Only 1 in 9 Warrington Properties are Bungalows, Despite an Ageing Population.

The bungalow is a building that has represented a more leisurely, gentler way of life since the early 1900’s. Bungalows have been sold as an aspiration for those about to retire, saving them the annoyance of having to climb stairs. With an ageing population, one would think they would be building more bungalows, yet nothing could be further from the truth. In fact, this could be one of the main issues that is holding back many mature homeowners moving home, thus creating a bottleneck in the Warrington property market for the younger families who are being held back and unable to move into the larger homes they so need to grow their families.

So, before I answer that question, let me share this fascinating fact about bungalows. The word ‘bungalow’ originated in India, not the UK. The name is derived from the Hindi word ‘baṅglā’ or the Gujarati word ‘baṅglo’, both of which seem to refer to a home occupied by a Bengali person. The colonial English started to use it for themselves in the late 1600s to describe the same sort of basic lodgings that sailors and staff of the invading East India Company used.

Anyway, back to the here and now in Warrington.

There are 2,269 Bungalows in Warrington.

When you consider there are 20,060 properties in Warrington, that means only 11.31% of property in Warrington are bungalows.

To give you an idea of the age demographic of Warrington homeowners, there are 6,399 Warrington homeowners aged 65 years old (and over) and 7,917 Warrington homeowners aged between 50 and 64 years of age.

You can see demand for bungalows is only expected to grow. Yet new homes builders are having to deal with soaring land prices, meaning to get a profit from the site they are under pressure to build more vertically than horizontally as with bungalows (as bungalows take up so much more land).

The last available data is from 2018 and only 1.6% new builds in the UK were bungalows, interesting when it was just over 7% in the middle of the 1990s. As British people are living longer, those existing Warrington bungalow homeowners will be living in them longer, thus creating even more of a bottleneck in the Warrington property market.

So, what is the answer?

Well with building land in Warrington at a shortage, maybe new homes builders should be forced under planning rules to reserve ground floor apartments to be set aside for older people to encourage them to move out of larger houses. I would challenge the long-held point of view that building more bungalows in Warrington is the pre-eminent way to urge growing numbers of mature ‘last-time buyers’ to move out of their under-occupied Warrington homes and free up their large homes (where their children have flown the nest) for younger Warrington families to grow.

With the new Planning Regulations due to be in place in a couple of years, local authorities could require builders to set aside a share of homes for mature residents, as they are already obligated to subsidise local community facilities or low-cost social housing in return for obtaining their planning permission to build in the first place.

Another option would be to convert all those empty shops in our town and city centres up and down the country into residential use. There is no need for planning permission to change offices to residential property and the Government are considering the same for shops (although I have heard of some horror stories of those office to residential developments making rabbit hutches look spacious) – so again, it comes down to the planning laws and making them fit for purpose.

There are no doubt consequences of not designing our housing stock for the 21st Century and beyond for older people.

The population of Warrington is set to grow

by 8,832 to 55,317 by 2040.

As the UK population gets older in the coming decades, as life expectancy is set to grow from 81 years 2 months to 83 years 3 months by 2040, I fully appreciate the need for more Warrington homes to be built for families, yet one must ask if the planning authorities are focusing too much on new housing for the younger generation, when they in fact should be encouraging new homes builders to develop larger, ground floor two-bedroom homes and decent accessible transport links.

These are my thoughts, what are yours the good people of Warrington?

If you are looking for an agent that is well established, professional and communicative, whether you’re buying, selling or looking for an investment opportunity, then contact us to find out how we can get the best out of the Warrington property market.

Email me on manoj@hamletwarrington.co.uk or call on 01925 235 338 – we are based on the Warrington Business Park, Long Lane, WA2 8TX. There is plenty of free parking and the kettle is always on.

Don't forget to visit the links below to view back dated deals and Warrington Property News.

CLICK HERE TO FIND OUT HOW MUCH YOUR WARRINGTON HOME IS WORTH FOR FREE
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Moving to Warrington: Pain Free Packing Tips

When you ask most people what’s been the most stressful thing they’ve gone through, many of them will put ‘moving house’ up there with changing jobs or having a new baby. Not only do you have the long process of trying to find a house to suit your needs, there’s months of paperwork and phone calls with solicitors, switching your utility suppliers to a new house, and sorting out things like new schools for the children. This is all before the actual moving day, where you may find yourself running around trying to cram things into boxes.

One thing that can help with the stress of moving is being organised, and this is especially important when it comes to packing. If you don’t want to be dashing around on the morning of the move, follow these tips for pain-free packing and a smooth move.

Declutter first

A new home means a fresh start, so in the weeks before the move, spend time decluttering and deciding what you really want to take with you. Garages, sheds and lofts can be real clutter zones after you’ve lived in a house for a few years, so you may want to get a skip or hire a van when you clear them out, making it easy to get rid of junk.

Try not to send too much to landfill. Charity shops will usually be grateful for donations, and some will even collect larger items such as furniture. Once you’ve had a big declutter, the job of packing will seem much less daunting.

Buy supplies

Having the right supplies is important, so make sure you have:

• Plenty of strong boxes
• Tape and tape guns
• Labels and permanent markers
• Bubble wrap
• Strong bin bags

You can buy packing boxes online, or pick them up free from Freecycle or Facebook, as you’ll often find local people who’ve just moved and who want to get rid of their boxes.

Start early and pack things professionally

The earlier you start packing, the better the job you’ll do. Most people have things in their house they don’t use often, from decorative items to books, so start with these items that you won’t mind putting away for a while.

To pack properly, you should:

• Find the right size box and assemble it with plenty of tape
• Decide whether it will be used for fragile items, and if so, line it with bubble wrap
• Put the heaviest items in first, then lighter items on top, wrapping in bubble wrap if needed
• Don’t overfill boxes. If you have heavy items, pack them in a lot of small boxes rather than one very heavy, bulky box
• Seal the top using plenty of tape
• Clearly label the box with the name of the room and a brief description of the contents
• Make sure the box is clearly labelled ‘fragile’ if your removal company need to take extra care

Pack a suitcase each and an essentials box

A few days before the move, pack a suitcase for each member of the family with the clothes they wear most often, not forgetting school and work uniforms, and then start gathering essentials together in a big plastic box. This box will contain the items you’ll need on the day of the move, from paperwork and toys to teabags and a kettle, so you don’t need to unpack boxes the minute you arrive.

Once you know which essentials to keep handy, you can go from room to room and pack up, using the same tips as before. The aim is that by the night before the move, the only things you’ll have left unpacked will be bedding, a few clothes, and some kitchen essentials.

The day of the move

When you’re getting ready on the day of the move, you can pack as you go. For example, bedding can be rolled up and placed in thick bin bags, ready to go to the new house. It’s worth having a couple of extra boxes made up so that you can throw in any odd bits and bobs as the removal company do their job.

It’s always recommended to hire a professional removal team, as they’ll make moving day so much easier. If you’ve packed everything properly, then it should be a smooth process to get everything in the van and ready to go. If you really don’t like the thought of packing, then you may choose to use a professional packing service, where everything is packed up for you a couple of days before the move, saving you time and stress.

If you are planning on moving to the Warrington area soon, why not telephone us or call in. We’ll be happy to advise you on our available properties in the area. Contact us on 01925 235 338 for more information.

If you are looking for an agent that is well established, professional and communicative, whether you’re buying, selling or looking for an investment opportunity, then contact us to find out how we can get the best out of the Warrington property market.

Email me on manoj@hamletwarrington.co.uk or call on 01925 235 338 – we are based on the Warrington Business Park, Long Lane, WA2 8TX. There is plenty of free parking and the kettle is always on.

Don't forget to visit the links below to view back dated deals and Warrington Property News.

CLICK HERE TO FIND OUT HOW MUCH YOUR WARRINGTON HOME IS WORTH FOR FREE
Hamlet Homes Warrington, your local Estate Agent
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5 Amazing Lighting Tips to Help You Sell Your Home in Warrington

There are so many different tasks to take care of when selling your home in Warrington, from getting all the paperwork done to packing your old home up, to finding the right estate agent to help you sell it. Just when you think you’ve got everything covered, you find something else that needs taking care of.

