This election is not just a pivotal moment for the political landscape but also a significant event that could reshape the dynamics between landlords and tenants in Wales. Let’s dive into what changes might be on the horizon and how they could influence both parties.  Economic Policies and Rental Affordability One of the primary concerns for both landlords and tenants is how economic policies proposed by different political parties might affect rental affordability. If a new government decides to increase taxes or introduce new levies on landlords, this could potentially lead to higher costs for landlords, which might be passed down to tenants in the form of higher rents.  Conversely, if the government implements measures to stimulate economic growth and improve affordability, such as rent controls or caps, this could ease the financial burden on tenants. For landlords, understanding these policies is crucial for planning and setting fair rent prices that reflect both market conditions and regulatory requirements.  Housing Supply and Demand The election could also impact housing supply, a critical factor in the rental market. Wales, like much of the UK, faces a significant housing shortage. If the elected government prioritizes housing development and investment in new builds, it could increase the supply of rental properties, potentially stabilizing or even lowering rental prices due to increased availability.  However, if policies are not favorable towards property development or if restrictions on building are tightened, the housing supply may continue to lag behind demand. This scenario could exacerbate the housing crisis, leading to higher rents and more competition for available properties.  Regulatory Changes and Landlord Responsibilities Regulation is a key area where elections can bring substantial changes. New legislation could emerge affecting everything from energy efficiency requirements to tenant rights and landlord responsibilities. For example, stricter energy efficiency standards could require landlords to make significant investments in their properties to meet new criteria, influencing both operational costs and rental pricing strategies.  Additionally, changes in tenant protection laws could impact how landlords manage their properties and interact with tenants. Enhanced tenant rights might include longer notice periods or more stringent eviction processes, which could affect the flexibility landlords have in managing their properties.  Taxation and Financial Planning Taxation policies are always a hot topic during elections. Changes to property taxes, such as Capital Gains Tax (CGT) or stamp duty, can significantly impact landlords' financial planning. For instance, if the new government increases CGT on property sales, landlords might need to rethink their investment strategies or consider holding onto properties longer to avoid hefty tax bills.  Similarly, any adjustments to the tax treatment of rental income or the introduction of new deductions for property maintenance could affect how landlords manage their finances and plan for future investments.  Support for Social Housing and Vulnerable Tenants The focus on social housing and support for vulnerable tenants is another critical area likely to be influenced by the election. Parties often have differing views on how to address homelessness and support low-income families. Increased funding and support for social housing could provide more affordable rental options and relieve pressure on the private rental market.  For tenants, particularly those on lower incomes, these policies could offer more security and stability. For landlords, especially those in the affordable housing sector, understanding these changes is vital for adapting to new opportunities and responsibilities that may arise from government support programs.  Looking Ahead: Navigating Uncertainty  As the election approaches, both landlords and tenants in Wales should stay informed about the proposed policies of the major parties and their potential impacts. While uncertainty is inherent in any election, being proactive and understanding the possible scenarios can help both landlords and tenants prepare and adapt effectively.  For landlords, this might mean revisiting investment strategies, reviewing rental agreements, or planning for potential regulatory changes. For tenants, staying informed can help in negotiating rental agreements and planning for any shifts in the rental market.  In these times of change, communication between landlords and tenants is more important than ever. Open discussions can lead to better understanding and smoother transitions as the new political landscape unfolds. Regardless of the election outcome, the key for both parties is to remain adaptable and informed, ready to navigate the evolving property letting environment in Wales.    Ben McEvoy 

