In January 2014, the Aberystwyth coastline suffered a major storm which left the beautiful prom looking like a ‘war zone’. The powerful waves caused by the storms cracked the roads, smashed metal bollards and threw debris like toys across the prom, leaving most of the property owners with significant damage to their properties with more than £500,000 being spent on repairing the prom alone.   If you haven’t seen the devastation caused by the storm, I have found a video taken during the storm which can be seen here.  As someone who has experienced the destructive power of coastal storms firsthand, I've learned a thing or two about protecting seaside properties. Here are some tips that I've found invaluable:  Invest in Proper Insurance: Before anything else, ensuring your property is adequately insured against storm damage is crucial. Look for policies that specifically cover coastal properties and have provisions for storm damage. It may seem like an unnecessary expense until disaster strikes, and you realize how much it can save you in the long run.  Install Storm Shutters: Installing storm shutters is a practical way to protect your windows and doors from high winds and flying debris. These shutters provide an additional layer of defense during storms and can prevent costly damage to your property's interior.  Secure Loose Objects: Before a storm hits, secure any loose objects around your property that could become projectiles in high winds. Patio furniture, grills, and decorative items should be brought indoors or properly anchored to prevent damage to your home or neighboring properties.  Regular Maintenance: Keep your property well-maintained year-round to minimize potential storm damage. Trim trees and bushes, inspect your roof for loose shingles, and ensure gutters are clear of debris to prevent water damage during heavy rainfall.  Emergency Preparedness: Have a comprehensive emergency plan in place for your family and property. This includes knowing evacuation routes, stocking up on emergency supplies, and having a communication plan in case of separation during a storm.  Stay Informed: Stay updated on weather forecasts and warnings issued by local authorities. Pay attention to storm surge predictions and evacuation orders, and act accordingly to ensure your safety and that of your property.  Living by the sea is undoubtedly a rewarding experience, but it comes with its own set of challenges, particularly when it comes to protecting your property from storms. By taking proactive measures and being prepared, you can minimize the risks and enjoy the beauty of coastal living with peace of mind. Remember, it's not just about safeguarding your property – it's about protecting the memories and experiences that make seaside living so special!  Ben McEvoy 

Whenever I have stayed in a holiday let, either in the UK or abroad, and they have a welcome pack or guest book – I always have a read. They are so helpful, make you feel invited and can show how genuine a host is. I actually recently helped someone set up an Airbnb in the area and put together an information pack to have in their Airbnb. So, in this week's blog, I plan to help set up a structure for your welcome pack which can improve the stay for your guests – bumping up those reviews!  A warm welcome: Introduce yourself; give them your name, why you love the area so much, and maybe what you love doing in the area. It will make guests see the host as a genuine person.    Wi-Fi details: Nowadays when guests are booking a holiday, Wi-Fi can be a dealbreaker – so make sure this is all set up. Write down all the details; where the router is, what the name of the Wi-Fi is, and what the password is.    Heating instructions: Every heating control is different, and sometimes not straight forward... Let them know how to set timers, adjust the temperature and switch on & off.    Parking: If you have parking included – that is awesome! However, if not, then this is crucial and can be quite difficult, especially for town centre locations. Most of the time, people are going to be staying for a couple days, so you will need to inform them of any long stay parking, and also some loading bays/short term parking outside so that they won't be dragging their suitcases through the centre.    Emergency contact: Make sure they have someone to call at all times. It would even be better to give them a secondary number to the emergency number, just to be sure. Guests love knowing that there is someone there at all times for if something was to go wrong.     Hospital: Give all details of the hospital; how to get there, how much parking is, where to find A&E, etc. This can ease your guest’s mind and be super helpful in a crisis.    Taxis: Realistically, most guests are going to want to have a couple drinks as they are on their holiday and will want to know all the local taxi companies. Especially in a small seaside town like Aber, this can be difficult to find online.     Walks: List all the best walks. Mention how long they are, how long it will take, what type of walk it is (coastal, views, etc.). Even give them a map of the walks and list of directions, just so that it is less to think about for them.     Takeaways: Jot down different takeaways and their numbers, and collect some menus from the local restuarants so that they can place orders easily.    Checking out: Give all checking out details, I.e., what to expect of the place, how to leave your towels, where to leave keys, and asking them kindly to leave a review in your guest book or online.   Anything else that you think could be mentioned in a welcome pack that would be useful for others to know, please comment below because we would love to know what everyone else thinks. 