Selling a property requires some effort on your part! After all your hard work into preparing your home for sale, you don’t then want your work to be sabotaged by the one little detail that so many people overlook: the lighting in your home.

When you’re trying to sell your home, first impressions make all the difference. Homes that are poorly lit and dark are less appealing to potential buyers. Low lighting makes the space look and feel smaller, colder, uninviting, and dingy, even if it isn’t. It can also look as though you are trying to conceal some kind of flaws in the shadows, which can be a huge turn off for buyers.

Good lighting is crucial, but if you don’t have the time or the budget to overhaul the lighting in every room of your home, have no fear. You can still improve your lighting situation and in turn, increase the likelihood of your home being sold sooner.

Here are five great lighting tips to help sell your home.

1. Audit each room’s lighting

The first step to take is to check out how each room in your home fares when it comes to it’s current lighting. Open all the blinds, pull back the curtains and turn on all the lights, then do a walk-through of every room in your home. You also might want to do this at a few different times during the day since viewings can happen from day right through to the evening when it’s darker. Try it in the morning with the morning sun, in the afternoon in full sun, in the evening at sunset, and then once the sun has completely set. It’s also a good idea to try it on rainy or cloudy days.

While you’re conducting your audit, put yourself in your potential buyer’s shoes and think about what they would think if they were walking through. Take note of any areas that are lit very well and any areas that need more lighting. If it helps, use your phone camera to take photos to highlight which spaces need some work.

2. Remember exterior lighting

Don’t forget about your home’s exterior lighting! Your home’s kerb appeal is important no matter what time of day. Consider that potential buyers could drive past your home at any time, or evening passers by could see the ‘for sale’ sign in your front garden. You want to make a good impression on these people, so keeping the exterior of your home well lit is crucial. The front porch and path leading to the door should be lit well to make your home look warm and welcoming. If you have a garden or patio, it should also be lit to help make the space look inviting and to highlight any features that are worth seeing.

3. Upgrade your current fixtures

Most home buyers are willing to accept that there will be some improvements needed once they move in, but the more work you’ve done for them, the more appealing your home is. This includes any dated light fixtures or fittings that don’t work anymore.

You also may want to consider upgrading your lightbulbs to LED lights which have less of an environmental impact, generate less heat, and allow you to get longer use out of your bulbs.

4. Use tricks to help brighten dark spaces

Sometimes your lighting may be fine but wall colours or decoration dark, making the rest of the room feel gloomier and smaller than it actually is. To combat this, you can address those problems directly by repainting and changing the colours. If you don’t have the time or the budget to go that far, you can take a few other steps that are quicker and easier.

Strategically placing mirrors to help reflect light can help the room seem brighter and more open, especially in rooms with small windows or windows that don’t actually offer much natural light. Additionally, adding bright or light coloured cushions, blankets, pictures, or rugs can help brighten up your space in an instant.

5. Add more lighting if needed

When all else fails, adding extra lighting in dark spaces will be sure to do the trick. Table lamps and desk lamps can be stylish ways to bring more light into the room while adding accent lighting can help create or highlight an existing focal point. If you want to take it to the next level, under cabinet lighting, tread lighting for dark stairways and track lighting for shadowed ceilings will definitely brighten up the whole space.

If your property is for sale or you are thinking of selling your home, why not try some of these lighting tips today and ensure you create a lighter, brighter space ready for viewers. For further property related advice, contact the team at Hamlet Homes Warrington on 01925 235 338 and we will be delighted to offer you professional guidance.

If you are looking for an agent that is well established, professional and communicative, whether you’re buying, selling or looking for an investment opportunity, then contact us to find out how we can get the best out of the Warrington property market.

Email me on manoj@hamletwarrington.co.uk or call on 01925 235 338 – we are based on the Warrington Business Park, Long Lane, WA2 8TX. There is plenty of free parking and the kettle is always on.

Don't forget to visit the links below to view back dated deals and Warrington Property News.

CLICK HERE TO FIND OUT HOW MUCH YOUR WARRINGTON HOME IS WORTH FOR FREE
Hamlet Homes Warrington, your local Estate Agent
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Warrington Buy-to-Let Landlords Owed £1,046,046 in Unpaid Rent

There is no getting away from the fact that the rise in the number of buy-to-let properties in Warrington has been nothing short of astonishing over the last twenty years. As a result, many in the press have said Britain is a broken nation, with many twenty and thirty-somethings unable to buy their first home. The press has named this group ‘Generation Rent.’

Warrington landlords have been accused of scooping up all the smaller Warrington properties for their buy-to-let property empires. Others blamed the Government (of both persuasions) for pouring petrol on the buy-to-let fire for giving landlords an unfair advantage with the way buy-to-let has been taxed in the past. Many have said these landlords have priced out Warrington's 'Generation Rent'. Many say they are rogues, and you can see why there is little sympathy for landlords, especially as …

Warrington landlords receive £56,798,904 a year in rent – easy money or what?

So, as we come out of lockdown, I want to make a stand for Warrington landlords and talk about the great work they have been doing during the pandemic.

Since lockdown, it has been (almost) illegal to evict a tenant from private rented property. Yet, in the last few weeks, this ‘ban on evictions’ has begun to be eased, making some commentators forecast a ‘tsunami of homelessness’ as landlords ready themselves to kick out the tenants who cannot pay their rent.

You might say they can afford it, yet I need to highlight an often-untold story in the massive numbers of Warrington landlords who have co-operated with their Warrington tenants to evade eviction.

The personal finances of some Warrington landlords and tenants have been ruthlessly strained during the last 16 months — something that is going to have ramifications on the back pockets of both landlords and tenants, as well as the attraction of being a buy-to-let landlord (more of that later).

737 Warrington tenants are in arrears with their rent to the tune of £1,046,046.

That's money these landlords need to pay their mortgages with and even to live off themselves.

The eviction ban was imposed in March 2020 and the Government has expected private landlords to stand the cost of their tenants’ rent if they could no longer pay. It was estimated over 1 in 5 landlords with mortgages had requested a mortgage payment holiday in 2020. Thankfully, that now stands at 1 in 100 as most Warrington landlords with shortfalls in rent have been using their own personal savings to cover the mortgage payments.

I have seen so many landlords giving their Warrington tenants rent breaks and discounts to help them through these times. However, most landlords I talk to acknowledge that it is better to have a tenant paying something rather than a tenant paying nothing, hoping that total rent will start flowing as the economy recovers.

Going into the pandemic, 1 in 25 Warrington tenants were in arrears, yet that now stands at 1 in 11.

So, are we going to see lots of evictions? I would go as far as to rebuff the idea that we will see a rush to the courts of landlords to obtain possession orders now the eviction ban has been lifted. I have always viewed evictions as a last resort.

Before the pandemic, it took about 12 months for courts to hear rental repossession cases, so this backlog will be nearer two years (if not more). Nonetheless, the threat of a County Court Judgement (CCJ) often makes tenants pay up as it will demolish their credit rating, making it very challenging for them to rent another home.

I feel for those Warrington tenants under furlough or reduced hours as they have the quandary of wanting to reduce their outgoings by moving to a cheaper rental property, yet whose rental deposits will be sacrificed to cover their rent arrears. However, some have said that because house prices have exploded during the last 16 months, Warrington landlords should write off their tenants’ arrears as a goodwill gesture.

The issue is, 1,313 Warrington landlords only have a single property for rent, so the arrears would have to be funded by their personal savings.

For them, the pandemic experience could be the incentive to sell up for good.

A National Residential Landlords Association survey found around a third of all landlords were now more likely to sell their buy-to-let properties altogether or sell some of them. This would mean fewer properties for tenants to rent, thus driving up the rent.

According to government and industry data, evidence suggests that a tenant who rents a property directly through a landlord and not through a letting agent is between two and three times more likely to go into arrears of 2 months or more. Is this because tenants know that private landlords who advertise directly for tenants on Gumtree and other platforms don't carry out the checks letting agents do on them?