Understanding the Renters' Reform Bill  For those not familiar, the Renters' Reform Bill is part of a broader effort to improve the private rental sector across the UK. Among its key proposals are the abolition of 'no-fault' evictions under Section 21, the introduction of a ‘lifetime deposit’ scheme, and ensuring all homes meet certain standards. A deeper understanding of this can be found in my previous blog. The aim is to create a fairer, more transparent rental market where tenants have greater security, and landlords are held to higher standards.  The Current State of Upfront Rent Payments  One of the biggest hurdles for renters today is the upfront cost. Typically, tenants are required to pay a deposit (usually equivalent to five weeks' rent) and the first month’s rent in advance. For many, this can amount to thousands of pounds, making it a significant barrier, especially for younger people or those on lower incomes.  What Could Change?  The introduction of a ‘lifetime deposit’ is one of the most promising aspects of the Renters' Reform Bill. Essentially, this would allow tenants to transfer their deposit from one property to another without having to save up a new deposit each time they move. If implemented effectively, this could significantly reduce the upfront financial burden on tenants.  However, it’s important to note that this is still a proposal, and the details of how it would work in practice are yet to be ironed out. For instance, there will need to be mechanisms in place to handle situations where a tenant’s new deposit is higher than their previous one, or where deductions are made from the deposit at the end of a tenancy. It is important that both tenants and landlords are protected by the new lifetime deposit.  Potential Benefits and Challenges  If the lifetime deposit scheme is successfully implemented, it could make moving between rental properties much easier and more affordable. This flexibility would be a welcome change, particularly for those of us who move frequently due to work or personal circumstances.  On the other hand, landlords may have concerns about the practicality of the scheme. They might worry about delayed payments or the condition of properties at the end of tenancies. Ensuring a fair process that protects both tenants’ and landlords’ interests will be crucial for the success of this reform.  Final Thoughts  The Renters' Reform Bill represents a significant shift in the rental market, and the potential for a lifetime deposit system is particularly exciting. While there are still many details to be worked out, this could be a game-changer for renters in Wales, making it easier to move without the financial stress of hefty upfront payments.  As we watch these developments unfold, it’s important for tenants and landlords alike, to stay informed and engaged. Changes in legislation can take time, but knowing what’s on the horizon can help us prepare.  Until next time, happy house hunting!  Ben McEvoy

First things first, let’s break it down. The Decent Homes Standard is essentially a set of criteria used to assess whether a property meets certain minimum standards for living. These standards cover various aspects of housing, from structural stability to amenities like heating and insulation. In Wales, the standard is regulated by the Welsh Government, and it’s all about ensuring that everyone has access to safe, secure, and comfortable housing.  Now, you might be wondering what exactly qualifies as a “decent home.” Well, according to the standard, a decent home should meet the following criteria:  Health and Safety: The property should be free from serious hazards that could pose a risk to health and safety. This includes things like damp, mold, unsafe electrics, and inadequate fire safety measures.  Structural Stability: The structure of the property should be in good condition and free from serious defects that could affect its stability.  Amenities: The property should have basic amenities such as a working kitchen and bathroom, as well as adequate heating and insulation to keep it warm and energy efficient.  Space and Layout: The property should provide enough space and a suitable layout for the occupants’ needs. This means having enough bedrooms for the household size and a layout that is practical and functional.  Energy Efficiency: The property should meet certain energy efficiency standards to help reduce energy bills and environmental impact. The current energy efficiency rating in Wales for rental properties is an E.  So, how does this all affect residents and landlords in Wales? Well, if you are a landlord, you are responsible for ensuring that your rental property meets all the needs of the Decent Homes Standard Act and any issues raised by the tenants should be addressed. If you are a tenant, it is your responsibility to update and alert the landlord of any problems that may need to be addressed whilst also looking after the property yourself and ensuring that the property is well ventilated, heated and kept clean and tidy.  At the end of the day, the Decent Homes Standard is all about ensuring everyone in Wales has access to housing that is safe, secure and comfortable to live in. By understanding these standards and advocating for their implementation, we can work towards creating the rental environment in Wales a better place for both landlords and tenants.  So, there you have it, a simplified guide to the Decent Homes Standard in Wales. I hope this has been helpful in demystifying what can sometimes feel like a complex topic. Remember, we all deserve a decent place to call home, and it’s up to all of us to ensure that this standard is upheld.  Until next time, keep opening the doors of possibilities with Padarn Property!    Ben McEvoy 

For those who might not be familiar, Section 21 of the Housing Act 1988 in the UK allows landlords to evict tenants without providing a reason, commonly known as 'no-fault' evictions. This has been a contentious issue for many renters, leaving them feeling vulnerable and uncertain about their housing stability.  Recently, there have been discussions and proposals to ban Section 21 evictions in Wales. This move is seen by many as a step towards strengthening tenant rights and providing more security for those renting homes.  One of the key arguments in favor of banning Section 21 evictions is the need to address the power imbalance between landlords and tenants. Currently, landlords hold significant authority in determining the terms of tenancy and can terminate agreements with a 6-month ‘no fault’ eviction notice, leaving tenants in precarious situations. By abolishing Section 21, tenants would have more stability and security in their homes, knowing that they can't be evicted without valid reasons.  However, it's important to acknowledge that there are differing opinions on this matter. Some landlords argue that Section 21 provides them with necessary flexibility and protection, especially in cases where tenants breach their agreements or fail to pay rent. They fear that banning Section 21 could make it more challenging to deal with problematic tenants and potentially discourage investment in rental properties. This, in turn, would decrease the value of rental properties, and less investors means less available rental properties.  Moreover, it's worth noting that the proposed ban on Section 21 evictions in Wales aligns with similar movements and initiatives in other parts of the UK. This signals a broader shift towards recognizing the importance of housing as a fundamental human right and taking concrete steps to protect vulnerable renters. As we await further developments on this issue, I'm hopeful that policymakers in Wales will listen to the voices of renters and landlords before creating changes, which could end up becoming more of a problem!  Keep up to date with the Rent Smart Wales spring newsletter, which covers all topics from ‘Adequate Housing’ to ‘Guidance with Serving Notice’, here.  Ben McEvoy 

