Get to know #Spencer's People! This is Tom! #lettings #Sheffield #hero

1)      Who would you like to share a pint with, either dead or alive?
Louis Theroux and Karl Pilkington.

2)      What is the most embarrassing thing you have done?
Whilst I was at University, I somehow slept walked across campus and ended up in the library in just my boxer shorts and t-shirt. Because I had locked myself out of my room, I had to climb through some randomers window to get back into the building as well. Quite a sight I imagine for all concerned!

3)      What is your Guilty Pleasures?
Horrible Histories (a program on CBBC) and I am quietly fond of Made in Chelsea.

4)      Who is your sporting hero?
AP McCoy – these jump jockeys are incredibly tough and to ride 4300+ winners is something that will not be topped in my lifetime. An unbelievable achievement for someone who has broken every single bone in his body at some point in his career! Made being a jockey look easy. Unbelievable attitude and drive in becoming the best.

5)      Favourite Musical Artist + Film?
Tough one – I would probably opt for The Smiths, but with an honourable mention to The Stone Roses, The Streets and Oasis.  As for film, I would say Dead Man Shoes.

6)      What is your biggest fear?
Balloons. I cannot stand the things. I have to leave the room if someone starts to play with them in front of me. The fear of it randomly popping is too much for me to cope with. I also have a huge hatred for the smell of bleach and feeling dizzy (both alcohol and non-alcohol induced).

7)      What would you sing on a Karaoke night?
I would probably pretend I was Noel Gallagher and sing Don’t Look Back in Anger.

8)      Have you ever had a nickname?
At University, I was called “Asbo”. My second name is Aspinal and I am probably the last person who would ever get an actual “Asbo” so it was quite an ironic one and just stuck. However, being introduced to parents and other people I did not know as “Asbo” might not have given the greatest first impression!

9)      List two pet peeves.
Slow walking pedestrians who walk in front of me & people who put milk in before the hot water when making a brew. 

10)   Do you have any weird celebrity crushes?
Nothing out of the ordinary, but there is something about Alex Polizzi (the hotel inspector) and Lorraine Kelly.

www.spencersestateagents.co.uk 

Avoiding Common Mistakes as a #Property Landlord - #Spencer. #Sheffield

Property Management Avoiding Common Mistakes.

Owning a property and renting it out is a challenge in itself, with the amount of time and effort that needs to go into advertising, viewings and then there’s the management side once a tenant moves in, not to mention all of the additional legal and regulatory processes that need to be followed.  Landlords have a lot to think about.

A good Managing Agent should take care of all of the legal obligations on the landlord’s behalf.  However, landlords should also make sure that they maintain a good relationship with their tenants, as happy tenants will generally pay their rent on time and look after the property.

A few common mistakes that landlords make which can upset their tenants, leading to future unnecessary problems are,

Ignoring property maintenance issues, as a landlord, it is your responsibility to ensure that the fundamental utilities of the property are maintained to a good standard. For example faulty heating or water leaks etc. are up to a landlord to repair and it can be annoying for tenants if landlords take too long to fix these problems.  Not only can this cause friction in the  relationship with the tenant, it can also cause the property to deteriorate, by not repairing the leak can cause bigger problems in the long run, leading to greater costs and at worst can even make the property uninhabitable for a period of time, potentially resulting in a loss of rental income.   If the property management issue is an emergency i.e. it relates to heating, plumbing, gas or electric it is useful to have some type of Home Emergency Cover in place to help with the cost of repairs. 

Not allowing tenants a bit of flexibility, whilst landlords should ensure that the relationship with their tenant remains professional at all times, it is also good to remember that they are also people who are using your property as their home.  As such, offering a bit of flexibility when it comes to decorating etc. This can go a long way in making tenants happy.  It can also add value to your property by increasing the rents if it is modern/desirable for future tenants.

Having the wrong insurance, Standard home insurance is not designed for landlords or rental properties, landlords will need to take out specific landlord insurances that cover their needs.  Specialist buy-to-let insurances can cover buildings and contents policies, as well as public liability insurance is needed as well, which allows a landlord to be covered against all possibilities of claims.  Landlords can also take out rent guarantee insurance, which can cover unpaid rent if a tenant fails to make their rent payments and remains in the property, along with the cost of issuing notices and court costs etc.

Not familiar with property management & legal requirements, Many landlords choose not to use a managing agent, which can save money in the short term, but often leads to greater costs in the long run, in terms of time and resources as well as financial. By having a good managing agent dealing with the administration and legal obligations the landlord can take a back seat focusing on enjoying the monthly rent coming in.