A Section 173 will be served by a landlord when they wish to repossess the property that they are currently renting out. It is a no-fault eviction meaning that it isn’t necessarily a bad notice, but a good one. Reasons that landlords may want to serve this is when they are choosing to sell the property or to move back in. PLEASE, never serve a notice in retaliation i.e. in response to maintenance being reported or a complaint – this could really come back to bite you and you will find it ever so difficult to get repossession of your home. Before you even think about serving a Section 173 notice, you will need to make sure you that the following is in place: A written statement that has been provided to the tenant before 31st May 2023, or if your tenancy was set up after 1st December 2022 then the contract will have needed to be an occupation contract (not an AST). A landlord or agent address has been provided to the contract holder (this will normally be stated in your occupation contract or written statement). If a deposit was paid, then this would have needed to be stored safely in an authorised deposit scheme like DPS or TDS. The deposit will have needed to be stored within 31 days of the deposit being paid over to the landlord or agent No breaches of the Renting Homes Act 2019. Current EPC is valid, equal or above a rating of E, and has been provided to the contract-holder If it is a HMO, then there will need to be a HMO license in place. You will need to be registered with Rent Smart Wales, and if you manage your own properties, then you will also need to have a license under RSW. However, if you instruct a managing agent, then they should have this Working smoke alarms and carbon monoxide alarms should be installed in appropriately (more information on this can be found on my previous blog post which can be found here) A valid electrical installation report will need to be in date and satisfactory A valid gas safety certificate will need to be in place  Further to the long list of what you need... you will also need to make sure that you are serving a Section 173 at the right time. You cannot serve a notice during a fixed term - you will have to wait until the contract becomes periodic. The notice period has increased from 2 months when it was a Section 21, to now being 6 months on the Section 173. Under a periodic contract, the landlord is not allowed to serve a Section 173 until 6 months after the contract start date, but obviously the notice period is 6 months. So, this will mean that tenants will always have a minimum of 12 months at the property. Also, if your Section 173 expires, you will not be able to serve another one for a further 6 months! However... If your tenancy started before the 1st December, then the old regulations will apply. Therefore, the notice period will be 2 months - just make sure that you have provided the tenants with a written statement by 31st May 2023. These regulations have been introduced in Wales so that the tenant is protected within a property and that there is more security for them. In turn, this has caused difficulties for landlords, and some landlords have decided not to rent anymore as they are concerned about the eviction changes.  I will be looking at going into this more with regards to the section 8 and also abandonment in a Part 2 blog post. So any questions in the meantime, please comment below so that we can discuss further very soon.  Working in property myself, I have found that researching and writing into each and every topic has helped me gain a better knowledge on the property industry, and also see so many sides to a story. Writing these blogs comes round so quickly – I can’t believe it has already been a week since my last post! I’ve had so much fun creating this for so many people to read, and I’ve loved hearing people’s thoughts. We want to know your honest opinions on the blog though. Which parts do you like or dislike?  What topics do you want to see more of? What is your opinion on all these new Welsh legislations? Have you found these posts to be useful?