Many of those landlords are switching the management of their property to an agent, and for those landlords sticking with self-management of their property, there is circumstantial evidence they are starting to become a lot pickier when starting new tenancies. Even though illegal, spurning tenants on benefits is woefully all too common. I also worry there could be a stigma about renting properties to self-employed people because of the erratic nature of their income.

Looking into the future, I envisage a growth in the use of ‘rent guarantor contracts’, whereby the tenant is called upon to provide a 3rd party person to pay the rent if the tenant doesn’t. These are pretty common for student lets and those on certain benefits, and it wouldn't surprise me if these are used more often for self-employed tenants and regular professional lets.

That is why I believe Warrington landlords should be celebrated .. most of them have been saviours. These are my thoughts - what are yours?

If you are looking for an agent that is well established, professional and communicative, whether you’re buying, selling or looking for an investment opportunity, then contact us to find out how we can get the best out of the Warrington property market.

Email me on manoj@hamletwarrington.co.uk or call on 01925 235 338 – we are based on the Warrington Business Park, Long Lane, WA2 8TX. There is plenty of free parking and the kettle is always on.

Don't forget to visit the links below to view back dated deals and Warrington Property News.

CLICK HERE TO FIND OUT HOW MUCH YOUR WARRINGTON HOME IS WORTH FOR FREE
Hamlet Homes Warrington, your local Estate Agent
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When you find your dream property in Warrington you don’t want anyone else to have it, so it’s quite normal to want to jump straight in with an offer, but here at Hamlet Homes Warrington naturally we want all our clients to be happy and so that involves always negotiating the best price whether we are involved in the sale or purchase of a property. It’s always worth taking your time to negotiate the best deal – and here’s how we do it.

We know the local property market

Simply jumping in with a random offer, because you think that’s what the house is worth, can mean that you won’t get the best deal. We research the market thoroughly and keep a close eye on property prices. We make it our business to find out what other properties in Warrington were listed for versus the price that was eventually paid. And we note how long homes stay on the market.

We work for you!

We are always working for you and it’s in our interest to achieve the best price for your property if you’re selling and negotiate the deal you are happy with if you are buying.

We can advise you regarding your ‘buying position’

We’ve been in business a long time and can sniff out certain types of sellers who are on the lookout for buyers in strong positions, such as:

• Cash buyers
• Buyers with no chain
• Clients who are keen to buy quickly with their own property sold
• First time buyers who have their mortgage funding secured
• Buyers who are renting or have some sort of flexibility in their move

If you can show that you’re in a good position to move and can complete the process quickly, then in our experience, sellers will offer a little more flexibility. Nobody wants to be stuck in a chain or waiting for someone else’s house to sell for the sake of a few thousand pounds, so this can invariably make an offer attractive.

We are professional and friendly at all times

We know that selling your family home can be an emotional experience, and some sellers will feel highly attached to their properties. After all, you may have spent years living there there and have lots of memories. Negotiations are always easier when empathy is shown and we pride ourselves on always being willing to work with our clients to reach an agreement whatever the situation.

We will work to secure the best deal

In many cases, negotiations initially start with a firm no on first offer! However, this is perfectly normal. If your first offer is rejected, we will work with you on a second offer and advise you if any counteroffer is forthcoming, liaising with the seller throughout.

We understand that buying a house can be a stressful process, and sometimes when you find the right property, it’s easy to get carried away. However, it’s advisable to speak with us regarding your budget before commencing negotiations so that we can handle this for you, allowing you to get the best deal on your dream home.

Call the team at Hamlet Homes Warrington today on 01925 235 338 and let us negotiate the best deal on your next home.

If you are looking for an agent that is well established, professional and communicative, whether you’re buying, selling or looking for an investment opportunity, then contact us to find out how we can get the best out of the Warrington property market.

Email me on manoj@hamletwarrington.co.uk or call on 01925 235 338 – we are based on the Warrington Business Park, Long Lane, WA2 8TX. There is plenty of free parking and the kettle is always on.

Don't forget to visit the links below to view back dated deals and Warrington Property News.

CLICK HERE TO FIND OUT HOW MUCH YOUR WARRINGTON HOME IS WORTH FOR FREE
Hamlet Homes Warrington, your local Estate Agent
Follow my Warrington Property Market Blog
Hamlet Homes Warrington LinkedIn Page
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The Benefits of Owning a Buy to Let Property

Owning a buy to let in Warrington and renting out your property can be very rewarding. It can be a way of having a regular income coming in, together with actually owning something that should increase in value over time.

If you are considering renting out a property, there are many things you need to make sure you get right, such as rental income, statutory obligations (e.g. gas and electric certificates), and of course having the right tenants in-situ.

What are the benefits of a Buy To Let?

You’ll have the option of a Buy to Let mortgage

Unless you can fund your property purchase with cash, the chances are that you will need a buy to let mortgage. For landlords, this is the most popular way of acquiring property, which in itself can benefit you in a number of ways including:

• Interest only payments
• Longer mortgage terms
• Mortgage payments can be offset against tax
• Less strict regulatory processes

The good news is that there are a number of products and lenders out there to choose from, and you should be able to get a good deal from a lender.

If you have a larger than average deposit to put down, for example around 35 to 40 per cent, then the deals get even better.

Consumer website which.co.uk has some very useful information on mortgage deals worth looking at, and of course as your local estate agent we are happy to help and put you in touch with a recommended mortgage adviser who will assist you with lending criteria and affordability.

You’ll get potential high returns on your money

When you own a rental property, you should benefit in two ways, financially speaking. Firstly, you’ll have a monthly income stream coming in. If you’ve done your sums right and have a rental income that produces a good yield, then this is good news.

Secondly, you should see your property price go upwards over the years. Despite everything, property is still seen as a sound investment. We know for example that as soon as a rental property in Warrington is marketed, then we get a huge number of enquiries.

Top Tip Do your homework. If you need help making sure everything adds up, talk to us and we’ll do our best to help you.

You’ll diversify the risks

It’s fair to say that the economy has taken a battering over recent months. High street shops and large businesses have come a cropper because of lockdowns and uncertainties over investment going forward. Where previously you may have been certain of your other investments, perhaps now there’s an added element of risk.

If you have a few pounds stashed away in various projects or investments and are worried what the future might hold, property in Warrington is still seen as a sound investment with good returns. Again though, you must do the maths and look at interest and repayments and make sure the rental income covers not only fixed costs, but also maintenance and the other expenses associated with rental properties.

Top Tip Seek the advice of a trusted lettings and property expert to find out which areas will present the best opportunity for rental incomes.

You can help friends and family

We’ve seen a trend recently of people investing in buy to let properties as a way of helping friends and family out, while at the same time building up a property portfolio.

It’s an interesting concept and will not be for everyone but if you know someone going to college or university, it could be a way of generating useful cashflow.

Top Tip There are rules and regulations that tenants and landlords have to abide by whether your tenant is someone known to you or not! It’s probably even more important to get it right if you rent to friends or family as you won’t want conflict in the future.

These are just some of the benefits to owning a buy to let property. There are many things to think about, so if you would like some expert help, do give us a call and we’ll talk you through it. Hamlet Homes Warrington are your local property experts for the Warrington area. Call us on 01925 235 338 or email manoj@hamletwarrington.co.uk to chat with a member of our friendly and experienced team.

If you are looking for an agent that is well established, professional and communicative, whether you’re buying, selling or looking for an investment opportunity, then contact us to find out how we can get the best out of the Warrington property market.

Email me on manoj@hamletwarrington.co.uk or call on 01925 235 338 – we are based on the Warrington Business Park, Long Lane, WA2 8TX. There is plenty of free parking and the kettle is always on.

Don't forget to visit the links below to view back dated deals and Warrington Property News.

CLICK HERE TO FIND OUT HOW MUCH YOUR WARRINGTON HOME IS WORTH FOR FREE
Hamlet Homes Warrington, your local Estate Agent
Follow my Warrington Property Market Blog
Hamlet Homes Warrington LinkedIn Page
Hamlet Homes Estate Agents Warrington Facebook Page
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Your Great-Great Warrington Grandfather Would Only Have Paid £289 10s 0d for his Warrington Home in 1871

Would it surprise you even more when I said the ratio of house prices to wages are still lower today when compared to 1871? Yes, you read that correctly, as a proportion of average wages British house prices are 17.6% proportionally cheaper today than they were in 1871.