To speak to Spencer about renting your property, please call us on 0114 268 3682 or have a look through our website: Spencer

Thank you! Spencers Agents #Sheffield - #spencer #wearespencer #estateagentblog

THANK YOU!

Estate agents get a bad reputation. We know that we are not a loved profession but at Spencer, we work hard as a team to change that perception and give people the experience that they deserve from day one to completion and beyond. Be that as a seller, buyer, landlord, tenant, contractor or solicitor, we want you to want to speak to us and to work with us again!

As an established, focused, family run business we pride ourselves on our personal service and that’s reflected by the number of thank you cards & presents that we receive and the reviews that are posted on Facebook and Google.

So many clients come back to us again & again or recommend us to their friends and family, and for that we THANK YOU for supporting us.

#wearespencer  

Tenant Fee Ban - #Blog by Lynn Braha of Spencer's Estate Agents #Sheffield S11

Agency fee ban!

Lynn Braha talks about the tenant reference fee ban that has been suggested. Lynn is a Senior Lettings Manager at Spencer, here on Ecclesall Road, Sheffield.

"How are things going to change you ask? I say for the worse. I’m not convinced this is going to help anyone. 

"The ban is meant to help people afford to rent in the private sector, or so they say but this is debatable. In my opinion part of the problem comes from local councils selling off the bulk of their housing stock and leaving them with less social housing stock for people on a low income. 

"The main suggestion to counter the fee ban is higher agency fees being charged to landlords for tenant finding and property management, in effect the landlords will pay the tenants agency fees instead, but this will no doubt encourage landlords to increase rents to cover this and so in the end it will be tenants who ultimately pay, as rents will go up overall and tenants could be having to pay what they cannot realistically afford.

"Landlords may also stop accepting people on housing benefit, as the rates will not cover the increased rents.  This will cause an increase in homelessness and so defeating the objective.

"Another suggestion is tenants will be expected to pay the whole tenancy rent in advance to reduce the risk to landlords again making it more difficult for people on a low income.

"How is this helping people in the long term, yes it will get them into a rented property initially but will they be able to afford to sustain it?

"In my opinion the fee ban is not the answer, a cap on these fees would have been a better solution.

"Maybe if the government had a register where agents can register bad tenants minimising the checks that agents need to do to reference potential tenants.

"Only time will tell if this idea is going to work, watch this space!"

If landlords want to talk to us about their investment property or properties we are happy to help. Call us on 0114 268 3682 or email rent@spencersestateagents.co.uk to arrange to meet up on Ecclesall Road. 

FIRE! Smoke Alarms are ESSENTIAL! Please read! #Spencer #Sheffield

Fire! Fire!!

Now, I know everyone bangs on about health & safety and there are more regulations than you can shake a stick at when it comes to rental properties and building work, but let me tell you… now I know why.

Growing up, smoke alarms were seen as a nuisance in our house so we didn’t have any. When we had an extension on our family home, regulations meant that we had to have hard wired smoke alarms fitted throughout the house. I’ll be honest, I wasn’t overly keen on the idea; what if they go off randomly in the middle of the night in a power cut and wake the kids up? Do we really need them in so many rooms? What a nuisance!

Until last weekend when they worked and showed me how important they really are…

Just before midnight we were woken by an almighty shrill throughout the house and after a moment of bewilderment we ran through the house and finally got to the kitchen to find a room full of smoke and a pan on fire. I had gone to bed and not turned the gas hob off. My amazing partner managed to get the pan out of the house so there was minimal damage and the wonderful South Yorkshire Fire & Rescue were there in a matter of minutes too. They checked everything was out, got rid of the smoke, chatted to the kids and looked after my partner having had inhaled rather a lot of smoke. I cannot praise them enough. Despite it being my entire fault they were friendly, helpful and so kind. Not once did they tell me off, thankfully.

So a few hours later once the kids were finally in bed and we’d calmed down, I realised how important the smoke alarms were. What could have happened, especially to the kids, doesn’t really bear thinking about… it might be a pain testing smoke alarms or even getting them fitted in the first place but please do remember why they’re there. They are SO important!! 

www.spencersestateagents.co.uk 

Does your agent charge hidden repair commission? WE DO NOT @spencersagents #sheffield

A More Ethical Approach to Property Management

When considering revenue streams and remuneration structures in property management, quality agents will ensure that any put in place support an ethical business culture. An area where this falters in the property management industry is the commission policies on general repairs and maintenance. Some large and well-known agents set company targets for achieving a level of commission income in this area. This creates the conditions for unethical approaches which every agency should seek to rule out.