Some landlords won’t allow tenants to make any permanent changes to their property, but when it comes to semi-permanent changes (I.e., painting), they may be more lenient to the idea, and it is always worth the ask. However, making any changes without consent of the landlord is a bad idea and can really hinder your good relationship you have with them. Most of the time, landlords will be accepting of any changes if it is returned to its original state from when you entered the property.  The issue you have with repainting, is that when the landlord wants it returned back to its original colour, they will probably want you to get this professionally done as the majority of landlords would have had it painted professionally in the first place. This can be quite costly, as you are probably already paying for painters and supplies to redecorate, and then again in the long run – so always make sure you think about the long-term costs within your budget.  CHECK WHAT IT STATES IN YOUR CONTRACT  Your contract can differ between different properties. With working in a letting agency, I have seen a lot of landlords having their own agreements or custom clauses with their tenants. I have also seen a lot of tenants saying that they didn’t realise that this was mentioned in their agreement. You need to read your agreement carefully, especially before signing, as this could affect your plans on making your rental into a home.   There will be terms in their about making changes and needing written permission from your landlord. Any changes that are not reversed when you choose to vacate, the landlord may be able to make deductions on your deposit.   CONTACTING YOUR LANDLORD OR AGENT  It can be quite difficult to contact your landlord directly, even though a lot of tenants wish this would be easier. Landlords instruct agents to act on their behalf so speaking with the agent may be your quickest and easiest option. Also, agents should act as a middle ground so it can be quite helpful for you, especially when your landlord is hearing your side from a professional.   Always ensure that you have your landlord's consent in writing, this will help you in the future and keep you protected.  OPT FOR MODULAR FURNITURE  This can help with your long-term costs. Having modular furniture helps adapting to different rentals and rooms. It basically means that your furniture can be altered and split so that it can fit in varying shapes and sizes of rooms. For example, with a modular sofa, you might be able to split the sofa into a chair and a sofa, or from an L shape to a U shape. This is a useful comparison to other sofas where they will only come in one piece and cannot be changed.   I found an article by ‘House & Garden’ which reviews 5 companies that sell sofas in a box – ideal for moving. I have attached the link here. Also, I think the best place to find modular furniture is IKEA. They have a huge range of modular sofas of all different colours.   LOOK INTO VINYL AND TILE STICKERS  Sometimes you might find that the home you have rented is perfect, but the tiles and kitchen just might not be the colour you would have gone for. Changing tiles or renovating the kitchen will most likely be off the cards as these are very permanent changes. B&Q have a wide range of Vinyl wrap that you could use along the kitchen tops. I have tried this myself, and it is very tricky especially round the hob and sink. I would recommend buying a few wraps in case you make any mistakes and watch a lot of YouTube! They also have a huge range of tile stickers that can be cut to size.   As this is just stickers, it is very easy to reverse but just make sure your landlord gets a heads up.   INVEST IN STATEMENT PIECES  Investing in your bedding is a great way to start. Having luxury bedding or something that stands out in the room can really make your bedroom turn from simple to opulent. Going for bold and pretty colours can make the room brighter and feel like summer all year round.   Again, Home & Gardens wrote a helpful article on statement pieces within your home. I have put the link here, but take into consideration your contract when readings this.   LEAN, DON’T HANG  If you landlord does not give consent to putting up pictures using nails, as it can damage walls, then you could just lean. This will give your home a relaxed and informal feel. Examples are free standing mirrors, long mirrors leaning against the wall, or even pictures on top of a chest of drawers or on the kitchen top.   This will not need any permission from the landlord as it does not make any changes to the structure of the property, and if you ever fancy a change then it will be easier to move things around.   COVER UPS  Changing your flooring in a rented home is most probably not going to be possible or acceptable with your landlord. It is very permanent work and expensive to reverse. To overcome this, try covering up your floor with an oversized rug, or draw the attention to a statement rug. This can also help with if you have any historic stains on your carpet.   Also, when it comes to cracks or marks on your walls, you could consider large wall hanging decorations. This is a quick fix, and very easy to put back to original condition as all you will need to do is fill a hole.   Looking at the Welsh Government’s model written statement, you can find the information on redecorating in Clause 22, ‘Making changes to the dwelling or utilities’. Bearing in mind that this is a model, and you should still always read your agreement. I just wanted to show you an idea of what to look out for and how it might be worded.