I wish to talk about the last 150 years of the British property market and later in the article, the Warrington property market. I will also touch on why before the 1900s, buying a home in Warrington was considerably more expensive than today and why that changed.

So, let’s look at some interesting stats to get us started:

• In 1871, each house was occupied by an average of 5.33 people (i.e. for every 100 houses, 533 people lived in them), whilst today that stands at 2.39 people per house
• In 1871, there were 4.5 million properties in the UK, whilst today that stands at 27.9 million
• In 1871, the weekly average wage was 13s 8½d (68p) and today £585.50
• In 1871, only 20% of people owned their own home, whilst today its stands at 65%

I stated in the first part of the article it was more expensive to buy in the latter parts of the 19th Century than today. It may only be of historical interest, but back in 1871, the ratio of average house prices to average wages was 10.5 to 1 (i.e. the average house was worth ten and half times the average person’s wage), whilst today it stands at 8.8 to 1.

Interestingly, for the next 45 years, that ratio went on a downward trend relative to wages and only stopped falling after WW1, where the average house was worth only 2.2 times the average wage. This made houses more affordable and set the foundations for the homeowning passion we Brits have today.

So why did this happen, what can we learn from it and what does it mean for Warrington homeowners and Warrington landlords?

There are three significant drivers that made property a lot more affordable between 1871 and 1911: the Victorians built more property, made them smaller and people's wages rose significantly.

• In the 40 years between 1871 and 1911, the number of properties in the UK rose from 4.5 million to 8.9 million. To give you some perspective, there were 18 million properties in the UK in 1981. If the UK had grown by the same rate between 1981 and today that was experienced between 1871 and 1911, there would be 35.6 million households in the UK (and not the 27.9 million mentioned above).
• In 1871, the average plot size of a property was 0.23 acres, yet by 1911, that was down to 0.06 acres (or a plot of 72ft by 40ft). This came about from building smaller types of property (i.e. a change away from larger Georgian detached houses towards the infamous rows of Victorian terraces), and a downshift in the average size of houses within each category.
• The average value of property dropped by 26% between 1871 and 1911, whilst wages rose by 85% over the same time frame.

So, by 1911, the average Warrington property had dropped in value from £290 in 1871 to £215.

N.B. – you might have noticed I wrote £290 in a slightly different way in the title of the article. Up to 1971, a pound was split not into 100 pence but 240 pence. There were 12 pence in a shilling and 20 shillings (or 240 pence) in a pound. It was expressed in the form £sd and spoken as "pounds, shillings and pence". I dropped that into the title as it’s the 50th anniversary this year of when the UK decimalised its currency (younger readers – do google the story – it’s a fascinating topic).

So back to the property market, and at the end of WW1, four in five people still rented, virtually all from private landlords. Politicians were concerned about the poor living standards of people’s homes, and this led to the ‘homes fit for heroes’ 1919 Housing Act which delivered subsidies for local councils to build council houses. The average value of a Warrington property in 1922 was £338.

The 1930s - By 1930, the average value of a Warrington property stood at £427. With the country building a third of a million houses per annum, interest rates fixed at 2% and hardly any planning regulations, supply of property was outstripping demand, so the average Warrington home dropped ever so slightly in value to £394 by 1938.

The 1940s - With the bombing of many towns and cities and housebuilding being stopped because of the war, this created a perfect storm to increase house prices after the war. By 1947, the average Warrington home had risen in value to £1,320 because just as food was rationed during and after the war, so were building materials. Builders could spend no more than £350 on building materials for a new home (and that lasted until 1954).

The 1950s - The '50s were all about building council houses – a quarter of a million of them each year. By 1959, the average Warrington home had risen steadily to £1,831.

The 1960s - This decade saw even more houses being built in the UK, with an average of a third of a million houses a year being built. Warrington is full of 1960’s council houses and now even more owner-occupied housing, meaning by the end of the decade Britain had as many homeowners as renters. The average Warrington house had risen in value to £3,358 by 1969.

The 1970s - We experienced the first boom and bust housing bubble in the early 1970s with house prices rising by over 30% a year in the early years of the decade (so the current 10% a year is child's play!) but prices dropped in 1974. They recovered quickly in the following years, not because of increased demand but due to hyperinflation, making the average Warrington house price rise to £17,078 by 1980.

The 1980s - This was the decade of council tenants being able to buy their own homes, although not many people know it was an idea from Labour. They decided against the idea, but it was seized upon by the Tories, who made it the cornerstone of their 1979 election manifesto. The property market helped improve the economy, and by 1988, Warrington property values increased to £35,721 (only to drop by 32% a couple of years later).

The 1990s - The housing market crash of the early 1990s was painful for all, exacerbated by mortgage interest rates being raised to 15% on Black Wednesday (16 September 1992) and left there for 12 months. Unemployment went from 1.5m to 3m for the second time in ten years, and many of those homeowners who had taken out large mortgages in the late 1980’s housing boom could no longer afford the repayments because of the high interest rates, meaning repossessions went through the roof. The crash also made builders nervous, and they only built 150,000 houses on average a year in this decade. Yet, by the mid-1990s, things started to improve. So much so, the average Warrington home was worth £66,962 by the turn of the millennium.

The 2000s - The decade of cheap mortgages and the rise of Buy-to-Let, together with a severe drop in the number of new homes being built, contributed to the UK’s third big housing bubble since WW2. The average Warrington house price more than doubled to £179,320 by 2008, before the Credit Crunch brought the boom to an end, and a year later (2009), the average Warrington property had dropped to £159,272.

The 2010s - The property market started to come back to life in the early 2010s with property values steadily rising throughout the decade, yet builders were only building around 135,000 new homes a year. It also might surprise you that by 2015/6, the number of homeowners was starting to rise quite significantly, meaning today, as we enter the 2020's decade, the average value of a Warrington property now stands at £231,425.

So, now we are back to 2021.

Yes, your Great-Great-Grandfather might have been able to buy their Warrington house for a shade under £290 in 1871. Taking inflation into account since 1871, that same Warrington house today would be £34,872.39, yet if his wages had increased by inflation at the same rate, the average wage today would be £81.91 per week, not the current £585.50 per week.

I appreciate there are plenty of other factors involved with this topic, such as the cost of renting, raising a deposit, changing lifestyles and the biggest point, the cost of borrowing money on a mortgage.

All this begs the question, what does the future hold for the Warrington property market?

It's obvious since the mid-1980s, house prices have sustained a period of impressive growth (even withstanding a couple of property crashes). The Bank of England has gone on record to say that much of the rise in average house values, comparative to wages, between 1985 and now can be seen because of a sustained, dramatic, and consistently unexpected decline in real interest rates and additionally concludes that: ‘An unexpected and persistent increase in the medium-term real interest rates will generate a fall in real house prices.’

Cheap mortgages and a lack of building have created this situation. So as long as interest rates don’t go back to their long-term average of the 5% to 7% range or the Government decides to increase building new homes to half a million a year (from the current 240,000 per year) ... things will carry on as they are in the medium to long-term.

These are my thoughts. I would love to hear any stories of your family buying property in the late 19th Century or early 20th Century and what they paid for it, together with the affordability of Warrington property and the future of it.

If you are looking for an agent that is well established, professional and communicative, whether you’re buying, selling or looking for an investment opportunity, then contact us to find out how we can get the best out of the Warrington property market.

Email me on manoj@hamletwarrington.co.uk or call on 01925 235 338 – we are based on the Warrington Business Park, Long Lane, WA2 8TX. There is plenty of free parking and the kettle is always on.

Don't forget to visit the links below to view back dated deals and Warrington Property News.

CLICK HERE TO FIND OUT HOW MUCH YOUR WARRINGTON HOME IS WORTH FOR FREE
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37.1% of Warrington Landlords Could be Fined £5,000 each with New Energy Regs

As the UK has committed to a legally binding target to be carbon neutral by 2050, one of the biggest producers of greenhouse gasses are residential properties. To hit that target, every UK property will need to achieve a minimum grade of C on their Energy Performance Certificate (EPC) by 2035. The issue is two thirds of UK’s homes (around 19 million households) are rated D or below.