Take a typical contract which endows the managing agent to undertake any repairs under the value of £300 at their discretion. The managing agent has three different but reliable and well-reviewed contractors on their books who can carry out the works:

·         Contractor A will charge £200.00

·         Contractor B will charge £250.00

·         Contractor C will charge £275.00

It is clear to see that where discretion is permitted the conditions of a commission target would bias the agent towards instructing Contractor C. After all, their contractual obligations are satisfied and another step is taken towards achieving their target income. However this clearly isn’t in the best interests of the client given that they are paying unnecessary costs of works which the agent can have carried out more costs effectively. It is also clear from the above example that although an agents fees may be clear in their contract, this will not shed any light on their internal targets & remuneration structures and the type of decision making they may influence.

Some agents may jump on the archaic view that this approach is perfectly ethical given that it meets all contractual obligations whilst contributing to the company’s bottom line. However ethics begins where the law (or contractual obligations) end. In this scenario it should begin when the agent is considering which instruction is in the best overall interests of the client and, all other things being equal, it is not in the best interests of the client that they incur unnecessary costs. An agent’s claim that it helped them meet their commission target would not break any ice with the paying property owner. It may be argued that such companies can put measures in place to offset the risk such as checks to ensure the most cost effective option was taken. This is not an efficient or effective means of achieving goals for any agency committed to an integrated ethical culture throughout its business.

We at Spencer are committed to encouraging just such a culture and understand that this means meeting maintenance costings with a healthy questioning attitude, free of any general maintenance fees or commissions. This approach works in the client’s best interest by providing practical and cost effective courses of action with an unbiased view of which to take. This is in contrast with the above approach aimed at achieving the highest level of commission in the quickest possible time regardless of whether it really is in the best interests of client.

At a time when agencies income streams are being squeezed it is likely that the types of commission and remuneration mentioned above will be drawn on as a way to bolster revenue. So, when seeking out a quality agent it is worth looking beyond the fees outlined in their contract and asking questions about the practices the company may have in place to achieve their targets. Their answers may shed light on whether their approaches are actually consistent with the interests of their clients and the true costs of their property management.

Speak to Spencer about our ethical stance on zero commission on any repairs on 0114 268 3682

rent@spencersestateagents.co.uk 

www.spencersestateagents.co.uk 

Christmas Greetings from Spencer! #openinghours #sheffield

Christmas Greetings from Spencer!

Although we will be closed for a few days over the Christmas period please continue to contact us as we will be open between Christmas & New Year for viewings and to agree a sale or two!

If you need us, our opening hours over Christmas are…

Saturday 23^rd – Open 8.45am – 1pm

Christmas Eve – CLOSED

Christmas Day – CLOSED

Boxing Day – CLOSED

Wednesday 27^th – Open 10am – 3pm

Thursday 28^th – Open 10am – 3pm

Friday 29^th – Open 10am – 3pm

Saturday 30^th - Open 8.45am – 1pm

New Years Eve – CLOSED

New Years Day – CLOSED

Tuesday 2^nd January – Open as usual

If you are one of our tenants we will be sending out an email confirming who to speak to in our absence.

Merry Christmas everyone!

Buy off market, market off market! Don't miss out! #Spencer #Sheffield #Estateagent

Are you missing out on properties by not talking to the local estate agents? 

We regularly speak to people who are gutted that they have missed out on a property and yet don't want to be put on our mailing list because they search Rightmove & Zoopla regularly or get alerts from them. 

What a mistake!

If you register with us not only do we send an email out to our applicants first when a house comes to market, we also send out a seasonal newsletter about the Sheffield housing market including houses which are coming soon and let people know about properties that are not being actively marketed online. Recently we dealt with a £1.5 million stunner of a house but we hadn't even taken the photos, let alone put it online, when it sold! This is because we know a handful of people looking for their perfect home at that price bracket so we called them, booked in viewings for them and then worked with the buyers, sellers & solicitors to get the sale through to exchange of contracts & completion.  

This isn't just the case for private buyers but for developers too. We regularly get calls from sellers of blocks of apartments, land, and tenanted properties that they want to sell without the hassle of tons of viewings... you could be missing out on a great investment opportunity if we don't already have your details. 

If you'd like to register, it takes two minutes to call and speak to one of the lovely members of the Spencer team to register your details and to be added to the mailing list so give us a call on 0114 2683682 in office hours or email your details to us at Sales@SpencersEstateAgents.co.uk and make sure you don't miss out on your dream home! 