The government guidelines, schemes and announcements are constantly being updated, especially in the property industry. Keeping up to date on all things property is one of our top priorities – we feel this needs to be relayed to everyone in the sector simply and effectively (a reason why we started this blog).   The budget includes a few measures that may affect you. The first takeaway being energy prices. This is something that has been causing financial stress for the majority of households. Hunt has now extended the government grant by 3 months, therefore ending in June 2023. If you are paying via direct debit, then you will see this show up on your energy bills. However, if you are paying via a prepayment meter, you will be receiving a letter with a voucher in it every month. On top of this lovely news, it has also been announced that energy prices are expected to drop from July 2023. We’re hoping this means that over summer the low energy bills will be making up for those extortionate bills we all had over winter. This next action goes out to all you Mums and Dads! The government have now lowered the age of the 30 hours of free childcare a week from 3 to 4 year olds to 9 months old. This really is incredible, and I am sure that all you parents reading this will find that this will increase your flexibility and decrease the stress. ALSO, through universal credit, the government has agreed to cover childcare costs of up to £951 for a single child and £1,630 for two children. This is a huge increase which will boost the budget for all the tenants that have kids and aid them in paying their rent on time and in full, or even helping towards saving for buying a house!  On a more unfortunate note, ahead of this budget, it was released that there were plans for reinstating corporation tax relief on mortgage interest payments and reducing stamp duty – this didn’t make the cut in the Spring Budget 2023. In fact, corporation tax is going to increase by April 2023. This may have negative impact on all the property portfolio owners that make a profit of more than £250,000. These people will be expecting an increase from 19% to 25%.  Now back to the good stuff! It was mentioned that the government are going to be raising the amount that can be added to your pension without paying extra tax, from £40,000 to £60,000. This takes a significant amount of consideration into the long term (and we love forward thinking).   So, what’s next? What more is the government going to do? Will there be a next budget? What's going to happen in the housing market? SO MANY QUESTIONS!  One prediction that was made by the Chancellor was that the UK is supposedly going to be avoiding a “technical recession” this year. This is a term used to describe the economy shrinking over two consecutive quarters. The housing market isn't all that bad in recessions; lower deposits and less borrowing! This is a huge advantage for first time buyers and a great time to get yourself on the property ladder. Although, the current situation (as of February), house prices have increased and there is a lot of confidence in the market, especially with sellers.  There is so much more we could talk about within the Spring Budget 2023, but I wouldn’t want to bore you with this for too long as I am sure you will hear all about it in the news. If you do have any questions, I would be open to answering anything as well as I can. Or even if you just want to discuss your side and express your feelings about this – I am all ears! You can find our contact form on this webpage.

As one of our first blog posts, we wanted to dig deep into the history of Aberystwyth University – a notable asset of this beautiful coastal town. And, it just seemed right to start our blogging journey from the very beginning…  Aberystwyth University was established in 1872, but nothing like how we know it today. It was originally called University College Wales and was the first university to be born in Wales, only comprising of 26 students and a couple teachers.  Fun fact: University College Wales was one of the first institutions to admit women. Get to know the first female students through this link here.  After the second world war, there was significant expansion in the research and departments, giving it the authority to win awards – which was a pretty big deal back then! All of their awards and rankings can be found on their website – I have linked this here.  Further into the journey, the University has many plans in place for the future including a new lease of life for the Old College based on Aberystwyth coast. This historic building is going to be transformed into a new and unique facility for students and even the public to have use of. I found a great YouTube video where it goes into more dept of the plans, and it is really is exciting. The link for the video is https://www.youtube.com/watch?v=WiNd3bi6xfk – this is a must watch!  Aberystwyth University has come a long way over the past 150 years, now having over 8,000 students. From its humble beginnings, it has carried the Welsh culture and language high-and-mighty, making all of us Aber natives proud. I know you may be thinking – what has this got to do with property? The students have had a huge impact on the HMO property investment in Aberystwyth. Many investors have seen the University as an opportunity to grow their portfolio, and the number of students just keeps on growing! There are many HMO’s on the market for sale currently, but we can go into more detail on this topic soon… So there you have it, a brief history of Aberystwyth University, the Welsh culture it brings, and the impact it has had on the property market. 