To help the country hit its targets, in 2018 and again in 2020, the EPC requirements altered for buy-to-let landlords, meaning they couldn’t rent their property unless it had a minimum energy rating of ‘E’ or above.

And now for homeowners, the Government are considering forcing banks and building societies to publish the average EPC rating for all the homes they lend money on and if the banks and building societies don’t hit the Government EPC targets, they will be fined (meaning those homeowners with low energy efficient properties will have to pay much more for their mortgages).

So, let’s look at these two issues, first regarding Warrington landlords and their EPC’s, so you know what your lawful responsibilities are and what else Warrington landlords can expect in the future.

Since October 2008, all UK rental properties have required an EPC, yet from April 2018, the Minimum Energy Efficiency Standards (MEES) regulations with regards to EPCs have also required all rental properties with new tenancies and renewals to have a minimum EPC rating of ‘E’ or above. However, since April 2020, the MEES regulations have applied to all existing tenancies as well, meaning if your Warrington rental property doesn’t have a valid EPC rating of ‘E’ (or above), it is illegal to let out.

154 rental properties in Warrington are currently let out with a ‘F’ or ‘G’ EPC rating, making them illegal to rent out and each landlord liable for a £5,000 fine – they just don’t know it

The EPC lasts for 10 years and gives an energy rating of between A - very energy efficient to G - very energy inefficient. If you find yourself, as a Warrington landlord, with a rental property that has an EPC rating of below ‘E’, what are your options?

To start with, you have a responsibility by law to carry out the changes suggested in your EPC report to improve the energy rating of your property. The law states that landlords should spend up to a maximum of £3,500 on the energy efficiency improvements set out in the EPC. Yet, if by spending £3,500, that improves your EPC rating but doesn’t mean you reach the ‘E’ rating, whilst you will still be expected to improve the rental property and spend the money, you will be able to apply for a high-cost exemption via the PRS Exemptions Register and still let the property (even though you will have an EPC rating of F or G).

It must be noted that some properties are exempt from the MEES legislation. If your property is listed or protected and the improvements would unacceptably alter it, it is exempt from EPC requirements.
Once your EPC has been registered, it is then valid for ten years. Because the EPC regulations came into force in 2008, there will be some rental properties that had their initial EPC and not had it renewed on its 10th birthday. Now as a Warrington landlord, you do not need to get a new EPC if your EPC reaches its 10th birthday, unless that is, you are starting a new tenancy with new tenants. The issue is…

of 9,549 rental properties in Warrington, 3,546 of them have an EPC that is 10 years or older which has not been renewed

If you are a Warrington landlord, your EPC is 10 years old (or older) and your tenant leaves, you will require a new EPC, because if you don’t, you will be fined £5,000. If all those buy-to-let landlords in our local authority area ignored that law, accumulatively they could be fined £17.7m.

Secondly, what about Warrington homeowners and the mortgage companies?

Under new legislation being considered, homeowners living in poorly insulated and draughty homes (meaning they would have a low EPC rating) could pay more for their mortgages and lose value from their Warrington homes under Government plans to prioritise mortgages on properties with high energy-efficiency ratings.

There are 10,790 properties in Warrington with a rating of ‘E’ or below

The Department of Business (DoB) wants to force mortgage providers to classify the energy ratings of their borrowers’ homes and put the average into a Government league table, which will be presented on the DoB’s website. Mortgage providers will then get time sensitive targets to improve their average EPC scores, punishable by fines, meaning this would increase the mortgage costs for those with low energy efficient homes.

Maybe it’s time you looked at your EPC certificate and find out how you can improve your rating? If you are a Warrington landlord or Warrington homeowner and would like to chat about your legal position or would like a copy of your EPC emailing to you, don’t hesitate to drop me a line and I will be more than happy to discuss your personal circumstances further without obligation.

So, is it right Warrington landlords should have to fork out to improve the energy performance of their rental property, yet they aren’t the ones benefiting? Also, should Warrington homeowners have to have higher mortgage payments in the future because they have a low energy-efficient home?

Let me know your thoughts.

If you are looking for an agent that is well established, professional and communicative, whether you’re buying, selling or looking for an investment opportunity, then contact us to find out how we can get the best out of the Warrington property market.

Email me on manoj@hamletwarrington.co.uk or call on 01925 235 338 – we are based on the Warrington Business Park, Long Lane, WA2 8TX. There is plenty of free parking and the kettle is always on.

Don't forget to visit the links below to view back dated deals and Warrington Property News.

CLICK HERE TO FIND OUT HOW MUCH YOUR WARRINGTON HOME IS WORTH FOR FREE
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How do I Apply For Planning Permission on my Home in Warrington?

Whether you’re thinking of adding an extra bedroom or extending the kitchen, the chances are you will need planning permission before you can go ahead and get started.

Once you’ve decided to proceed, you’ll need to go through a few stages before building work can begin.

Talk to Your Neighbours

This is by no means essential, but it’s courteous to speak with any of your neighbours who may be affected by your plans, to find out if they have any strong objections.

Neighbours’ objections are one of the key reasons why planning permission could be denied, so speaking to them in advance could save you time and money, while also supporting your application.

Contact Your Local Planning Authority

This is the first formal step that you will need to take to get planning permission. The local planning authority (LPA) for Warrington can be contacted through your local council, and they will advise if you need planning permission in the first place.

There are certain improvements you can make to your home without planning permission – these are known as permitted development rights and include adding equipment such as solar panels and satellite dishes, as well as certain sized extensions.

If you’re in any doubt, it’s always best to check with your LPA.

How Much Does a Planning Permission Application Cost?

In England the planning application currently costs £206 if you’re just looking to extend your current home.

If you’re planning to build a new single dwelling, then the cost is currently £462.

The costs vary in other parts of the UK. Your local authority will be able to provide full details of the costs involved.

What Documents Will I Need to Submit With my Application?

It varies depending on the size of the project being undertaken, but you will usually need to submit application forms, design plans and possibly an ecological survey, which will take into account the environmental impact that your extension could have.

Bear in mind that with design costs, surveys and other fees that can build up as part of your application, you should expect to budget at least £2000 to submit a successful planning application.

After you have submitted your application, the LPA will contact your neighbours to find out if they have any concerns or objections.

How Long Does it Take to Get Planning Permission?

For a fairly straightforward extension to your current property, you can expect to receive approval after around 8 weeks.

The most likely reason for any delay is objections from neighbours or unexpected problems with the design and surveys, such as environmental damage or drainage and access issues for example.

If there are objections to your plans then you may need to have the designs altered, which is likely to incur extra costs. An example of this would be if your neighbour argued that your extension will block out sunlight from their garden. In this instance, a redesign could solve the issue while still allowing you to proceed with an extension.

How Long Does Planning Permission Last?

Once planning permission has been granted you will have three years to start building work. If the three years passes without any work being started, then you will need to begin the application process again.

What Happens if my Planning Application is Rejected?

If this happens then you essentially have two options. You can either appeal the decision or have your design plans altered, which should give you more chance of the application being accepted the second time.

If your application is rejected you should be given reasons as to why, and this will allow you to address any concerns, such as objections from neighbours or environmental impact.

One thing to note, is that you can withdraw your application at any time and resubmit it at no extra cost. So, if you think your application is going to be rejected this will allow you to resolve any issues in advance.

What Happens if I Proceed Without Planning Permission?

It’s strongly recommended that you don’t go down this route, but if you were to build an extension without planning permission then the LPA would have the authority to have the building altered or demolished.

You can make a retrospective planning application, and if it’s refused then you can appeal the decision. However, if you lose the appeal, it could cost you a lot of money.

In most cases like these, it’s usually the homeowners being naive rather than blatantly ignoring the rules. They’ll often wrongly believe that their extension doesn’t require planning permission, so they don’t bother to submit an application and begin building work straight away.

That’s why it’s always worth contacting your LPA to find out if you will need planning permission before starting any building work!

