes into finding you the perfect buyer: appreciating the qualities of your home, taking an interest in why people are moving, and asking thoughtful questions are all part of the work. But when all those planets align, it makes for a simpler, smoother and more enjoyable move for everyone.

Are you thinking of selling your home soon? We’d love to hear your story and all about your plans. Call us on 042 933 2482 or email us at info@lavelles.ie; let’s get talking about where you’d like to go and when you want to get there, so we can help you on your way.

The rental market has grown up. Tenancies are running for longer, and with stays of four or more years increasingly common, tenants have higher expectations around the place they’re willing to call home.

This spells good news for landlords because those higher expectations come with a willingness to pay a higher rent. More than that, the right improvements will also increase the value of your property, giving you precious equity to finance and expand your portfolio.

But which improvements make the most difference?

There’s a fine balance to strike between spending too little, spending too much, and spending where it counts. The key is to create a contemporary and timeless home that’s durable and popular to give you wide and long-lasting appeal with minimal maintenance and repairs.

When we’re out on viewings, we see exactly what attracts people and excites them about their next home, and there’s no doubt that investing in presentation is rewarded in the quality of tenant and the rent achieved. If you’re considering making upgrades to your rental property, call us for a chat on 042 933 2482 or email us at info@lavelles.ie for some expert advice on getting it right.

But for now, let’s take a look at the improvements that will increase your income, attract high quality tenants and protect the value of your property.

PAINT

From the second the front door opens, the condition of the walls will be staring your viewers in the face, creating their first and immediate impression of your property.

Scuffed walls look dingy and, despite being entirely cosmetic, have a deeply negative impact on viewings. On the other hand, a fresh coat of paint works wonders in any room and elevates everything around it, making it remarkably good value.

Although brilliant white is undeniably bright and a great reflector of light, some tenants find it a bit cold. It’s also a magnet for marks! Choose an off-white, soft grey or other classic neutral to give the walls a welcoming hue, with matt white on the ceilings, and white satin or eggshell for the woodwork.

KITCHENS

You’ll be pleased to know that not every kitchen upgrade means ripping out the old one and starting again. You can replace doors, handles, splashbacks or worktops for an instant improvement, so look carefully at whether the whole thing really needs to go.

Whether you’re choosing a total refit or replacing selected elements, follow these rules for an enduring, impressive and low-maintenance kitchen:

• flat-fronted drawers and doors have sleek clean lines and are the easiest to maintain, with white and grey always in vogue and simple to accessorise;

• brushed steel handles are modern classics and will complement any style and colour you choose;

• metro tiles for splashbacks are eternally stylish and can add a burst of colour or a contrasting shade;

• worktops in composite stone or high-quality laminate look smart and are low maintenance, while quartz and granite add a luxurious finish if you want to go higher end. Solid wood tops look great but they need looking after, and the regular oiling and extra work required can make them less practical or appealing.

The presence and quality of appliances attracts more scrutiny than it used to: a dishwasher is no longer seen as a luxury item; an old-fashioned electric hot plate makes cooking seem like a chore; and a washing machine with a small load capacity means continual washday blues.

Investing in well-respected and reliable mid-range brands like Bosch, AEG and Neff is a visible demonstration of your commitment to quality: they make living in your property more enjoyable and tenants love them. You’ll also have long-lasting appliances that need less maintenance and ongoing expenditure, which means less hassle all round.

FLOORS

Floors take a real battering. Everyone walks all over them; furniture sits and moves about on them; bags, suitcases, bikes, strollers and pets all take their toll.

While carpets are soft to walk on, they can become worn and accumulate lines of dust at the bottom of doors, or imprints from previous furniture. Cheap laminate can look good when it’s fitted, but often peels at the edges, lifts at the joins and chips very easily. All this can leave your property looking unkempt and uninviting, negatively impacting your rent.

Engineered wood floors in living areas, halls and bedrooms look smart, are hard-wearing and can make your property look bigger when laid throughout. With a top surface of real wood, they’re a more authentic and luxurious alternative to laminate, but don’t come with the price tag of solid planks or parquet. They also last longer and can be sanded down when the surface becomes worn, giving you many years of service.

Medium oak is a classic, safe choice that will go with most people’s furniture: it looks great with pretty much anything and your tenants can accessorise with their own choice of rug for some underfoot comfort. If your property is particularly bright, you could add some drama with a darker wood like walnut. Pale woods like birch and maple reflect the light, but they can be more susceptible to marks as well as showing dirt and dust in the joins.

BATHROOMS

Tenants regularly ask us if they can test the water pressure on viewings, so a powerful thermostatic shower is a priority – dribbling hoses with fluctuating temperatures no longer cut it. People want an invigorating shower experience to start their day, so put them in a good mood every morning, rather than looking for a new place to live.

If your bathroom needs replacing, a plain white modern suite, warmed by grey floor and wall tiles, will provide a timeless contemporary style with universal appeal. Don’t skimp on the taps – you’ll soon be replacing parts if you go for the cheapest option, and the costs of repairs will eliminate your initial savings. Choose metal finishes like chrome, brushed steel and nickel: they never go out of style and they’re easier to maintain than taps with coloured lacquers.

Storage is vital to avoid an ocean of products piling up, gathering dust and making life difficult. The ideal solution is a vanity unit with a cupboard or drawers below the washbasin, and a mirrored cabinet above.

GARDENS

A modern, inviting and low-maintenance outdoor space is a definite winner, even more so since Covid-19 made getting outside feel like a privilege.

You don’t need to recreate the Chelsea Flower Show: in fact, keeping it simple and manageable will win you fans without presenting an overwhelming display of pruning duties. No matter how much they enjoy being outdoors, not every tenant is an expert gardener.

A patio or deck with a paved or timber surface provides a year-round usable space that’s easy to keep clean and looks way better than raw cement. Paired with exterior lighting, you’re effectively giving your tenants another room, day and night, for which they’ll happily pay.

Add a few pots planted with spring and summer perennials that bloom again every year, and your tenants will have a colourful, seasonal space where they only need to add water (and much of that is taken care of by our national climate!)

In summary

With proper execution, making improvements to your rental property will increase your income, attract higher quality tenants, reduce void periods and future-proof your property’s value. There’s no one-size-fits-all amount when it comes to budget, but we’re here to help you invest in the things that really matter.

Are you a landlord with a property to rent in County Louth? If you’d like to increase your income while keeping your costs under control, why not get in touch? Call us on 042 933 2482 or drop us a line at  lettings@kelwaylaw.co.uk– we’ll help you set the right budget and do the right thing to attract the best tenant and rent.

The weather may be confusing, but one thing is for sure: Spring is springing.

One of the biggest effects of lockdown on the 2020 property market was a massive surge of interest among buyers for gardens and balconies, and not just from green-fingered enthusiasts. People who’d never given gardens a second thought were suddenly sold on the value of being outside at home, and the demand went through the roof.

That blooming market has continued this year, with gardens and balconies still noticeably high priorities for buyers, so it’s really worth making the most of your outdoor space to maximise its value and amplify interest in your home.

Colourful spring flowers look wonderful in photographs and on viewings. From window boxes inviting people to view, to fully-planted borders encouraging them to stay, they bring a natural vibrancy that boosts any image or visit. Even if you didn’t plant any bulbs last year, you’ll see it’s not too late to have an enchanting display to captivate every viewer.

HEALTHY LAWNS

Grass rarely looks great after winter, but with increased sunshine encouraging active growth, it’s time for some TLC and dusting off that hibernating mower.