When moving to a new area, one of the most exciting things is finding new places to eat. Even the moving part of it can be so stressful and tiring that you just want to eat out to make life easier! Not only do these places supply delicious food, but they also supply a sense of community in the new surroundings – a great way to get to know the area you have moved to.  Even choosing where you want to live can be dependent on the local dining scene. Imagine being able to walk to your favourite local restaurant or pub for some locally sourced grub!  So if you’ve moved to Aber recently, or thinking of moving soon, then don’t stop reading here!  First up, we have “Baravin”, a charming restaurant found on the seafront of Aberystwyth. The menu has a wide variety of dishes ranging from fish dishes to pasta and pizza – this is a family favourite as it can cater for all! The staff are incredible – so lovely, attentive and an enjoy to bed around.  Next on the list is “Little Italy”, a must visit spots for all the Italian cuisine lovers! I am a pasta lover, so this is always the place for me. It is authentically Italian with its food and venue, making it seem like you have stepped into a little Italy. I would highly recommend to everyone!   If you are looking for somewhere more casual and cosier, “The Glengower” is the perfect spot for you. This is a truly Welsh pub serving hearty food throughout the day. Offering outdoor seating on the seafront during the summer sun, as well as log burners inside to warm up in the icy weather. This pub is a great choice over the winter on a Sunday with the fire crackling whilst you pig out on a roast dinner.  Last but not least, we have “Medina”, a delightful lunch spot, it serves fresh food cooked perfect and uniquely. It has a lunch menu with so many options; pick your main, and any 2 sides to go with it. This customed menu makes this restaurant an easy choice for all to pick from – I actually find myself indecisive on the number of options they have! They also have a bakery and small food market in their main restaurant area which anyone is welcome to pop by when they like. This is not one to miss. So there you have it! Whether you would like to take a break from the hassle of moving or want to get to know your local businesses and community – these are the places to go.   Bon Appétit!

HMO stands for House of Multiple Occupancy, meaning a house whereby there are 3 or more tenants living there but they are all from different households – this is very common in University cities and towns, like Aberystwyth. Most student properties are classed as HMO’s and need extra management, certificates and licenses in order to become a HMO. When starting your HMO journey, you will need to gain an HMO License. In Aberystwyth, this is done through Ceredigion County Council. An application form will need to be filled out as well as providing the following mandatory details and documents:  The appropriate fee Passport sized photo Photo ID & proof of address Gas safety certificate Electrical installation report (EICR) Energy performance certificate (EPC) Floor plans (these can be a sketch) The relevance of this blog today, relates to the increase in HMO fees for Ceredigion. This was in action only a couple days ago on Tuesday 4th April 2023. The fees now stand at £285 per habitable room for a new application, and then renewals would be £239. Renewals are needed every 5 years and are a lot less complicated to acquire as only a smaller renewal application form is required. This increase is extremely significant as only one year ago they were at £245 for a full application and £205 for a renewal. One question that gets asked a lot is ‘what is a habitable room?’ – well, I actually had a very recent conversation with a helpful Housing Officer at Ceredigion County Council only last week. He clearly stated that ‘a habitable room is a bedroom or a living room’. However, this does need to meet the criteria – I have attached a link here which has a document within that clearly states ALL CRITERIA. There always seems to be so many guidelines within so many guidelines, making the whole process so difficult to understand. Why do we even need an HMO License? Ceredigion is classed as an Article 4 area which is a legal term used whereby the local council will require licensing and planning permission when converting residential homes in HMO’s. The idea behind this legislation is to closely monitor and control the property market to prevent an over-flooding of HMOs in the community. I found a super useful read on understanding Article 4 linked here. On a much lighter note, I wanted to mention a few HMO