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How to: Conduct your own viewings

Posted by: Adam Male on 16 September 2016
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One of the tasks that can be the most daunting when you come to sell or rent your property is handling viewings.


However, here at, we find that our potential buyers and tenants really appreciate being shown a property by the owner or landlord. After all, who could possibly know your property better than you? By managing this job yourself, you are able to answer any queries a viewer may have instantly, so they leave feeling confident and positive – rather than full of unanswered questions.


All you need to do is follow a few simple tricks to make sure you are able to get the very best out of every viewing, and hopefully have your home off the market in no time at all!


Prepare your property

  •  It goes without saying that a clean and tidy property will be more appealing to a viewer. You don’t have to say ‘yes, come immediately’ every time, if you need an hour to get the place straight, take the time you need.

  •  Do try and clear away as many personal bits and bobs as you can, making the property as appealing as possible to a wider range of viewers – you never know, your prized artwork or full set of drums in the corner of the sitting room could be enough to put someone off your property.

  •  Wherever possible try and keep young children and pets clear of the property when you’re conducting a viewing – you want your sole focus to be on the people you are showing round. Now is definitely the time to call in baby-sitting favours from friends and neighbours!

  •  Try and book your viewings during daylight hours wherever possible. A sunny outlook makes everything more appealing, and you can really show your home and garden off to its full potential.




Make a plan

  •  It is likely that your property has a room which delivers the ‘wow’ factor - decide whether you want to show this off first, or keep it for last.

  •  First impressions count, so even if you’re not starting with a wow factor room, don’t kick off with the cupboard under the stairs… show off a room which gives a taste of what’s to come.

  •  Make sure the last room you end up in gives scope for buyers to stand or sit comfortably, so they can feel at ease to ask any questions that they may have. You don’t want to be wedged in a damp cellar talking about council tax when you could be sat around a kitchen table.

  •  Make a mental note of all the points you have to tick off as you walk around the property. House hunters are prepared to pay a premium for certain benefits, but it’s up to you to highlight them. Make sure you point out period features, additional storage solutions, any new energy efficient modernisations, proximity to great schools and transport links - be sure to let them know what added value your property offers.  


Pre-empt the questions

  •  Before the viewing, think of the main questions that you think a viewer may need, and prepare the answers. How much is council tax? What are the average monthly bills? How far away is the station? Is the local Chinese takeaway any good?

  •  You could note down the questions and answers, and prepare a document to hand to the viewer – there will be so much for them to take in when they are looking around, and this gives them the option to take the information away and digest it in their own time. viewing checklist



  1.  Always prepare yourself, and your home before a viewing – it’s ok to ask for an hour to get ready!

  2.  Be friendly, welcoming and warm - but stay professional

  3.  Host viewings during the day whenever possible

  4.  Offer the viewers the chance to look around on their own once you’d carried out a tour

  5.  Prepare for questions and respond honestly

  6.  Be clear on the next step – should the viewer contact you, or your agent if they wish to proceed




  1. Conduct viewings alone for safety reasons
  2. Hover over your viewers, give them space to explore a little
  3. Rush the viewing – 10-15 minutes is around average, any longer is a great sign!     
  4. Push for a decision on whether the property is right for them


Are you ready for Gas Safety Week?

Posted by: Adam Male on 15 September 2016
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Monday signals the start of a very important week in the work of lettings… of course you will all have it marked in your calendars, but just in case – it marks the first day of Gas Safety week!

Organised by the Gas Safe Register, Gas Safety Week (19-25 September) has been designed to bring gas safety to the forefront, and remind all landlords of their responsibilities.

Just as a refresher, here’s a quick tick list of everything you need to be doing as a landlord to make sure you have got your gas related responsibilities fully under control:

  •  Make sure you arrange and oversee a full inspection of al pipework, gas appliances and flues on an annual basis. This must be carried out by a registered Gas Safe engineer.

  • Records of all inspections must be kept for two years, and you must supply the records to your tenants within 28 days of the inspection taking place. A valid certificate must be presented to a tenant at the start of each new tenancy.