Wait for a few dry days in the forecast, then start with a trim on the highest setting when the ground is firm and free of dew: not only better for the grass and your mower, it’ll save you churning the soil into mud with the mower’s wheels.

Most lawns suit a length of 2-4cm, but where there’s lots of wear and tear or footfall, go a little longer at around 5cm. For very shady areas, up it to 7cm. Remember that grass is a plant and needs its blades working to photosynthesise, so don’t go scalping it!

Moss, dead grass and other debris can impede healthy growth, so remove them with a spring-tine rake. Use a garden fork or hollow-tined aerator to reduce waterlogging and improve drainage, or go for the hands-free option with a pair of aerating shoes.

Finish with a bit of top dressing and feed. With all-in-one products like Miracle-Gro Evergreen 4 in 1, you can fertilise the grass while treating weeds and moss.

PATIOS AND BALCONIES

It’s incredible how fast sludgy green growth like moss and algae can settle over winter on paving, decking and walls, but there are some easy and eco-friendly ways to tackle the job.

A jet washer will shift the weeds and muck. Not only highly effective, they’re incredibly satisfying to use – simply hook up to your water supply and get blasting! Use the highest setting on pavers and concrete to watch the dirt slide off like butter, while a lower setting for timber decking or walls with paint or render will avoid damaging the surface.

No outdoor tap? No problem! Widely-available organic cleaners like Algon are free of nasty chemicals, making them safe for pets and wildlife. They restore the natural colour of virtually any surface with no need to scrub or rinse: just apply with a sprayer, soft garden broom or paintbrush on a dry day, then walk away!

BUYING YOUR BLOOMS

This year’s fashionable planting trends are very much naturalistic and concentrate on supporting pollinators, but don’t panic if you’re a complete novice. You can find ready-made, expert-curated combinations to suit any setting, making it very hard to go wrong.

Websites like Suttons, Woolmans and J Parkers are great places to start and have so much to choose from. They mainly sell ‘plug plants’, which can be delivered right through your letterbox by the postman: equally perfect for containers or for spaces in the ground left by anything that didn’t quite make it through winter.

Many supermarkets have also expanded their plant and garden offerings this year, and you can buy a wide selection of tulips, narcissi and even bluebells when stocking up on your pantry essentials.

To stay on-trend through summer and autumn, mix in some salvias with your choice of spring blooms: cheap to buy, low on maintenance and varied in colour, there’s one for every taste, and they’ll flower through summer and autumn.

SMART PLANTING

Super-organised gardeners will have been out planting their bulbs last autumn, but you can still get beautiful results with pre-planted or ‘in the green’ bulbs.

A great trick to make your shop-bought bulbs go further is to separate them for planting. They’ll be potted close together in a bundle of competing roots, but by teasing them gently apart with your fingers, then spacing them out in your beds, you’ll see more of the individual blooms across a larger area.

Your bulbs will also perform much better as their roots begin to spread, soaking up all the nutrition and water they need in their spacious new home.

CONTAINER GARDENING

You don’t need a huge garden – or even a small one – to bring in the spring: flowers still look fabulous in pots, boxes and baskets. A bright selection of bulbs and bedders by your front door – or on your window sills – makes a cheery welcome for anyone viewing your home, either in person or online.

Classics like tulips and narcissi look brilliant when combined in containers, while primroses are another favourite at this time of year. The perfect companion for bulbs, they’ll naturalise too, giving you new plants year on year. Gorgeous in pots, there’s a reason they’re such eternal garden stalwarts.

For hanging baskets, try mixing fuchsias, petunias and lobelias. Keep them watered, and you’ll be rewarded with a glorious eye-level display of interest, colour and form.

In summary

A spring clean and some clever planting will give you immediate seasonal colour that buyers will love and that you can enjoy right now. There’s no time like the present, so go outside, soak up some vitamin D and get your hands in some soil: it’s good for the soul, and great for your sale!

If you have a property in County Louth and you’re making plans to sell, we’d love to help you get your seasonal presentation just right. Get in touch today on 042 933 2482 or email us at info@lavelles.ie , and let’s work together to put the spring into your move.

Although rent arrears have been a hot topic during the pandemic, it’s far from being a new subject. That said, if the discussion has taught us anything in the last year, it’s that anyone can be affected by economic events: no-one is immune, however high their income.

Most tenancies run their course without arrears building up, but that means landlords and tenants have little experience to draw on when payments fall behind. Regardless of how and why they happen, arrears can be a source of friction and provoke all sorts of feelings and emotions around the possible repercussions.

For a self-managing landlord, it’s vital to keep a level head when discussing arrears with your tenants. That might be challenging when their financial circumstances impact your own, but it’s essential to avoid communication breaking down.

If you’re unsure of how to approach any rent arrears at your rental property, you’re welcome to get in touch. Part of a managing agent’s role is to keep things polite and professional before they get too personal, which makes us well versed in acting as a cushion between emotions. So if you’d like some words of wisdom, or you’d like someone to handle things on your behalf, call us on 042 933 2482 or email us at info@lavelles.ie.

Money can be a touchy subject, but as you’ll discover in this week’s article, there are many ways to keep the conversation going without sinking into acrimony or legal proceedings.

GET THE FULL STORY

You’d be right in feeling you shouldn’t have to chase your tenants about their arrears, but your tenants could well be terrified of contacting you. They might feel poorly equipped for an unpleasant or difficult discussion, and they may even be hugely embarrassed.

The key is to make it clear that you acknowledge whatever predicament your tenants find themselves in and that you’d like to properly understand what’s happening in their lives to find the most practical solution.

Feeling listened to will allow your tenants to open up and be completely straight with you while concentrating on the facts, and getting a clear and detailed picture will help you keep a calmer disposition.

FIND QUICK FIXES

Your tenants may have simply hit a temporary glitch, so the first question to ask is: what can they pay right now? By exploring options beyond all-or-nothing, you could agree on a short period of reduced rent, with the arrears spread across future payments over a set number of months.

You could also help your tenants to identify potential savings in their other outgoings to use towards their rent. Just as lenders ask borrowers to write down all their monthly expenses, you can invite your tenants to do the same. Having it all laid out in front of them may open their eyes to ways of reducing their costs.

Daily habits and direct debits can mount up without us realising. It’s not hard to clock up hundreds of pounds per month on coffees to go, club memberships or entertainment subscriptions: pressing pause for a while could help your tenants make a swift and significant dent in their arrears.

If they have other debts attracting interest, would they be better off by transferring their balance to a 0% card? Not everyone keeps on top of current rates, and the combination of reduced payments and savings on interest could put your tenants in a better financial position, freeing up money to catch up on their rent.

BORROWING & BENEFITS

If you have a longstanding relationship and your tenants have been exemplary until now, you may well want to keep them, which is as good a motivator as any for helping them to find a solution.

Could they borrow from a family member or friend to clear their arrears? Coming from an understanding source, it will almost certainly be the cheapest option and probably the most flexible.

If your tenants still have an income and they’re not heavily in debt, a personal loan from a bank might provide an appropriate answer, particularly with low interest rates. Unlike landlords, lenders are designed for borrowers to split their payments into small amounts over many years, and the cushion of an extended repayment period could allow your tenants to catch up on their rent immediately without having to find all the money upfront.

If the situation is more drastic and your tenants have lost their income, point them in the direction of the Citizens Advice Bureau. They should be actively encouraged to find out whether they are entitled to any support and when it will be available to them.

CONTACT GUARANTORS

If a guarantor was named on the tenancy agreement, you can approach them for payment.