Hamlet Homes Warrington are your local property experts for the Warrington area. Call us on 01925 235 338 or email manoj@hamletwarrington.co.uk

to chat with a member of our friendly and experienced team.

If you are looking for an agent that is well established, professional and communicative, whether you’re buying, selling or looking for an investment opportunity, then contact us to find out how we can get the best out of the Warrington property market.

Email me on manoj@hamletwarrington.co.uk or call on 01925 235 338 – we are based on the Warrington Business Park, Long Lane, WA2 8TX. There is plenty of free parking and the kettle is always on.

Don't forget to visit the links below to view back dated deals and Warrington Property News.

CLICK HERE TO FIND OUT HOW MUCH YOUR WARRINGTON HOME IS WORTH FOR FREE
Hamlet Homes Warrington, your local Estate Agent
Follow my Warrington Property Market Blog
Hamlet Homes Warrington LinkedIn Page
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Will the Warrington Property Market Continue to Boom?

All the signs are that the Warrington housing market is sat on good foundations, yet one key hazard could still scupper the market.

‘UK Property Prices Rising at Record Levels’ is the headline of many newspapers. In the last few weeks, the Halifax reported they had grown by 6.5% in the last 12 months, whilst the Nationwide said 7.1% and not to be outdone, the Government’s own Land Registry said 8.6%. Nothing new there then you might think, don’t UK house prices always increase?

Actually, they don’t, as many Warrington homeowners will remember 2009, when they dropped by 19%. Also, some more mature Warrington homeowners will remember the early 1990’s where house prices dropped just over 40% over 4 years (after the 1989 property crash). So, the increase in UK house prices over the last 12 months has mystified all the forecasts made by most economists as…

house prices were forecast to drop during the pandemic because during the previous six UK recessions experienced since WW2, house prices have always fallen sharply in real terms.

Yet 2020 was different with house price growth increasing at its highest rate since 2014 as the substantial Government support programmes (including Bounce Back Loans, grants and furlough) has mollified the hit to household incomes. Add to that the pent-up demand from the Boris Bounce, all the people working from home wanting an extra room for an office and therefore needing to move, plus the stamp duty tax holiday, with the cherry on the cake of 0.1% Bank of England interest rates keeping borrowing affordable. This has meant…

Warrington property values are 14.4% higher than a year ago.

Yet, the affordability of property is a big issue going forward. By the time of the height of the last property boom in 2008, the national ratio of average property values to earnings had risen from 5.1 in 2000 to 8.8 (i.e. the average house price was 8.8 times the size of the UK’s average person’s annual earnings). We then had the property crash in the proceeding years, and the ratio dropped to around late six’s/early seven’s. However, over the last few years, the ratio has been steadily rising and now with the recent growth in demand for property (the five reasons mentioned in the previous paragraph), the ratio has now smashed past nine. Looking locally…

the ratio of average property values to earnings in Warrington as a comparison was 3.6 in 2000, rising to 5.5 in 2008, dropping to 4.6 the year later when the Credit Crunch hit, and now currently stands at 6.3.

So, are we heading for another house price crash? Maybe, maybe not - because the House Price to Earnings ratio only tells us part of the story. Another indicator of the property market is mortgage affordability, which measures the proportion of mortgage payments to average incomes. For all mortgage holders, in 2015, this stood at 24.13% and today it is only just above the national long-term average of 25%, demonstrating that property is still affordable.

Yet, the life blood of the property market are first-time buyers. The long-term average percentage of income which goes on mortgage payments for first-time buyers is 33%. Just before the 1989 property market crash, this stood at 54%. Whilst just before the 2008 property crash, it reached 49%. Today, it stands at 31.7% (and the reason it’s so low even with record high property prices is low interest rates, because when mortgage interest rates are low, this permits people to afford larger mortgages, which enables them to bid up house prices).

So why aren’t more first-time buyers buying more homes? Well in fact they are buying more homes. At the turn of the Millennium, just over half of 25yo to 35yo were homeowners and by 2014, this had dropped to just a third, although since then it has increased to 41%. Now with the reintroduction of the Government backed 95% mortgages in April, this demand will continue further.

Once furlough ends, unemployment will doubtless rise in the following 12 months, yet the economy is more than likely to be in a boom phase, so by the spring/summer of 2022, the unemployment rate should start to fall.

So, does everything look great for the Warrington property market?

Before you get the Champagne out, there is a cloud on the horizon - the possibility of higher interest rates.

Undoubtedly, for the next few years, interest rates will not go up (and if they do – it will only be nominally). However, down the line it may be a different tale. Interest rates are used to control a number of economic factors, one being the currency and secondly inflation.

As many suggest, if we get an economic boom in the next 12 to 18 months, as we come out of lockdown, this will put upward pressure on the price of goods and services. Normally, when prices go up (inflation), to ensure that inflation doesn’t get out of control, interest rates are normally increased to dampen down the inflation.

So, will interest rates rise? Undoubtably they will. Warrington homeowners and buy-to-let landlords should seriously consider protecting themselves with fixed rate mortgages (yet 3 in 10 mortgagees still are on variable rate mortgages!). I believe we will see some inflation in the order of 3% to 5% in the coming 24 to 36 months, yet the interest rates won’t be enabled to bring it down. We had a similar case in the early 2010’s when we had a mis-match of demand and supply of goods, and inflation spiked to 5%, before returning back to its long term 2% average quite quickly thereafter.

The Chancellor will also encourage some inflation to reduce the ‘real’ cost of the Billions he has borrowed because of the pandemic, yet won’t want to see interest rates increase to take the cost of the borrowing upwards.

If you are considering moving home or buying/selling a buy-to-let property in Warrington in the next 12 to 18 months, and want a chat about your options, don’t hesitate to drop me a line.

Finally, these are interesting times ahead – I would love your thoughts on this matter. Please do share them in the comments.

If you are looking for an agent that is well established, professional and communicative, whether you’re buying, selling or looking for an investment opportunity, then contact us to find out how we can get the best out of the Warrington property market.

Email me on manoj@hamletwarrington.co.uk or call on 01925 235 338 – we are based on the Warrington Business Park, Long Lane, WA2 8TX. There is plenty of free parking and the kettle is always on.

Don't forget to visit the links below to view back dated deals and Warrington Property News.

CLICK HERE TO FIND OUT HOW MUCH YOUR WARRINGTON HOME IS WORTH FOR FREE
Hamlet Homes Warrington, your local Estate Agent
Follow my Warrington Property Market Blog
Hamlet Homes Warrington LinkedIn Page
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7 Tips for a Smooth House Move With Children

 You’ve been looking at houses, dealing with potential buyers, managing the purchase of your new home in Warrington and selling your old place, and now it’s finally setting in that a big move is coming. Even if you’ve found your dream home in the perfect area, the whole experience can still be stressful, especially when you’re moving home with children.

Uprooting your life might make sense to you, whether it’s for a new career opportunity, to be closer to family, or for a necessary lifestyle change. Your kids, however, may not be as understanding, since everything they know and are comfortable with is about to change. But, the process of moving with children doesn’t need to be a nightmare for the whole family. There are a few tips you can use to help the move go as smoothly as possible.

Tell Your Children As Soon As Possible

Some parenting experts recommend telling your children as soon as you can. It may be difficult to hide for very long anyway, as you’ll most likely have potential buyers popping in and out of your house, and your children will pick up on the fact that something is going on. You don’t want to hide anything from them because that will only add to the stress for all of you, so tell them early to help them feel included. If they’re up for it, you could also involve them and make it more exciting by letting them help choose the new house and plan what they want to take with them. However, some experts recommend only telling them a month before the move, as it gives them enough time to prepare but not too much time so that they ponder on it for too long. Whatever you decide, make sure to keep them informed and feel as though they’re being involved, even if the decision to move was your own.

Allow Them to Get Upset

It may be heartbreaking to watch, but when your children cry or throw tantrums, you need to remember this kind of reaction is normal and to let them be upset. Their entire lives are changing, and the move may be separating them from friends, beloved family members like grandparents, or a childminder they have known their whole lives. Be understanding rather than angry that they aren’t accepting the changes right away. Each child is different and accepts change at their own pace, but it usually takes around six months for kids to get comfortable with their new life in a new place.