listings that I have noticed on the market currently which seems to me that they would all be very successful and a great beginning of someone’s HMO property portfolio… Contact the agent today and you can find out more on the current rental achieved and success rate when letting. I have linked the listings below: https://www.zoopla.co.uk/for-sale/details/62608946/?search_identifier=d62a7c35329bcfcf6e479395ae4590ba https://www.zoopla.co.uk/for-sale/details/64078679/?search_identifier=396bd849306a0a6041fd288352f21043 https://www.zoopla.co.uk/for-sale/details/62843113/?search_identifier=e8f1b39be3567426dfb9c63f4f94beef In a couple weeks, I plan on going through some of the Aberystwyth HMO listings in more detail, looking into the rental yields, success rates and potential. To apply for a HMO License online today – please follow the link here. Or, if you would prefer a paper-form, let me know and I can forward this over to anyone. I know all this information may seem quite overwhelming for someone looking to invest in the HMO market, but that is exactly why I am here! I completely understand how lengthy the process can be, so sometimes it is nice to just have that one person to ask a quick question to. Please do not hesitate to contact us regarding ANY questions or discussions relating to HMO’s. Or even, contact an agency; Padarn Property are always in to chat about any queries and help you with starting your HMO journey. The contact details for their Aberystwyth office are 01970 627350 or info@padarnproperty.co.uk – better yet, just pop in! Leave a comment, I would love to hear your thoughts!

 As I love cleaning, I also love finding home hacks on cleaning, organising and general DIY. I have found that social media and TikTok has been very influential on how I clean now, as well as programs like 'Sort Your Life Out' and 'Get Organized with The Home Edit'. With working in a property management agency, there are so many tips and tricks that I have given out to tenants throughout their renting journey that has helped them with keeping on top of maintaining their home. Writing down all my ideas and hacks down to share with everyone is one of the main reasons I wanted to write this blog. Here's a few a few cleaning hacks that have come in handy with me and others I have shared with:  Getting rid of mould on the bathroom/kitchen silicone seal: This is a TOP tip in my books - I had mentioned this to a landlord in the past and he had sent me to his houses to clean up! All you need is cotton balls and thick bleach; pour some bleach in a bowl, dip the cotton balls in the bleach, then place them all along the seal. Leave the cotton balls there over night, and when you wipe them away in the morning, the seal will be clear of mould and looking white as ever! Eliminating toilet odours: Living with boys can be quite messy around the toilet bowl... to get rid of the odour, leave some shaving foam on the floor around the bottom of the toilet bowl. After only 10 minutes, wipe away and any odours and stickiness will have disappeared. Since living with boys, I have found this to be super helpful cleaning hack. Quickly deep cleaning oven: The best way of cleaning your oven is to get hot water, then dip a dishwasher tablet in it. Using the dishwasher tablet as the scrub, this will break down all the grime and dirt that builds up. Cleaning up red wine off furnishings and carpet: When renting, it can be quite scary when having any friends over for a couple drinks - especially red wine! To clear up any red wine spillage, get some white wine out and pour over the red - make sure you DAB the mess, and do not scrub or wipe otherwise it will smudge in. Keeping your bins smelling fresh: This hack is super quick and easy, it will take 30 minutes out of your day! All you need is sticky foam pads and Zoflora (or any concentrated disinfectant, but Zoflora is a personal favourite). Drizzle some Zoflora on the foam side of then pad, then with the sticky side, stick it on the inside of your bins. Getting rid of remnants of glue or stickers: Grab your mayo and lather on any stickers that are difficult to scratch off or glue remaining from sticky pads. Leave the mayo over the sticky part for a couple hours then when you come back to it, it should wipe away easily! I feel like home hacks are really helpful for people who are renting as it helps with keeping on top of maintaining a home which can be stressful when it is also someone else valued property. If you have any more home hacks or cleaning tips, please let me know! Thanks again for reading!!! I plan to write about the current rental market in Aberystwyth next week - subscribe now.