You’re entitled to write to the guarantor as soon as the rent falls behind, but most tenants would prefer to find a solution directly with their landlord if at all possible, and they’ll appreciate your attempts at working something out with them first. That’s because guarantors are very often parents, and tenants can experience a level of embarrassment in feeling they still need to be rescued by mum and dad.

Nonetheless, the whole reason for having a guarantor is to provide a safeguard in the event of your tenants not being able to pay their rent. Involving the guarantor will open up another path to clearing the arrears and having the rent paid on time until your tenants’ financial position improves.

LET YOUR TENANT GO

Most tenants don’t voluntarily choose to stop paying their rent. They could be suffering severe financial hardship from whatever circumstances they find themselves in, and their rental contract might be adding to the problem. Sometimes, something has to give.

With or without eviction bans, you could simply let your tenants move out to save them accruing any more arrears. If they have family or friends they can stay with, the money they save on bills and rent will allow them to repay you faster and could solve three problems in one:

you prevent the arrears building up any further;

you provide a route for your tenants to repay what they owe;

you get to find a new tenant, so your rental property can produce income again.

The exact wording and requirements of tenancy agreements are there to hold everyone to their responsibilities, but there are occasions when letting go can provide a more practical answer.

In summary

There’s no doubt that dealing with rent arrears can be a challenge. While it might be little financial comfort, you can be sure your tenants will be just as uncomfortable having so much uncertainty hanging over their lives as well.

Peace of mind comes from staying on top of problems when they arise, rather than letting them fester. Some self-managing landlords cope with that perfectly well and have enough knowledge and confidence to be unphased by difficult discussions with tenants. Others prefer a quieter life, opting for a managing agent’s experience and capacity to act on their behalf.

Either option is fine, but if you’d like to explore having your rental property looked after for you, or you’ve got any questions about being a landlord, you’re welcome to get in touch. Call us for a chat on 042 933 2482 or email us at info@lavelles.ie – we’re here to make your life easy.

We’ve all had that sense of all-consuming joy when finding the home of our dreams, and what a feeling it is! Excitement, anticipation and nerves all rolled into a single moment, and much of it unquantifiable.

There’s a lot that goes into a decision to buy, from emotional, financial and intellectual reasons to a healthy dose of gut-feeling. And while practical considerations like size, price and fittings certainly play their part, they all take a back seat to the most influential factor of all: how a home feels. Is it ‘the one’?

The feeling goes way beyond the phrase ‘location location location’ because people live in all sorts of places for all kinds of reasons, many of them non-negotiable. A school’s catchment area; a particular station for a quick commute; moving closer to a family member; being in a specific street or neighbourhood: these create the framework for many property searches.

But as soon as viewings begin, it’s the physical experience of each home that comes into play. Much of that includes condition and character, but there are other, less obvious ways of helping a buyer to say yes to the only question that really matters: “Could I be happy here?”

It’s never too early to talk about how to get your home ready to sell, so do get in touch if you’re not yet sure where to start. Call us for a chat on 042 933 2482 or email us at info@lavelles.ie – let us know what you’re thinking, and we’ll help in any way we can.

Meanwhile, let’s look at how you can help a buyer to see your current home as their next one.

VISIBLE FLOOR SPACE

When it comes to pure bang for your buck, what really counts is visible floor space. A plan shows the technical details, but it doesn’t tell the whole story. It’s only when standing inside your home that someone will get the sense of how big – or small – it feels in person.

To optimise your photos and viewings, it’s essential to factor in movement and sight-lines. When we bring someone to see your home, there’ll be at least two people, possibly three, and maybe even a whole family walking around at the same time, so if there are obstacles to seeing an entire room, you’ll be giving the sense of a lack of space.

If a buyer needs to shuffle around furniture or there’s nowhere to move inside a room, there’s probably too much in it to give you the best chance of selling. Try changing the position of a couch or coffee table, or removing an armchair or footstool: small changes like these can dramatically improve your photographs and transform reactions on viewings.

Aside from furniture, think about what else is in the room. Do you have piles of magazines, books or vinyl on the floor? Their presence can create a sense of warmth and comfort, but they should either go onto shelves – or put away out of sight – for the time your home is on the market.

There’s a fine line between a room being emptied of clutter and a room feeling cold and bare, and we’ll help you strike the perfect balance.

FUNCTIONALITY & PURPOSE

Interior stylists and designers often cry: “there’s nothing worse than a spare room.” They’re right, and when a room doesn’t have a function, its value is reduced. Not every buyer can visualise a desk, bookshelves, easy chair and elegantly-painted walls.

You’ve probably seen pictures of show homes or maybe even visited some. House-builders know that standing people inside a series of empty rooms – or among building materials – simply doesn’t portray the lifestyle available. The same is true for lived-in homes.

Spare rooms can develop over time and you can get so used to them that you no longer notice. Perhaps you’ve stopped using a bedroom since a family member moved out, or maybe you never occupied one as intended. It’s completely normal, but once a room starts collecting boxes or junk, its purpose and functionality become unclear.

Furnishings and accessories enhance a room and highlight its features. Think of a reading chair in a bay window, a hearth rug in front of a fireplace, or even books on shelves: you won’t be leaving any of them behind, but they show purpose, function and possibility.

Find another home for the boxes, and if you have an empty room, look at relocating furnishings or accessories from elsewhere. Perhaps you can create a study, reading room or workspace to add extra purpose and maximise your home’s appeal.

POTENTIAL (SOMETIMES)

The P-word can be highly potent, and we often meet buyers who are willing – and even hoping – to improve, extend or upgrade a home. Potential can be a true enabler of interest, widening your market beyond the limits of your home’s current accommodation or offer. But that potential needs to be qualified.

Simply declaring that an extension could provide another two bedrooms and an extra bathroom isn’t necessarily enough: you need to demonstrate how possible and probable it is. By making it simple for a viewer to visualise themselves in that new space and how it could work for them, you’ll add credibility, excitement and value.

Sometimes, it’s easy. A similar extension or remodelling that your home could take might have been completed nearby, with photos that show the finished result.

Otherwise, and if your home has the potential for a unique or particular expansion, get some plans drawn up by an architect. Going one step further still, gaining full planning consent to carry out the works will give a buyer complete certainty and help you achieve a higher price.

A CLEAR PROPOSITION

Imagine going to view a total wreck; somewhere that’s not been updated for decades and where everything clearly needs doing. Now think of a home where everything is perfect and where tons of love has gone into creating a wonderful, beautiful place to live.

These two extremes of condition and presentation share one common quality: clarity. You have the sense that you know exactly what you’re getting and what you’re taking on: it’s either a real fixer-upper or a ready-made home.

In the middle are the halfway-houses that, in some way, throw in doubts, and often from unfinished projects. Maybe you’ve removed all the wallpaper from a room and haven’t yet redecorated, leaving the old, unsightly plasterwork exposed. Perhaps you replaced your kitchen or bathroom fittings but never completed the tiling, leaving your renovations – and financial investment – looking less attractive and even less valuable.

This lack of clarity isn’t limited to improvements; it can also affect maintenance and repairs. You could have fixed a leak, but leaving a historic water stain on a ceiling or wall can raise questions over potential plumbing, roof or damp problems. Or that peeling paint on your window frames can leave them looking in need of replacement, rather than simply a sanding and fresh coat.

Relatively small issues like these can negatively affect a buyer’s thoughts about your home. So finish what you’ve started, and make good anything that’s creating a falsely negative impression.

FUTURE SALEABILITY

People like to feel comfortable that the property they’re thinking of buying is somewhere they’ll be able to sell. Not every home is a forever home, and a buyer could be looking at yours as a stepping stone to their future goals. In short, nobody wants to get stuck.