Talk About What Will Remain the Same

With so much change happening, the stress can be overwhelming for your kids. Instead of focusing on what’s going to be different, remind them of everything that will stay the same. Their rooms may be different, but all their belongings will be the same. Their school may be different, but all their after-school activities will stay the same. It may still be hard for them to focus on what’s the same, so do your best to remind them as much as you can.

Keep Your Old Routines

Just because you’re in a new place, it doesn’t mean your old routines should change. Remember, you need to keep some aspects of your old life constant for your children to help them adjust, and one great way of doing that is to keep at-home routines going. If you have a family game night, keep that consistent. If they have specific after-school routines, make sure to follow them as best you can, even if some aspects change slightly.

Get Everyone Ready

Don’t let moving day sneak up on you unprepared! Starting the moving process as early as possible will help avoid a last-minute rush to pack and clean and will make your whole family feel prepared. It’s also helpful to make a ‘moving week plan’ with your family, down to the last detail, including what meals you’ll eat and where, who will be travelling in which car, and which belongings they can bring for the car journey. It’s also useful to pack an overnight bag for everyone for both the last night in your old home and the first night in your new one, so you don’t have to worry about immediately unpacking after a long day when you get in.

Have ‘To Do’ Lists

If your kids are old enough to handle simple jobs, create to-do lists for them to help them feel included and get some of the easier tasks off your own list. They can help with packing up their own belongings into colour-coded boxes or help with cleaning. If you have a to-do list, and they have one as well, it will feel like you’re all in this together.

Let Your Children Voice Their Opinions

Giving your kids a say in the entire moving and packing process will help them feel like they have more stability and control over the changes in their environment. Ask them what their opinions are about things like what to pack and how to decorate their new rooms, but also make sure that they feel heard and considered.

But, it’s not enough to just ask – you must also follow through and listen in order to make them feel comfortable and to ensure your move with children is as smooth as possible.

For helpful advice on all aspects of moving home, contact our friendly team at Hamlet Homes Warrington and we will be delighted to help. You can call us on 01925 235 338 or drop into our office.

If you are looking for an agent that is well established, professional and communicative, whether you’re buying, selling or looking for an investment opportunity, then contact us to find out how we can get the best out of the Warrington property market.

Email me on manoj@hamletwarrington.co.uk or call on 01925 235 338 – we are based on the Warrington Business Park, Long Lane, WA2 8TX. There is plenty of free parking and the kettle is always on.

Don't forget to visit the links below to view back dated deals and Warrington Property News.

CLICK HERE TO FIND OUT HOW MUCH YOUR WARRINGTON HOME IS WORTH FOR FREE
Hamlet Homes Warrington, your local Estate Agent
Follow my Warrington Property Market Blog
Hamlet Homes Warrington LinkedIn Page
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A Quick Guide to Purchasing a Buy To Let Property in Warrington

 

If you’re considering becoming a landlord, there are many elements to consider and understand before you purchase a property. The process of buying a buy-to-let property differs compared to buying a residential property that you will live in yourself, so it’s good to know what exactly to expect. Of course, it’s a long-term investment that shouldn’t be made in haste, so if you’re reading this, you are probably looking for the right kind of information.

Our team at Hamlet Homes Warrington are experts in buy-to-let advice, so here is our straight forward guide to purchasing a buy-to-let property in Warrington.

What is buy-to-let?

First things first, the basics: buy-to-let is a property that is specifically purchased with the intention to rent it out to tenants. It’s an investment property that can generate a monthly income, as long as the rent being charged is higher than the monthly buy-to-let mortgage payments.

A buy-to-let mortgage is different to a residential mortgage, and if you can’t afford to simply buy the property outright, you will need to apply for one. When applying for a standard mortgage, your income is taken into consideration, whereas with a buy-to-let loan, the lender considers the potential rental income as your primary income source, and considers your personal income as secondary. The interest rates tend to be lower, but they have larger upfront fees, so keep that in mind. Moreover, deposits on buy-to-let mortgages are also typically larger than the deposit needed for a standard mortgage, so expect to put down at least 25% more than you normally would.

What kind of buy-to-let property should you buy?

The right property is important and can include factors such as the location in proximity to amenities and transport, as well as the neighbourhood and the demand in the area. Much like when you’re searching for your own place to live, you should ensure you do adequate research into the area you want your buy-to-let property to be located in.

Consider what kind of tenant you want to target and include that in your research. If you’re trying to rent to families, your best bet is to find a property in the suburbs close to good schools. If you want to rent to students, a property near a university and good but cheap restaurants and nightlife is key. Keep in mind, the type of tenants you have renting from you can affect your mortgage, as many lenders have restrictions on student rentals, for example.

Do you need buy-to-let insurance?

The short answer is yes; you should have buy-to-let insurance (also known as landlord insurance). It gives you coverage for the building and the contents inside and any landlord liabilities.

Building insurance is often required by your mortgage lender in order to secure a loan and will compensate you if your property is destroyed or damaged. This will cover the repairs or rebuilding costs so you don’t have to pay huge expenses out of pocket.

Contents insurance will cover any furniture inside the property. It’s a smart idea to get contents insurance even if your buy-to-let property is unfurnished because you can choose what level of cover you require, and it can protect any curtains, carpets, and other furnishings that essentially come with your property between tenants. If you choose to rent your property unfurnished, your tenants will be responsible for their own contents insurance when they move in.

Landlord liability is mostly your choice, but if you’re renting to students, for example, there may be a minimum level required. This covers you for any injuries or deaths of any tenants or visitors in your property.

Do you need to use a letting agent?

This answer is dependent on the budget you’re working with and the level of involvement you wish to have with your buy-to-let property. If you want to be a very hands-on landlord, you may not want to go through a letting agent or agency, but if you would rather take a more hands-off approach, it is a good idea to enlist the help of a professional, experienced lettings agency.

Letting agents like us will help you carry out credit checks on your potential tenants, help you come up with a letting contract, chase late rental payments for you, help with any maintenance on site that needs to be done, and assist with mandatory safety and efficiency checks for gas and energy.

The fees to work with a letting agent typically include paying an ongoing fee to manage the property which varies, so it’s always best to speak with your chosen letting agent to get a complete idea of costs .

Generally, utilising the services of a letting agent can take a big burden off your shoulders if you are a budding landlord!

For professional advice on purchasing a buy-to-let property in Warrington, contact our expert team at Hamlet Homes Warrington on 01925 235 338 or email manoj@hamletwarrington.co.uk.

If you are looking for an agent that is well established, professional and communicative, whether you’re buying, selling or looking for an investment opportunity, then contact us to find out how we can get the best out of the Warrington property market.

Email me on manoj@hamletwarrington.co.uk or call on 01925 235 338 – we are based on the Warrington Business Park, Long Lane, WA2 8TX. There is plenty of free parking and the kettle is always on.

Don't forget to visit the links below to view back dated deals and Warrington Property News.

CLICK HERE TO FIND OUT HOW MUCH YOUR WARRINGTON HOME IS WORTH FOR FREE
Hamlet Homes Warrington, your local Estate Agent
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Small is Beautiful: Tiny Room Ideas

 

Just because a room is small, it doesn’t mean it can’t be stylish or practical. Many people have homes that are smaller than average, or rooms that are tiny or an awkward shape, yet these spaces can soon be transformed into a comfortable, Instagrammable space.

Here are some tips when decorating or furnishing a tiny room.

Draw Up A Floor plan

Once you’re standing in the room, it can be difficult to find a way to make everything fit. One way you can design a room is to draw up a floor plan, then measure your furniture and see where it might fit. This can also help you decide what’s essential in the room and which pieces you can do without.

Find Furniture with Hidden Storage

When you furnish a tiny room, smaller pieces are always going to work better, for example, cuddle couches rather than three-piece suites. Even better, look for furniture that has hidden storage, as this will make it much easier to organise your room. Stores such as IKEA are good for finding storage solutions, and they sell bed bases with fitted wardrobes or chests of drawers. While you may not have used one since you were a child, cabin beds are also very handy in small rooms, as lifting your bed off the floor gives you plenty of extra space. Some beds open up to reveal hidden storage, which can be useful for storing spare sheets, shoes, or even books. You can also find sofa beds that include ottomans, which allow you to store your duvet and pillows during the day.