  • It is your responsibility to ensure that all gas appliances, flues and pipework is maintained to a safe standard, that complies with manufacturer’s instructions. This maintenance should be carried out by a registered Gas Safe engineer.

On a side note, it is also a legal requirement to provide Carbon monoxide monitors in any room with a solid fuel burning appliance – this doesn’t include gas boilers, but many landlords choose to supply a monitor anyway, for added peace of mind. 


Ever been embarrassed to admit you're a landlord? You're not alone!

Posted by: Adam Male on 14 September 2016
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Have you ever been embarrassed to admit you’re a landlord? If so, you’re not alone!

According to research from The National Landlord Association’s Quarterly Landlord Panel, one in five buy-to-let landlords are embarrassed to reveal their investments!

Of the 777 landlords polled, 21% noted that they tended to keep quiet about their position, with those in the East of England and the East Midlands the least likely to reveal the information, with 29% keeping schtum.

Landlords based in the South East, Yorkshire and the Humber were less shy however, with only 18% reluctant to spread the work. The most vocal were Scottish landlords, with only 13% keeping their position under wraps.

The report, which revealed findings from 400,00 further landlords from across the UK, revealed that the embarrassment could be due to a stigma attached to the bad press that the private lettings industry receives, caused by the few ‘rogue landlords’, and the ongoing negativity from Westminster. However, Richard Lambert, Chief Executive of the National Landlords Association believes this needs to change:

‘The stigma attached to being a landlord never seems to change. It’s the minority of rogues and criminals that make the headlines and these have a negative impact on everyone else. The majority of landlords are hardworking individuals who put their own money into providing homes for others and they should not be ashamed to say so.’

Keeping your friends close, but your investments closer!

Posted by: Adam Male on 14 September 2016
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Apparently we like to keep our friends close, and our investments closer!

A new report, by Simple Landlords Insurance, has revealed that 65% of landlords live within 10 miles of their rental properties, meaning they are able to manage the day-to-day running to the property themselves.

Of the 10,000 landlords questioned, only 13% live 10 to 25 miles from their investment, whilst just 15% live 50 miles or more away.

65% had made a conscious decision to invest (it’s not clear if this is the same 65% that live so close and manage their own investments!), whilst a significant 17% of respondents admitted to being accidental landlords, who may not be entirely sure of the processes required to comply with increasingly complex landlord legislation. An additional 9% revealed that they had purchased property for a relative to live in, but admit that they are still maintaining the role of a landlord. Q&A: My tenant thinks they've found Japanese Knotweed in my garden. Is this a problem?

Posted by: Adam Male on 14 September 2016
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My tenant is a keen gardener and has identified Japanese knotweed in the garden of my property. Is this a problem?


Unfortunately, yes.

Japanese Knotweed is a tricky plant, and the enemy of gardens (and buildings!) everywhere. Introduced into the UK from Japan way back in the 1840’s, the plant was originally intended as an ornamental plant, but it is now known as the UK’s most intrusive plant species – causing damage to waterways, railways and most significantly, property.

It can be tricky to spot, so firstly, make sure your tenant has identified to correct plant.

In the early spring, reddy purple shoots will emerge from the ground, rapidly forming sturdy ‘canes’. Spade-shaped green leaves with quickly unfurl from these canes, and by early summer you could be looking at a plant up to around 3m high. By mid-late summer, white flowers will be blooming.





 Autumn / Winter

The plants seem to die in autumn, with the leaves dropping, although the canes will remain standing.

Japanese Knotweed is insatiable in it’s quest for growth, and has been known to crack concrete, drains, paving and brick walls in order to expand – even growing in cavity walls and eventually forcing them apart - so if you think you have identified it, you need to move quickly, the sooner it is dealt with, the better!

 You have two options for destroying the plant - herbicide treatment, or removal. Herbicide treatment is usually the cheaper option but will take at least one complete growth cycle, so you could be looking at a year’s worth of treatment, and the ongoing patience of your tenant. Removal is a swifter option, but isn’t always possible depending on where the plant is growing. Seek the advice of a Japanese Knotweed specialist to advise on your situation, but whatever you do – do it quickly!