Are there any unsaleable properties? Not really, but some can look unpopular, and that’s often down to how long they’ve been on the market. With so much information readily available on the national portals, from when a property first came on the market to all its subsequent price reductions, a list of evidence soon begins to build.

Perception is hugely important. Multiple price reductions don’t always look like a bargain to buyers; more often, they suggest a property that nobody wants and can lose the perfect new owner before they even view. We don’t always get to find out why someone chooses not to call, but we do know that when homes sit on the market, they don’t become more attractive.

If you’re ever tempted to try a higher price when you first put your home up for sale, don’t let it drag on: you’ll know within a couple of weeks whether it was the right decision. If you get no interest at all – or if everyone who views says your home is too expensive – you’ll know what you need to do.

And if your home has been on the market for some time, you could well be better off with an altogether new strategy. As well as providing a fresh perspective and energy, switching agents will give you an automatic reset on the property portals, restoring that valuable “new listing” status for an invigorating restart.

In summary

Much of someone’s decision to buy is outside your control, but you can have a considerable influence through the viewing experience you create. By removing potential obstacles and objections and replacing them with clarity and credibility, you make it easy for a buyer to see your home as the most exciting and enticing choice.

Would you like to maximise the saleability and attraction of your home? If you have a property to sell in County Louth, we’d love to show you how we can help. Call for a chat on 042 933 2482 or email us at info@lavelles.ie– there’s a lot to do when moving home, so let’s get talking soon.

Not every inventory ends up providing the protection that landlords expect. There are plenty of cases where the language used – and the style adopted – have caused more confusion and doubt over disputes, which for a landlord will generally mean a reduced or refused claim.

Inventories are essential to have complete clarity over the condition and contents of your rental property: without correct preparation, you’ll not only risk a costly dispute, but you’ll also sow the seeds of worry in your tenants. The more documentation you have that you can agree on from the outset, the more professional you’ll look as a landlord and the more comfortable your tenants will feel.

Whether you’re preparing a paper or digital inventory, you must ensure it’s signed off by you (or your managing agent) and your tenants. But as you’ll discover below, there’s more to it than that.

If you own a rental property in County Louth and you’d like to know more about best practice when preparing inventories, do get in touch. Call us for a chat on 042 933 2482 or email us at info@lavelles.ie– you’ll always find an expert ear happy to guide you.

Meanwhile, let’s take a look at how you can make your inventory the best it can be to give you, your property and your tenants maximum protection.

BEYOND BOX-TICKING

Some landlords still rely on checklist-style inventories, which simply aren’t enough to reflect the contents of a property accurately. More than that, they’re completely useless when it comes to being clear about the condition of every fixture, fitting and, where supplied, furnishing.

We can’t stress enough that inventories are so much more than box-ticking exercises, and a correctly prepared report can easily run to 30+ pages – more if your property is furnished. There’s a lot of time involved in writing down every last detail, but even if you have complete confidence and trust in your tenants, it’s in both your best interests to go deep. So if your inventory is just a few pages long, it’s unlikely to be of any use in a dispute.

That’s why an inventory clerk is so invaluable. Not only do they save you the time and hassle of detailing every last thing yourself, but they’re also a third party with no emotional or financial attachment to the property. They’re guided only by what they see, and their expertise and independence give their inventories an extra layer of credibility, priceless if you end up in arbitration or the courts.

Remember: it’s your responsibility as a landlord to prove that any damages or repair costs are down to your tenants.

MIND YOUR LANGUAGE

Problems with disputes can often come down to the language used in the inventory. It’s not because they’re written in French or Norwegian, but because they use emotive and subjective words.

One example is the word lovely, which, in property terms, is best confined to an estate agent’s description of a charming location. It really shouldn’t form part of how you describe the contents or condition of anything in your property.

Stick to words commonly used when grading an object’s condition: new, perfect, excellent, very good, good. Hopefully, you’ll have no cause to use below average, poor or unusable, but if you do, you’re best off fixing anything in that category for the sake of starting your tenancy on the right foot.

Emotive language may well come from your pride in your property and generally appears when self-managing landlords write their own inventory. It’s completely understandable, but it’s no help to you in the event of a dispute. Keep it neutral and objective.

THE DEVIL’S IN THE DETAIL

Inventories aren’t just about listing objects; they’re about giving an accurate picture of your property’s condition and presentation when you hand over the keys to your tenants. So as well as stating everything that’s there, you also need to say what isn’t.

Minor scuffs that don’t yet warrant any remedial works should be mentioned along with exactly where they are on a wall or paintwork. The same goes for marks on a carpet or floor that aren’t serious but are nonetheless visible: be very clear about exactly where they are.  And when it comes to stains, whether relatively unobtrusive or relatively obvious, make sure to measure them as well as mention them, and to state their exact location.

Now let’s look at things that aren’t there. Accidents happen, and a couple of more common mishaps are irons on floors and saucepans on worktops. So it’s really worth mentioning that there are no burn marks: not just to state the truth, but to plant the seed in the minds of your tenants to be mindful of where they leave hot objects.

Where bathrooms and kitchens are free of mould and limescale, be sure to mention that too. Again, it’s a clear statement that everything is looking good and provides a gentle reminder for your tenants to keep their eyes peeled.

By being ultra-specific and going into detail, you minimise the potential for uncertainty in the future.

PHOTOGRAPH EVERYTHING

You can never have too many pictures.

One of the biggest mistakes landlords make is taking a single photograph of each room, often because they see nothing to mention on the inventory—a quick note that everything’s fine, and then onto the next room.

How can you take a photo of a scuff mark that isn’t there, or damage that doesn’t exist, or a breakage that hasn’t occurred? Well, you can’t, but you can take photos to show that all those things are in perfect condition. It’s not enough to say it; you need to show it.

As well as photographs, videos are easier than ever to take from your phone. Wander around your property and get close-ups of everything: switches, sockets, hinges, handles, walls, skirting boards, bathroom fittings, kitchen cupboards and appliances, heating systems, floor coverings, window frames, gardens.

Share them with your tenants, agree on their accuracy, and then sign them off together. By showing how responsible you are as a landlord and leaving nothing to chance, you give your tenants certainty of not being charged for anything unfair, and you send a clear message of how they should return your property.

HIDDEN BENEFITS

We generally speak of inventories as a failsafe in disputes, but they also play another role.

Properties need to be regularly maintained, and inventories can act as a flag for any maintenance areas that have gone unnoticed. If you’ve just bought a previously-occupied property, the previous owner’s belongings could have covered up some marks or damage. Or if you’ve owned your property for a while, you may simply have missed or gotten used to something.

Here’s another advantage of an inventory clerk, whose sole purpose is to visit properties to find flaws. By providing a fair and detailed report, they can also alert you to any areas needing attention. Nobody notices everything, and the clerk will give you an extra pair of extremely beady eyes to help you keep your rental property looking fine without having to go there.

Just because something is broken or damaged at the start of a tenancy doesn’t mean it has to stay that way for the duration. Instead of telling your tenants to make do, you’ll do wonders for your relationship – and your property’s value – by staying on top of repairs.

In summary

You’ve undoubtedly heard of the phrase prevention is better than cure. It’s a mantra for doctors worldwide and is a foundational factor in the explosion of the health and well-being industry.

By applying that same principle to your rental property, you’ll minimise unnecessary conflicts or disputes. Detailed and accurate paperwork, photo and video evidence, sensible language about the condition and enthusiastic maintenance will save you many potential headaches by removing any areas of doubt.