Save Your Floor Space Where Possible

The problem with tiny rooms is that you often have to go through an obstacle course to get around them. Any floor space that you can save will make the room feel more spacious and make it more practical to use. Avoid things like bookcases and big wardrobes, opting for shelves and hanging rails instead. In very small spaces, you may even want to look for solutions such as a pull down bed, which will fold into the wall when you’re not using it.

Keep Things Simple

If a room is tiny, then nothing is going to make it huge and spacious, but you can make the most of the space by keeping things simple. Choose neutral colours with a few pops of pattern or colour to draw the eye in. If you think neutral looks too plain, then add some textures in similar tones, which will give the room a luxe look.

Use Light and Mirrors

Mirrors are convenient in small rooms, as they fool the eye into thinking the room is bigger. Light is also very important. Never block a window, even partially, as this will make a room feel gloomy and claustrophobic. You should also make sure the room is well-lit, but don’t use huge light fittings or floor lamps. Wall-mounted lights take up less space, and up-lighters can draw the eye upwards.

Choose the Right Shape Furniture

Tiny rooms are often awkwardly shaped, so you need to find furniture that fits into the room nicely. For example, if you have an area with a sloped ceiling, find an L-shaped corner sofa that fits into that nook and create a living area. If your room is long and thin, place a sofa that fits snugly into the width of the room, which will make it feel wider. While it may sound expensive, bespoke furniture can be a good solution for tiny rooms, as it allows you to design something functional and just the right size. Look online for some furniture designers in your location, and you may be surprised that they’re not as pricey as you think.

Switch Rooms Round

When you move into a house, don’t feel like you have to keep the same layout as the previous tenants or owners. If a bedroom is far too small, for example, you may want to turn the dining room into a spare bedroom, then have a combined kitchen/diner. Tiny rooms often work better for nurseries, home offices, and spare bedrooms, rather than somewhere like a living room or adult bedroom, so think about switching around if possible.

A tiny room doesn’t have to compromise on style. Many people now live in smaller homes and have less space, so many new design solutions have been created to help. From adding storage space to removing bulky furniture, there are many ways to make a small space work efficiently for you.

For no-obligation advice on buying or selling a home in Warrington please contact our expert property team at Hamlet Homes Warrington on 01925 235 338 or call in and see us. We look forward to seeing you.

If you are looking for an agent that is well established, professional and communicative, whether you’re buying, selling or looking for an investment opportunity, then contact us to find out how we can get the best out of the Warrington property market.

Email me on manoj@hamletwarrington.co.uk or call on 01925 235 338 – we are based on the Warrington Business Park, Long Lane, WA2 8TX. There is plenty of free parking and the kettle is always on.

Don't forget to visit the links below to view back dated deals and Warrington Property News.

CLICK HERE TO FIND OUT HOW MUCH YOUR WARRINGTON HOME IS WORTH FOR FREE
Hamlet Homes Warrington, your local Estate Agent
Follow my Warrington Property Market Blog
Hamlet Homes Warrington LinkedIn Page
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5 Things That Could be Making Your House in Warrington Harder to Sell!

 

If you’re looking to sell your house in Warrington, the chances are you’ll want to do it pretty swiftly, especially if you’ve already got one eye on your next property.

Selling up can be a lengthy process at the best of times, so you don’t want to give buyers any extra reasons to delay the purchase.

Unfortunately, without realising it, you may be making your property harder to sell. So, with this in mind, here are five things that make your house harder to sell, along with the solutions so that you can sell your house faster!

The Problem: Too Much Clutter
There’s a fine line between a house that’s ‘lived in’ and loved and one that’s a complete mess! While potential buyers are unlikely to be put off by a few magazines on the coffee table, having a living room that’s sprawling with toys and games all over the floor or an understairs cupboard stuffed to the brim won’t give potential buyers a good first impression.

The Solution:
To avoid this issue, use your house move as an opportunity to declutter. You can list some items on an online auction site such as eBay to make some extra cash and use it to furnish your new home, or simply donate some of your old belongings to a local charity shop.

And if you decide that you can’t let any of your belongings go, then just make sure the house is tidy and well-presented before any viewings. Put away anything that’s making the house look untidy, either in storage or neatly in a garage, shed or cupboard.

Lastly, although it’s a good idea to declutter, don’t fall into the trap of removing all your personal items. Viewers will want to imagine themselves living in the property, so seeing a few family pictures and keepsakes around the house is more likely to leave a positive impression than a completely generic house with no personality.

The Problem: Poor Maintenance
It’s easy to put off odd jobs until they become absolute priorities, like replacing a missing lightbulb, fixing a broken fence, or getting the boiler serviced annually.

However, when it comes to selling your property, these are all things that potential buyers will notice and ask questions about. Therefore, it’s worth spending just a little bit of time and money to bring everything up to scratch.

The majority of buyers are looking for a home they can move into straight away, without having to make major changes immediately, such as getting a new boiler or having a new fence installed.

The Solution:
Before your estate agent books any viewings, make sure that everything is ship-shape and in good working order. Get your boiler serviced, check your taps, showers and central heating. Give your garden the once over and don’t forget to clear debris from gutters.

The Problem: Bad Odours
Most homes have a certain smell to them and in most cases it’s very unlikely to put visitors off, however if you’re a heavy smoker, cook pungent foods or have pets that cause a strong smell in your house, then this can be off-putting.

The Solution:
The simplest solution to this problem is to make sure the house is clean and well aired before any viewings.

Make sure you’ve cleared up any pet droppings and leave windows open to allow fresh air in. A scented candle lit for half an hour before viewings will also help to remove any strong odours.

The Problem: It’s overpriced
It’s perfectly understandable that you want to achieve the highest possible price for your house, but it’s important to be realistic too.

A good estate agent will be able to give you the price range that you should be looking for, but bear in mind if your house isn’t selling, you may need to accept an offer closer to the lower end of that range than the top.

The Solution:
In order to get the full asking price or as close to it as possible, make sure your house is well maintained and everything is in good working order.

A faulty boiler or peeling paint on the walls can unwittingly encourage buyers to put in a much lower offer than you’re looking for, so getting a few small jobs done, such as an annual boiler service and giving the walls a fresh lick of paint could make a big difference when it comes to getting your asking price.

You should be prepared to be flexible on the asking price, particularly if you’re looking for a quick sale, and be realistic about how much you’re willing to accept.

The Problem: Poor ‘kerb appeal’
Kerb appeal is essentially the first thing a potential buyer sees when they look at your property from the outside, so as with everything in this list, first impressions count.

If you’ve got an overgrown front garden and dirty wheelie bins permanently on display, it could deter some buyers before they even set foot inside.

The Solution:
As a bare minimum, make sure your wheelie bins are clean and tucked away, any weeds have been dug up, and grass has been cut.

And you can even go a step further, by adding some hanging baskets or pot plants. Be creative.

For no obligation advice on buying or selling your home in Warrington please contact our expert property team at Hamlet Homes Warrington on 01925 235 338. We look forward to assisting you.

If you are looking for an agent that is well established, professional and communicative, whether you’re buying, selling or looking for an investment opportunity, then contact us to find out how we can get the best out of the Warrington property market.

Email me on manoj@hamletwarrington.co.uk or call on 01925 235 338 – we are based on the Warrington Business Park, Long Lane, WA2 8TX. There is plenty of free parking and the kettle is always on.

Don't forget to visit the links below to view back dated deals and Warrington Property News.

CLICK HERE TO FIND OUT HOW MUCH YOUR WARRINGTON HOME IS WORTH FOR FREE
Hamlet Homes Warrington, your local Estate Agent
Follow my Warrington Property Market Blog
Hamlet Homes Warrington LinkedIn Page
Hamlet Homes Estate Agents Warrington Facebook Page
Hamlet Homes Estate Agents Warrington Twitter Page