Lengthy applications are being asked before seeing the place in person – all because agencies do not have the capacity or time to do 50+ viewings for just one property.    So why is there so much demand and so little supply of rentals?  My observation and take on this, is that with all the new Welsh housing regulations in place, it has caused some landlords to sell as they just can’t do it anymore. Rent Smart Wales have actually released that there are now just as many landlord deregistering as there is registering. The legislation introduced is the biggest change in rental regulations ever and aims to protect the tenant. It has either become too costly for them that it isn't worth it anymore, or too much hassle and effort. This is also a suggestive reason as to why rents have increased across the country (which I will go into more detail about shortly).   Find out how the new regulations might affect you here.  I have also noticed many landlords reacting to this change of legislation by converting their residential let to a holiday home. I see a lot of controversary surrounding this – but I do see the reasoning... there is little legislation with holiday lets, and significantly less regulations than renting.   To get a better idea of the increase in rents, I found this useful source, Homelet. It is clear that there has been a huge increase in rental prices – within one year, there was a rise of 11% in rents! However, it is still notably lower than the average price for the UK. There is a misconception I read about often that landlords are wealthy and don’t need the money – but this does not apply to the majority of landlords. I work with many landlords and there is so much that they need to pay to be a landlord and help in the community; certificates, licenses, mortgages, bills, insurance, and so on. Their rental may even be their business and main income, or it could even be their pension.   The growing needs of tenants has been a priority of the Welsh Government which is excellent – but what about the landlord? What is protecting them?  To conclude – the rental market is crazy. Each day I wish there was a property out there for everyone, as seeing the amount of people that are looking is astonishing yet concerning. I have my fingers crossed for everyone in this strange time – and also hope that the day I start looking to move, there will be a place that I love and available.

With living and working in a seaside town in Wales, over summer, Easter, or any sunny weekend, it is booming with tourists. On the downside, it causes so much traffic, and it is near enough impossible to find any parking. However, it really helps with all the local businesses including the shops, pubs and restaurants. You’ll find that some businesses even rely on the holidaymakers for the majority of their income!  I find with working in property, we get a lot of eager landlords looking to expand their market into holiday lets. The questions that I always get asked is whether there are any restrictions on holiday lets and what you need to get started.  There aren't many regulations to holiday letting – or not as many as there are with renting! You don’t need a license like Rent Smart Wales or HMO. However, you do still need all your safety certificates i.e., gas safety, PAT test, and electrical installation report. New regulations in Wales requires self-catering accommodation to be available for holiday letting for at least 252 days per year, where as it used to be only 140. These were altered just last month in April 2023. Also, to qualify for business rates (instead of council tax), you will now need to have your holiday home filled for a minimum of 182 days per year, up from 70.   In 2022, Airbnb had 21,718 holiday listings, a massive increase from only 13,800 in 2018. Wales have been cracking down on the rise of holiday lets through adjustments in council tax premiums. Across most of Wales, the premium is 50% extra council tax, however in Ceredigion it is only 25%. With new regulations, councils within the Wales are able to increase their premiums to 300%. Although there is controversy in holiday letting in Aberystwyth, we have to look at the advantages. Holiday lets help small businesses in the area as it brings in many people across the nation who are willing to spend their money whilst they are on their holidays. It can also help with the locals that choose to host holiday homes as it can be some people’s main income or pension. It is a super profitable industry – if done correctly and managed well! One useful site and helpful service is holidaycottages.co.uk, I have linked them here. I recently used holidaycottages.co.uk to book a weekend away and it was so smooth, easy and the property was stunning! They cover most of the UK, do all types of management and open to talking with anyone about any query.   The increase in holiday letting and short term rentals has had a major impact on the housing industry. I found an interesting article by Propertymark that looks into this further, this is linked here. They found that it has negatively affected the rental market as there is now less supply to meet the demand, causing rents to significantly rise. Although, it was also told that this trend has not had much of an effect on the property sales industry.   These affects mentioned do not mention the other reasons that rental prices have increased, and supply has decreased. It does not consider the other causes of this like the stricter regulations on renting and the rises in mortgages. There are so many things to consider when looking to start holiday letting – it is a new subject for myself but something I wish to get into as I do believe that it is an investment. With the right knowledge, you can become extremely successful in this industry – as well as the property industry.  If you enjoyed this read and would like to delve deeper into the holiday letting world, please comment your thoughts. 