Inventories might not be the most exciting subject, but we’ll still gladly talk about them! If you’ve got a rental property in County Louth and you’d like to know more about inventories or any other aspect of buy-to-let, you’re very welcome to get in touch. Call us for a chat on 042 933 2482 or email us at info@lavelles.ie– we’d love to help you make the most of being a landlord.

Have you ever listed all the things you love about your work? It’s an illuminating exercise in clarifying all the reasons you do what you do. For some people, it can even be the catalyst for a change of career.

The idea for this week’s blog came unexpectedly one Sunday when my mind drifted to how much I enjoy being someone’s estate agent. It didn’t immediately occur as a blog, but as the minutes went by, it seemed a shame to keep it all to myself, so this week’s article is more personal than most.

Moving home is a big deal for everyone: for you; for the people you’re buying from; and for whoever’s buying from you. But your move is also a big deal for me, so when it’s time for you to find an estate agent in County Louth,  I’d love to hear about your plans. Call me for a chat on 042 933 2482 or email us at info@lavelles.ie whenever the time is right.

Meanwhile, I hope you enjoy the read.

HEARING PEOPLE’S STORIES

Everyone moves for a reason. The big ones include growing families, downsizing, a change of school, or relocating for work, while others are more particular and personal: housing an enormous collection (cars, records, art – you name it!); a change of scenery and lifestyle; wanting a workspace or creative studio at home.

Think about where you live right now. How did you come to be there? Even if you share any of the reasons above, your story will be entirely your own, and it’s fascinating to learn about people’s lives and where they hope to go: for themselves, for their families, and their futures.

Some moves are planned, others are unexpected, and a few are completely spontaneous. And while most moving tales are happy, they’re not always full of joy and helping people through all the highs and lows is a meaningful experience. Being there for those initial thoughts; putting a home on the market and finding a buyer; then through chains, conveyancing and completion: those are rich and deep relationships.

HELPING DREAMS COME TRUE

This might sound cheesy, but it’s a major part of being an estate agent: there’s so much riding on every move that you cannot be impervious. It can sometimes feel like having several families or households at once and being part of them all at the same time is nothing short of extraordinary.

If you’ve ever moved home, you’ll know how it heightens your nerves and emotions. Even with all the excitement about the future, the combination of uncertainty, unpredictability and upheaval is often mixed with specific timeframes and urgencies: it’s not the greatest recipe for staying relaxed.

There are lots of what-ifs, so there’s plenty of putting minds to rest and giving people comfort. There’s rarely a sale without even a minor bump in the road, and estate agents are on the frontline: when there’s a wobble, we’re usually the ones who have to deliver the news.

But we can also be the reason that sales go through; sometimes by solving real problems and sometimes by simply keeping people calm. We hear every side of the story directly from everyone involved, and we often bear the brunt of frustrations and delays. To say it requires patience would be an understatement, but when it all comes together, and contracts are exchanged, those calls of congratulation are truly special moments.

EVERY DAY IS DIFFERENT

Whenever I talk to friends about being an estate agent, the conversation usually involves freedom and fresh air. Most people I know or meet, in some way or another, love the idea of being an estate agent, and the reasons they give are variety and inspiration.

Being an estate agent means meeting new people every day, being out in the neighbourhood and seeing inside people’s homes. From a purely selfish point of view, it makes for a wonderful week (unless it’s pouring with rain with a diary full of appointments: when the weather’s like that, the desk certainly has its charms!).

With no two days ever the same, each one is an exciting prospect every morning. Where will I go? Who will I meet? What will I see? The next destination always brings something new, from interior design to a beautiful garden, an impressive building or a surprising view.

Some homes are good-to-go and picture-perfect, while others need some help to be ready to market. Removing a rug might give a photo a lift; rotating the couch could make viewings flow better; a fresh coat of paint may brighten a room. Every home presents a different prospect and needs a beady eye to capture its character.

And even with the most meticulous planning  – from desk, car, cafe or bench – the unexpected is never far away, and you never know what the next phone call or email will bring.

BEING PART OF A COMMUNITY

We’re hardwired to be with other people, from the ancient ritual of sitting around a campfire after a long day’s hunt to enjoying Sunday lunch with your closest friends and family. But feeling part of a neighbourhood is also a wonderful thing, and I love bumping into people I’ve spoken to somewhere on their moving journey.

It’s not unusual to meet the owner of a home that I’ve valued or have on the market, and those casual chats in the street are lovely moments of fun. Or maybe it’s a family who moved through me a year ago and whose children have grown impossibly tall – can I remember all their names again?

Then there’s the buyer I met just once at a viewing: we got on really well while discussing taps, or schools, or property prices but haven’t seen each other since. There’s a flicker of recognition, but neither of us can remember why until the penny drops after a short exploratory chat.

Being constantly in the neighbourhood also means using other local businesses, which comes in really handy when I’m asked for recommendations (usually every day). My favourite coffee place; a pub for Sunday lunch; where to go jogging; a good dry-cleaner; the best-stocked off-licence; a great florist; a gym or exercise studio; a delicious Indian or Chinese; a butcher, a baker, a barber, a salon…

There are so many people and places to know, and it makes a real difference to how quickly someone feels at home when they’ve already got some tips from a local.

THE JOY OF COMPLETION DAY

Saving the best for last, seeing the smiles on people’s faces when it’s time to hand over or collect their keys, really does take some beating.

Whatever the ride was like along the way, and some sales are certainly smoother than others, all of the stresses and strains are replaced by the excitement of a new beginning. Anyone moving into a new home can’t wait to open the door, arrange the furniture and begin their new life.

It’s a day of emotion as well. If you’re leaving the place that’s been your home for a long time – maybe you’ve raised a family there and built a mountain of memories – saying goodbye will be a significant moment,  but it’s balanced with starting a new chapter. For me, it means so much to have played a part in making that happen.

In Summary

Well, now you know how it feels to be an estate agent. As well as being enjoyable, challenging and rewarding, it is also a great privilege to be chosen as anyone’s agent and entrusted with their move. That is something I never, ever forget.

So whenever you come to choosing an estate agent in County Louth, I’d love to hear from you. Whether you’re ready to go now, or if you’re only just beginning to think about the next stage of your life, you’re always welcome to get in touch for a chat about your plans. Call me on 042 933 2482 or email us at info@lavelles.ie– let’s start with a conversation and see where it goes from there.

Is your rental property working as hard as it could for you? As a landlord, you’ll want to ensure that your investment is performing well and continues to make good business sense throughout the time you own it.

Homes often have hidden potential that, as well as unlocking more income, can substantially increase demand. And, as you’ll discover, there are many more options than merely increasing the rent and hoping it works out.

If you own a rental property in County Louth that’s either empty or where your existing tenants are moving out, now is the perfect time to review your options. To see how your property could work harder and smarter, call for a chat on  042 933 2482 or email us at info@lavelles.ie

Meanwhile, let’s take a look at five key areas affecting income, performance and profit to see if you recognise any opportunities for you.

REDUCE YOUR OUTGOINGS

Even when you have tenants, you’ll still have outgoings of some sort, whether a mortgage, insurance, ground rent or service charges. Finding opportunities to reduce them is an excellent way to bolster the foundations of your investment.

Look at any insurance policies you have, from buildings to contents to rent protection. Rather than wait until the renewal date, do an interim check to see if you can make savings. Often, the mere mention of switching to a different company can produce a discount from your existing provider.

If you’re paying monthly, you’ll probably only need to cancel your payments. If you’ve paid in full, many policies will offer you a pro-rata refund, but there may be an administration charge, so weigh up any costs of cancelling before hitting the button to switch.

Mortgages are usually the most significant monthly outgoing, which makes staying on top of rates your biggest savings opportunity. Again, take into account any early repayment and application charges, but if you’re on a regular variable rate, there’s probably a better deal out there.