First, let's clearly understand what leasehold and freehold mean. In the simplest terms, leasehold means you own the property, but not the land it stands on, and you pay ground rent to the freeholder. Freehold, on the other hand, means you own both the property and the land it sits on outright. Seems straightforward, right? Well, hold onto your hats because it's about to get a tad more complicated – but fear not, I'll guide you through it.  The Leasehold and Freehold Bill, hot off the legislative presses, aims to tackle some of the longstanding issues in the property market, particularly concerning leasehold properties. One of the primary focuses of the bill is to abolish leasehold ownership for most new-build houses, putting an end to the seemingly endless cycle of ground rent hikes and restrictive covenants that have left many homeowners feeling more like tenants than owners.  So, what does this mean for you when looking to buy a home? Well, for starters, it means greater freedom and security. No more worrying about escalating ground rents or being at the mercy of a distant freeholder. Instead, you'll have full control over your property and the land it sits on – a truly liberating prospect for anyone dreaming of homeownership.  But wait, there's more! The reformed bill also aims to make it easier for leaseholders to buy the freehold of their property, giving them the opportunity to take full ownership and put an end to those pesky ground rent payments once and for all. This could potentially save homeowners thousands of pounds in the long run, not to mention the added peace of mind that comes with knowing you truly own your home.  Of course, like any piece of legislation, the Leasehold and Freehold Bill isn't without its critics. Some argue that it doesn't go far enough in addressing the root causes of leasehold abuse, particularly for existing leaseholders who are still stuck in unfair contracts. Others worry about the potential unintended consequences of abolishing leasehold for new-build houses, such as developers passing on additional costs to homebuyers.  But despite these concerns, there's no denying that the bill represents a step in the right direction for homeownership in the UK. By putting power back into the hands of homeowners and cracking down on unfair practices in the property market, it lays the groundwork for a fairer and more equitable system for all.  So, whether you're a seasoned homeowner, a first-time buyer, or just someone with a keen interest in property law, the Leasehold and Freehold Bill is definitely something to keep an eye on. With its potential to revolutionize the way we buy and own homes, it's a topic that's sure to spark plenty of debate in the months and years to come.  In the meantime, why not take a deep dive into the bill yourself? Who knows, you might just uncover a newfound appreciation for the intricacies of property law – or at the very least, gain a better understanding of what it means to truly own your home.  Until next time, happy house hunting!    Ben McEvoy 

What are EPC Regulations?  For those unfamiliar, EPC regulations are designed to assess the energy efficiency of buildings and provide recommendations to improve their efficiency. In Wales, as in the rest of the UK, EPCs are mandatory for most properties being sold or rented out. These certificates rate properties on a scale from A to G, with A being the most energy-efficient and G the least.  Here is an example of what an EPC certificate for a property would look like.  Now, let's talk about the recent changes specifically affecting rental properties in Wales:  Minimum Energy Efficiency Standards (MEES): One significant change is the introduction of MEES for rental properties. Since April 2018, landlords in Wales must ensure that their rental properties reach a minimum EPC rating of E before granting a new tenancy to a new or existing tenant. This regulation has been crucial in driving landlords towards improving the energy efficiency of their properties.  Find out what the EPC for your property is here, or if your property has no EPC, find the assessors closest to you here.  Exemptions and Exclusions: While MEES aim to raise the standard of energy efficiency in the rental sector, certain exemptions exist. Properties that cannot be improved to an EPC E rating despite all reasonable measures being taken may qualify for an exemption. However, landlords must register these exemptions, and they are valid for up to five years.  Enforcement: The enforcement of EPC regulations in Wales is overseen by local authorities. Landlords found to be non-compliant with MEES could face penalties, including fines. Therefore, it's essential for landlords to ensure their properties meet the required standards to avoid any legal repercussions.  Future Changes: It's worth noting that the Welsh Government have been proactive in setting ambitious targets for improving energy efficiency and reducing carbon emissions. As such, landlords should stay updated on any future changes or amendments to EPC regulations to remain compliant.  Implications for Landlords  So, what do these regulations mean for landlords in Wales? Firstly, ensuring your properties meet the minimum EPC rating is not just about compliance; it's also about providing tenants with comfortable, energy-efficient homes and contributing to a more sustainable future. Additionally, properties with higher energy efficiency ratings are often more attractive to tenants and may command higher rental yields.  For landlords with properties currently below the minimum EPC rating, investing in energy efficiency upgrades can be a worthwhile endeavor. From insulation improvements to upgrading heating systems and installing energy-efficient appliances, there are various measures landlords can take to enhance the energy performance of their properties.  Final Thoughts  As landlords, it's your responsibility to stay informed and proactive when it comes to EPC regulations. Not only does compliance ensure that potential penalties are avoided, but it also contributes to creating healthier, more sustainable living spaces for tenants. By embracing energy efficiency measures, we not only meet regulatory requirements but also future proof our properties and contribute to a greener, more environmentally conscious rental sector in Wales.  So, let's roll up our sleeves, embrace these changes, and make a positive difference—one energy-efficient property at a time.    Ben McEvoy 