When reading sites like Rent Smart Wales, gov.uk, Welsh Government, etc, it can be overwhelming and difficult to understand as everyone explains it too technical and complex. I did a lot of research myself, as well as seeking legal advice from our trusted property solicitors, and I feel I have come to a clearer understanding. Especially with working in the letting’s industry, it has enabled me to apply it in the real world and on-the-job. However, it also means that we get asked a lot of questions and see the difficulty in comprehending for both landlords and tenants.   In my opinion, the Welsh Government site has been the simplest and easiest read for understanding the Renting Homes Act 2022. I have linked it here. They have broken some of it down into questions – and these questions are the ones that are getting asked every day in agencies. I thought I would use these questions (as well as my own) and answer them myself in a way that is less formal and complex, but more practical and thorough.   “Who is affected by the new law?”   We get this question a lot – landlords ringing to ask if this will affect them in any way. This act is going to affect both tenants and landlords. Tenants will see differences in their home so that it meets the needs of habitation (i.e., alarms being installed, certificates being completed), as well as updates in their current contracts. Landlords will see differences in what is expected of rentals in Wales mainly focusing on the smoke alarms and CO detectors as well as the electrical installation reports.   “What differences are there with the tenancy agreements?”  One main difference is that it will not be called a tenancy agreement, it is now called an occupational contract. There are other definitions within the contract that are now different too, i.e., tenants are now known as contract-holders. Standard contracts are the ones you will see the most of as they are used in the private rented sector, and then secure contracts are used by local authorities. All current tenancies that are set up prior to 1st December 2022 will automatically update to occupational contracts so there is nothing for landlords or agencies to do here. However, for all new tenancies set up on or after 1st December 2022, they will need to be issued occupational contracts.   “Do I need to make any changes to my house?”  All rentals will need to be fit for human habitation (FFHH). I have found that with most of our houses we rent, they are all FFHH already. To be FFHH, smoke alarms need to be mains interlinked with one located on each storey in the hallways, as well as CO detectors will need to be installed above any solid fuel appliance (i.e., log burner or gas stove) and boiler – these can be battery operated. Also, electrical installation reports will need to be completed – you would need to ask your electrician to do this. If the property is not FFHH, then tenants will not be liable to pay rent, although if tenants do not inform landlords of their concerns, then they will still be liable to pay.  “What are the changes in notice periods?”   The leading factor for these regulation changes is to provide greater security for tenants/contract-holders. Due to this, they have increased the notice period for a Section 21 (now known as a Section 173 notice) which is a ‘no-fault’ notice. This has increased from 2 months to 6 months. However, for any tenancies that are set up before 1st December 2022, the 2 months' notice period will still apply. A section 173 cannot be issued until 6 months after the tenant has started their contract, and if the landlord does not act on this notice by gaining possession of the property, then they will not be able to issue another one for a further 6 months!  Also, I wanted to add about the section 173 notice that you cannot serve this if a tenant has been complaining about the state of the property.   There are also a couple other points that are generally forgotten or not asked.  Abandonment: Landlords are now able to repossess their property without having to go through court (a 4-week warning notice is still required)  Joint contracts: A joint-contract holder can withdraw from the contract at any time (even within a fixed term) without completely ending the contract, and vice-versa; new joint contract-holders can be added into a contract without having to start a new one  Succession rights: If a contract-holder dies, their successor is able to take on the occupation contract  In this difficult and changing time, I am more than happy to help with anyone that is struggling to understand these regulations. Or even if anyone was wondering if their house was FFHH, let me know and I'd be happy to help!