Other refinancing options include remortgaging your primary home at a cheaper residential rate to pay off the more expensive buy-to-let loan. Or you could increase your buy-to-let mortgage payments now to take years off the repayment period, reducing your overall interest costs and freeing up more of your monthly profit much sooner.

ADD MORE BEDROOMS

If you’re looking to hold a property for the longer term, it’s worth looking at whether you can optimise the income-generating potential of the floor area.

More bedrooms generally mean more rent, so if you have a loft, you might be able to get one or two extra bedrooms up there, along with a second bath or shower room. Loft conversions are often the easiest way to increase accommodation without complicated planning consents or compromising how the existing accommodation works.

Keeping within the existing floorplate, can you reconfigure the layout? If the kitchen and living room are close to each other but separate, could they be combined into a contemporary open-plan living space while freeing up the kitchen’s old location to create an extra bedroom? Perhaps you can even install a breakfast bar to zone the kitchen and living areas while providing a social connection and a place to eat.

To make the redesigned living space feel bigger, blend the kitchen into the background using the same colour for the cupboards and the wall. Remember that the room needs to be large enough to cope with the extra people living in the property: you won’t get the best return on your investment if the result feels like profiteering or a compromise.

MAKE IT EASY TO LIVE

The longevity of tenancies and reduced void periods are crucial factors in the yield you achieve. Very often, it all comes down to how easy it is to live somewhere, so look around for any potential areas of difficulty or dissatisfaction.

Seemingly trivial issues like having a place for the vacuum cleaner, ironing board, suitcases and other household items that don’t belong on display can go a long way to keeping your tenants for longer.

With nowhere to hide things away, a home can feel temporary, as though someone isn’t planning to stay for long. And that could well come true if your tenants never feel quite settled or comfortable.

Even a cabinet in the bathroom – mirror-fronted above the basin if you’re stuck for space – can avoid an overcrowded mess of bottles, pots and toiletries bags that gathers dust and looks unsightly.

Very simply: think about how people really live and what they really need.

PRESENT LIKE A PRO

Rental homes can be at a disadvantage if they’re empty when photographed and viewed. Every last detail comes into sharp relief when there’s no furniture, textiles, gadgets or accessories to create a sense of home.

So it’s vital that everything looks great. If the walls and woodwork are looking tired, attend to scuffs, chips, and picture marks. If they won’t clean off, a fresh coat of paint can be a real lift and excite potential tenants with the prospect of moving into a freshly-decorated home.

Loose handles, wobbly taps and ill-fitting cupboard doors can also drag a space down, so don’t leave viewers with the impression that your property is falling apart. Things can come loose over time, but it doesn’t necessarily mean that everything needs replacing. Simple handyman tasks like these, along with grout and sealant in kitchens and bathrooms, are easy to fix and work wonders for first impressions.

HAVE A FULL REVIEW

If you’re using a managing agent, they should be updating you at regular intervals. If you’re self-managing, here are some things to review to maintain your property’s performance.

Occupancy: Do you have lengthy void periods, or do your tenants regularly leave after the first year? What could be wrong? Look back over the other sections in this blog to see if you’re missing a trick with your presentation, price or publicity.

Rent: are you in line with the current market? Too high and you’ll have no interest; too low and your yield will drop. Rents can fluctuate, and it’s not unknown for tenants to find a cheaper option and give notice before their landlord has the opportunity to strike a new deal, so it’s important to pre-empt unnecessary changeovers and loss of income.

Your agent: If you’re using an agent and you’re not happy with the results, take a look at how your property is being marketed and managed. You should feel in good hands at all times and confident that your interests are being served and protected. Are there areas that could improve? Can those be achieved with your current agent, or is it time to switch?

Ownership: there may be a better investment out there. Maybe your property needs a new kitchen or bathroom, but you don’t want the expense, or perhaps the service charges eat too far into the rent. It’s always worth asking yourself the question: is your property becoming too much work, and will your money do better in another buy-to-let?

In summary

Every property will have opportunities for improved performance, but not every expense is justified in every home. It’s essential to match your spend to your market and to avoid over-improving or wasting your money.

If you’re a landlord with a rental property in County Louth, don’t commit to anything major before talking to us! Call for a chat on  042 933 2482 or email us at info@lavelles.ie: we’d love to help you realise the full potential of your investment.

“Put it on the Internet and wait for the phone to ring”. That’s perhaps how many people see an estate agent’s life, and there’s undoubtedly some mystery around precisely what agents do beyond putting a property on the market and showing people around.

While a big part of the day is being out in the neighbourhood and looking at homes, there’s plenty more work that might not be so obvious. A bit like a swan gliding majestically across a lake, there’s a lot of action under the surface to keep things moving smoothly.

To shine a light on all that happens, you’re invited this week for a look behind the scenes of Lavelles for a fly-on-the-wall experience. By the time you’ve read this blog, you’ll be armed with insider info and primed to choose with confidence the estate agent that’s right for you.

Remember that you’re always welcome to get in touch for a talk about moving home: just pick up the phone for a chat on 042 933 2482, or send an email to  info@lavelles.ie.  But meanwhile, let’s dive into a typical day of getting the neighbourhood moved.

MATCHMAKING

There’s definitely an art to putting the right buyer together with the right property.

When someone sends in a viewing request for a home they’ve seen on the Internet, they usually don’t end up buying it. Sales come from listening to the hopes and desires of buyers and learning what lies at the heart of their move. Very often, people start looking for one thing but end up choosing something completely different.

Typical moving stories include simplifying a commute, needing more space, wanting to downsize, changing schools or work, finding a permanent solution to working from home, or having somewhere secure to park a prized new car.

But not every buyer needs to move; some of them simply want to. One might like the idea of a new renovation project; another might be looking for a change of scene, and someone else might find themselves with a sudden chance to move up the property ladder through a pay rise, promotion or inheritance.

As well as looking at motivation, matchmaking also means ensuring that anyone coming to view your home is actually able to buy it. Do they have a mortgage agreed in principle; are they really a cash buyer; is their current home already under offer; is there anything else that might affect their ability to move?

These factors are essential elements in pairing people with property, meaning more relevant viewings for buyers and fewer wasted ones for you.

DREAM WEAVING

Sometimes – actually, quite often! – a property that seems at first unsuitable could allow someone to create their perfect home. Not everyone gets their ready-made ideal, but with some thought, imagination and even a pencil and paper to sketch out an idea, an agent can show that a home is a good fit, even if it doesn’t fit now.

Could a house be extended to provide the accommodation a family needs in the location they love? Presenting a home that’s significantly below someone’s buying power could free them to reconfigure or expand the interior with the money they save. Perhaps a loft conversion would give them the bedroom they crave away from the kids, while a large garden might provide space for a family-sized dining kitchen.

Other creative thinking might look at whether a large living space could split to create a separate study for working from home, or whether removing a wall could provide a larger dining room for people who love to cook and entertain.

By encouraging buyers to look beyond a home’s current layout and towards its future potential, an estate agent can create excitement and the possibility of transformation. And by making introductions to local architects, builders and contractors, a project that might have felt too large can suddenly feel more achievable.

MARKET MONITORING

Photographs and descriptions are only the beginning; your agent must stay on top of the market to ensure your sales strategy stays right.

If the market rises, it may become apparent that you can achieve significantly more than your current asking figure: a few weeks at a new level might net you extra tens of thousands of euros. This same logic applies when prices weaken: a quick reduction of a few percent could save you months of chasing the market down.