Following on from our previous blog ‘The Renting Homes Act: A simplified Version’ and to follow the recent updates to the regulations in Wales, it's more important than ever to ensure that rental properties are equipped with the necessary measures to keep occupants safe. In this blog post, we'll delve into the new Welsh regulations regarding fire and smoke protection in rental properties and discuss how both tenants and landlords can adhere to these guidelines for a safer living environment.  Understanding the New Regulations: In response to several tragic incidents and a growing concern for tenant safety, the Welsh government has implemented stricter regulations regarding fire and smoke protection in rental properties. These regulations aim to minimize the risk of fire-related accidents and ensure that all rental accommodations meet certain safety standards.  Key requirements of the new regulations include:  Installation of Smoke Alarms: Landlords are now required to install smoke alarms on every floor of their rental properties, including the basement and attic. These alarms must be interlinked, meaning that if one alarm detects smoke, all alarms in the property will sound. A further explanation can be found here.  Carbon Monoxide Detectors: In addition to smoke alarms, landlords must also install carbon monoxide detectors in properties that have solid fuel appliances, such as wood-burning stoves or coal fires. This measure is crucial for detecting the presence of this odorless and deadly gas.  Regular Testing and Maintenance: Landlords are responsible for ensuring that all smoke alarms and carbon monoxide detectors are in good working condition at the start of each tenancy. Tenants should also test these devices regularly to ensure they are functioning properly.  Providing Safety Information: Landlords must provide tenants with information on the location and operation of smoke alarms and carbon monoxide detectors, as well as instructions on what to do in the event of a fire or carbon monoxide leak.  Penalties for Non-Compliance: Failure to comply with these regulations can result in hefty fines and penalties for landlords. It's essential for both landlords and tenants to understand their obligations and ensure that the property meets all safety requirements.    Tenant Responsibilities: While landlords are primarily responsible for ensuring that rental properties meet fire and smoke protection regulations, tenants also play a crucial role in maintaining a safe living environment. Here are some steps tenants can take to protect themselves and their property:  Test Alarms Regularly: Tenants should test smoke alarms and carbon monoxide detectors regularly to ensure they are in working order. If an alarm is not functioning correctly, tenants should notify their landlord immediately.  Report Maintenance Issues: If tenants notice any issues with smoke alarms, carbon monoxide detectors, or other safety equipment in the property, they should report these problems to their landlord as soon as possible.  Practice Fire Safety: Tenants should familiarize themselves with the property's fire escape routes and emergency procedures. In the event of a fire, it's essential to evacuate the property quickly and safely.  Landlord Responsibilities: Landlords have a legal obligation to ensure that their rental properties meet all fire and smoke protection regulations. Here are some steps landlords can take to fulfill their responsibilities:  Install and Maintain Alarms: Landlords must install smoke alarms and carbon monoxide detectors in accordance with the new regulations and ensure that these devices are maintained and tested regularly.  Provide Safety Information: Landlords should provide tenants with written information about the location and operation of smoke alarms and carbon monoxide detectors, as well as instructions on what to do in the event of an emergency.  Conduct Regular Inspections: Landlords should conduct regular inspections of their rental properties to ensure that all safety equipment is in good working condition. Any maintenance issues should be addressed promptly.  Conclusion: Fire and smoke protection are paramount in rental properties, and the new regulations in Wales aim to improve safety standards for tenants across the country. By understanding and complying with these regulations, both landlords and tenants can work together to create a safer living environment. Regular testing, maintenance, and communication are key to ensuring that rental properties are adequately equipped to detect and prevent fire and smoke-related emergencies. All the information regarding the regulations can be found here. Let's prioritize safety and make our rental properties in Wales a safer place to call home.    Ben McEvoy

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.