Both scenarios require constant study of the market, from demand to sentiment and sales. Swift communication is essential to agree on the best course of action and to keep you assured that your interests are being looked after.

If you’re switching agents, you have the opportunity for a whole new strategy and to completely revitalise your move. Sometimes, an upward tweak of just €5 can lift you into a new price bracket with an entirely new audience of wealthier buyers. Many homes fail to sell because the asking price fails to exploit the price bands of the property portals, and a simple adjustment can change your fortunes and capture the eye of your perfect buyer.

HAND HOLDING

Have you noticed how we’re never far from a sensationalist story about the future of the property market? Whether it’s a pandemic, a change in interest rates, or a rise or fall in the number of sales, rarely does a week go by without commentary and dramatic predictions.

News is one thing, but scaremongering can severely impact buyer confidence and lead someone to withdraw from a purchase – regardless of the financial consequences – forcing chains to collapse and leaving multiple moves in shreds.

When a buyer reads so much negativity, it’s understandable for them to have second thoughts, but that doesn’t mean that every doom-laden story in the media needs to be followed or treated as gospel. Buyers who withdraw can come to regret their decision soon afterwards, only to discover their dream home was snapped up by someone else. When people lose sight of why they fell in love with a home, it’s up to estate agents to help them remember.

Even when positivity reigns, the days before exchanging contracts are where the reality of commitment bites. When it’s time to put the money down and sign on the line, people can take a deep breath and ask: “Is this the home we really want?”. So it’s up to an estate agent to maintain momentum and enthusiasm throughout the sales process by staying in touch, noticing signs of doubt, and talking them through.

Many sales are saved with a simple, respectful and open conversation.

PROBLEM-SOLVING

Not every sale of every property gets to exchange of contracts without a hitch. And while it’s a conveyanc­er’s job to carry out the legal work, it’s often the estate agent with local knowledge who provides the solution to problems.

There’s no requirement for conveyancers to be in the neighbourhood, and, if you’re selling in one area and buying in another, your conveyancer will be a stranger to at least one location. So when disparities or irregularities arise, it’s an agent’s local expertise that can go a very long way.

Funny old-fashioned lease clauses might have been solved on other nearby sales; boundary rules or shared rights of way could appear odd to anyone unfamiliar; even knowing whether a house is at the top or bottom of a hill can make the difference in avoiding delays.

Estate agents are also the ones who challenge the valuations of mortgage lenders and surveyors when their figure is below an agreed price. Current ongoing sales provide the most up-to-date comparable evidence (and can be crucial to support the price agreed), but those sales won’t yet appear in the Land Registry database. 

A solid case often needs to be compiled that shows a price is correct and reflects the levels achieved on other nearby homes, particularly when new ceilings are being set.

In summary

Hopefully, that gives you plenty of insight into the day and life of an estate agent. From matchmaking to dream weaving, hand-holding to problem-solving and keeping an eye on the market, there’s rarely a dull moment and hardly ever a spare minute.

It’s an absolute privilege to be entrusted with anyone’s move, so if you have a property in County Louth and would like to discover if we’re the estate agent for you, why not get in touch? You can call us on 042 933 2482 or email  info@lavelles.ie – everything starts with a conversation.

Ending up in a dispute at the end of a tenancy is one of the least inviting prospects of being a landlord, and thankfully most tenancies end perfectly amicably. But when they do end in disagreement, many landlords manage to lose their claim, leading them to feel that the system is weighted against them.

The most important thing in a deposit dispute is for the outcome to reflect the reality, whether the fault is on the landlord or tenant side. The courts and arbitration services are not there to automatically find in favour of the tenant, but it is the landlord’s responsibility to prove a claim is valid and realistic.

So, in this week’s article, we’re taking a look at why landlords – and particularly self-managing ones – lose so many disputes: from whether their claims are fair in the first place, to how they can improve the way they create and run their tenancies.

If you own a rental property in County Louth and you’ve either lost a dispute, or you’d like to chat about minimising the chances of them happening, we’d love to talk to you. Call us for a chat on 042 933 2482 or email us at info@lavelles.ie

Meanwhile let’s see where things go wrong for landlords, how the outcomes can be different, and how many situations can be avoided altogether.

SETUP & ADMIN

Whenever a property requires a knack for things to go right, you can guarantee it will come back as bad news.

One culprit here is condensation and mould. If your bathroom or kitchen are susceptible to either, the most effective option is to install an extractor fan with a humidity sensor that automatically activates. One small job removes all the possible consequences, costs and kerfuffle. Otherwise, you’ll need to highlight the potential for mould and condensation in your tenancy agreement, and get your tenants to accept any future costs that arise from forgetting to open a window. Terms like that could lead to someone questioning whether your property is somewhere they want to live.

Another example of poor setup can be when renting to people with pets, which is usually problem-free but does require written agreement over any costs that may arise. If the responsibilities for these aren’t stipulated at the outset – from damages to smells to infestations – your claim is at risk if the tenancy agreement is unclear. You’ll find that most tenants are quite happy to sign a clause accepting responsibility for any costs arising from their pets, or any visiting ones.

FITTINGS & REPAIRS

There are plenty of landlord groups on social media where you’ll see posts that celebrate how cheaply someone has managed to renovate one of their rental properties. Often they find good-looking but ultimately poor-quality fittings that are not likely to last, and where a later visit from a contractor sends the price above the cost of buying something better in the first place.

Cheap taps or laminate floors in wet areas are a couple of quick tricks to making a kitchen or bathroom shine on the surface, but your property must be durable as well. It’s tough to prove a tenant is at fault when the fittings and materials in a property simply aren’t up to the job.

The same goes for repairs: if you respond quickly and attend to repairs, you’ll show respect for your investment, your tenants, and your time. By making your property a low-maintenance home, you’ll have longer, happier tenancies and fewer repairs and disputes.

BREAKING THE RULES

Every now and then, a property gets handed back in a condition where lots of work is needed to put things right.

You may feel rightly frustrated, disappointed or let down, but it’s essential to keep a cool head. Whatever you do, and no matter how tempting, don’t hold onto the security deposit in a way that ignores legal procedures, or you risk invalidating your claim.

Your best course of action is to obtain quotes as quickly as possible for all the works and costs, then submit them to the previous tenants along with any reports or photographic evidence, and with clear and comprehensive details about why they are responsible. You don’t need to wait until you’ve settled your dispute to carry out any repairs, so your next tenancy needn’t be delayed beyond the completion of the works.

Of course, it’s a hassle, and you may not even want to speak to the people who’ve left your property in such a state (one of the benefits of having a managing agent to deal with it on your behalf!). Still, clear communication without resorting to angry recriminations is the most likely route to a swifter settlement.

CLEANING CONFLICTS

The largest area of dispute between landlords and tenants is cleaning, accounting for around 25% of all claims.

In a way, it’s comforting. Cleaning is not about breakages, repairs or arguments over wear & tear, so it’s effectively a small dispute. Regardless of who wins, it’s straightforward enough to get a property cleaned, but what a waste of everyone’s time for such a mundane thing!

Of course, it can be more than a trivial issue if your incoming tenants have to move into an unclean home. It’s not a great start to a tenancy, and a professional clean is more difficult to obtain while there are boxes everywhere and your tenants unpack.

Generally speaking, a dispute over cleaning comes up when one side skimps. Suppose you don’t hand your property over in a professionally-cleaned state, and you don’t employ an inventory clerk to take photographic evidence. In that case, any claim will be difficult to win at the end. The same goes for outgoing tenants: if they sign off on the cleaning when moving in, but can’t produce a receipt for a professional clean when they leave, they are unlikely to win a dispute.

UNFAIR CLAIMS

Unfortunately, some landlords do attempt unjustified or exaggerated claims against their tenants.

If you don’t regularly inspect your property, there could be a few years between your visits, during which time signs of wear and tear will develop. Scuffs on walls, woodwork and floors are a part of life; ovens don’t stay looking like new; neither does grouting or sealant – not even in the homes of landlords!

Areas like these are more noticeable when a property is empty than when it’s lived in, and they’ll also look far worse to you if it’s been four years since your last visit.

Regular inspections are invaluable and, for us, they’re a normal part of the day. Anything that might have gone unnoticed in the everyday distractions of life tends to get picked up before it becomes a major problem and a cause for a dispute.

In summary

As a landlord, there’s a lot you need to get right: not just to minimise the opportunity for disputes, but to ensure you don’t automatically lose them. The many laws that cover lettings are there to help you run your tenancies effectively, and well-maintained properties tend to attract higher-quality tenants, most of whom will love their home and treat it as if they owned it.

As a self-managing landlord, it can sometimes feel like an awful lot to stay on top of, so you might want to explore having your rental investments looked after by people who do it every day. If you have a property in County Louth and you’d like to discover whether using a managing agent is the right decision for you, why not get in touch? Call us for a chat on 042 933 2482 or email us at info@lavelles.ie– we’re here to make your life as a landlord as easy as can be.

Have you ever wondered how to pick the perfect time to sell your home? It’s probably the question we’re asked the most when talking to people about their move.

But how do you pick your moment with so much conflicting advice? Should you exploit the new year rush, or sell in the spring when the blossom is on the trees? Is it better to get in before the summer holidays, or wait till the kids have gone back to the school in September, or join the Boxing Day Bounce?

You’re certainly not alone if you’re a little confused, but there’s more to selling your home than picking the time of year. And while it’s not a scientific formula, there are elements worth considering when choosing when to move.

Our team is always on hand to discuss your moving plans. If you’re considering selling your property in County Louth and would like to talk about timescales, current demand or anything else you’re unsure of, call us for a chat on 042 933 2482 or email us at info@lavelles.ie

Meanwhile, let’s take a look at how you can choose a moment to sell that fits with your plans and finds you the perfect buyer. What you’ll discover is that it’s not just a matter of when you sell, but why and how you do it.

NEEDING MORE SPACE

The reason why most people move is outgrowing their existing home. That could be from accumulating stuff, to moving in with a partner, to starting or growing a family.

Perhaps the first question to ask is whether moving is your preference. If your current home offers you the potential to extend, would you rather stay where you are? Extending can save you all the costs of buying and selling; money you can spend on your building works instead.

But if moving is the more realistic option – or you’re excited about the prospect of living somewhere new – here are some things to consider.

If you’re expecting an addition to the family, you’ll want to avoid a move around the time of birth. Your best option is to aim to be in your new home a couple of months early, giving you plenty of time for settling in and preparing for your new arrival. Alternatively, wait until a few months after your baby is born when you’ve got your energy back.

Where older children are involved, and assuming no change of school, you’re free to move whenever you want. But look a bit further down the line from the move you’re considering now.

If you need an extra bedroom to give a teenager their own space, will you need to do the same again in another few years? If that’s the case, consider finding a house that your family can grow into. And if that’s too much of a jump, look for somewhere with potential to extend later on: a good-size loft, or space to the side, could give you extra bedrooms when you need them, as well as a longer-term family home.

CHANGING SCHOOLS

Getting your children the best education could well mean moving to the catchment area of the school of your choice, or at least closer to it.

Everyone’s preference – from teachers, to parents, to children – is to avoid disrupting the school year, which means moving in the summer holidays between the end of July and the beginning of September.

The current average house move takes between 15 and 25 weeks: that’s from the first day on the market to the day of completion, so you’re looking at a 4-6 month timeframe. To be settled in nicely for the new school year, March is a sensible moment to put your home on the market.

Don’t worry about feeling you’ll need to move too soon. It’s far easier to agree a delayed completion when you give yourself the time to find the right buyer, than it is to be desperate for a fast mover if you leave things a little too late.

RELOCATING FOR WORK

An unexpected work opportunity may spring out of nowhere, leaving you feeling it’s a chance you shouldn’t pass up. But relocation is about so much more than career and salary. You’ll be saying goodbye to your current life – friends, neighbours and favourite places – so it really needs to be a move worth making, particularly if you’re happy in your home right now.

To get a real feeling of where you’d be moving to, spend a weekend there exploring and researching. Alongside practicalities like schools, shops and transport, make sure your free time will be fun and fulfilling. Do you like a lively cafe for weekend coffee and breakfast; do you want great local pubs with Sunday roasts and beer gardens; do you like to exercise in the great outdoors, or simply enjoy parks and green space? Think about the things in life you enjoy.

Your timing to sell will depend on when you take up a new position. If you’re looking to start very soon, renting out your home first could be your best option, with a view to selling later when you’re settled: this may also give you comfort if you feel you might return. Alternatively, a relocation package that includes out-of-pocket costs like rent, mortgage and fees, could make selling your home now a sound financial proposal.

You’ll have plenty to juggle, so speak to your estate agent about your preferred timescales and the current demand for homes like yours to decide whether selling or renting is right.

DOWNSIZING

A house that’s become too large will be full of memories, and this can make the idea of moving a difficult thing to consider.

Perhaps now is a good moment to say that memories will follow you wherever you go; they don’t get left behind when you change your address and they can be even more joyous when free of those unused rooms filled with furniture and belongings.

If you’re already thinking about downsizing, it’s a sign that your home has become too much to manage, or no longer reflects your lifestyle. Nonetheless, it’s a big decision to sell.

A good way to know if it’s right for you is to think about your future. Have you thought about moving to a cottage near the sea, or swapping a big old house for a modern apartment opposite a park or river? By concentrating your thoughts on new possibilities, you can see if they warm your heart. Perhaps you’ll see change in a different light.

Talking to an estate agent about the value of your current home, followed by a just-for-fun browse of what’s available in your dream location, will give you the knowledge and inspiration to choose your next step.

ON A WHIM

There you are on a Tuesday evening, casually scrolling through your favourite portal with Netflix on in the background, and suddenly there it is! The home of your dreams drifts onto your phone screen and, even though you weren’t really thinking about moving, that photo has got you hooked. There’s nothing else to be said; that’s where you want to live.

It’s not as rare or fantastical as it might seem, and while it might not fit with your estate agent’s advice – find a buyer for your current home before setting your heart on your next one – life has a habit of presenting opportunities in the moments we least expect them.

So you go to see the property, and it’s as wonderful and perfect as you’d hoped. You get on really well with the estate agent and the owners, you agree on a price, and they even give you some breathing space to get your property sold.

Now it’s time to get onto your estate agent and get your home on the market straight away. You’ll need to keep the people you’re buying from onside and patient, so this isn’t an occasion for being overly ambitious on price. When their estate agent phones your estate agent, they’ll want to hear confidence and realism to stick with your offer.

In summary

It can be easy and very tempting to over-strategise about the month, season or market conditions when it comes to selling your home, but the best guide to when the time is right is when it feels right for you. It’s your circumstances and your lifestyle that should always be the driving factors behind your move, and even though it could well be the largest financial transaction you ever make, moving home is about so much more than money.

If you own a property in County Louth and you’re unsure of whether or when to sell your home, please do get in touch with our team. Call for a chat on 042 933 2482 or email us at info@lavelles.ie: you’ll always find an expert and friendly ear who’s happy to listen to your plans, and to help you find the right path.