Don't forget to check us out on social media, you'll be the first to know about new houses and lust over some amazing interiors too. 

www.spencersestateagents.co.uk 

Renting can be scary! NOT with Spencer. #Sheffield

Renting can be scary!

Here at Spencer we specialise in helping first time renters. It can be a very daunting moving into your first home or even moving from an owned property in to a rental property but we are here to help. We talk tenants through every step of the way making it as stress free and as clear as possible. We offer a ‘hand held’ service to anyone one who needs one.

Here are a few bits of information you may find helpful.

Once you have decided you are wanting to rent a property you now need to decide:

How long do you want the tenancy for? We usually suggest 6 or 12 months to start with (6 months being our minimum)

What can you afford? The letting agent or landlord should be able to advise what you can afford monthly.

Decide which area you would like to rent in

How many bedrooms?

Are you wanting it furnished or unfurnished?

Do you have pets?

Most letting agents insist that people view a property prior to taking an application and we are no different. We need to ensure you like the property and have seen it with your own eyes. We understand how important it is to be happy in your home and feel that if you are happy then you are able to deal with the rest!

Read up on who you are potentially going to be letting the property through and look out for landlords who belong to an accreditation scheme. You may find a fantastic property to rent however the letting agent or landlord could be dreadful and not look after you whilst you are in there. Always read reviews! We are licenced and audited by ARLA, part of Property Mark who are the most notable in the industry.

Check all fees before you agree to anything. Some companies have hidden fees for example: tenancy renewal agreement fees, check in and out fees.  By law, a breakdown of all fees should be clearly visible to you in the letting agent’s office and on their website.

Please ensure you have the correct documentation ready when applying for a property. Landlords and agents will want to confirm your identity, immigration status, credit history and employment status. They will want to see your passport and visa and /or residence permit (if you have one).  Also if you have bad credit history please declare it at this point so we can advise the best way to get you through the referencing, it doesn’t mean that you will fail the referencing if you are on top of any previous debt.

Also Check which government scheme your deposit will be registered with throughout the duration of the tenancy. This must be done by law and will protect you.

When moving in to a property please ensure you have from your landlord or letting agent (as a minimum):

Copy of the signed tenancy agreement

Copy of the most recent How to Rent Guide

Valid Gas Safety Certificate (if gas in the property)

Deposit protection information

Copy of the Energy Performance Certificate

A detailed inventory with photos. If you are not supplied with an inventory by the agent or landlord, please do your own inventory along with photos with dates and times on.  This is to protect you at the end of the tenancy.

Never be too scared to ask questions or query things you are unsure about.  Everything should be very clear for you to understand. If you wish to discuss renting any of our properties or would like us to rent out your property, please contact the office on 0114 2683682, email rent@spencersesateagents.co.uk or pop in to the office based on Ecclesall Road.

Zoe Addenbrooke, Spencer The Estate Agent, 469 Ecclesall Road, Sheffield S11 8PP

Don’t let the damp drag you down

As the temperature fall during the winter months, we start to feel the cold more and this brings our attention to the damp and condensation issues that are lurking in our homes.

Condensation is perhaps the most common form of dampness that can appear in your property and can cause wallpaper to peel, damp patches to appear on walls and a build-up of moisture on your windows. Left untreated the condensation can create mould growth which can be potentially harmful and lead to serious health issues and breathing difficulties.

Mould spores are known allergens and have been attributed to being a trigger for asthma and allergies, dust allergy and hay fever. Fungal colonies also release ‘volites,’ a type of gas that’s associated with headaches, nausea and fatigue. If you believe your home is already suffering from damp or condensation problems, then you’ll need to get it sorted quickly.

The increased evidence of condensation in today’s buildings is the direct result of changes in modern living conditions, which have led to warmer and more comfortable rooms. These modern aids to home comfort have created rooms which are warmer but which often have less ventilation and fewer air changes.

As we spend more time indoors and make our property more energy efficient the build-up of moisture and humidity levels increase.

In fact, four people living in a 3-bedroom property would create 112 pints of moisture a week from just breathing, cooking, showering and boiling the kettle.

So how can you reduce condensation in your home?

1. Put lids on saucepans when you boil or steam vegetables

2. Use an extractor fan when you bath or shower or open the window for 5 minutes afterwards.

3. When cooking, boiling a kettle, taking a shower or bath, ensure that your kitchen or bathroom door are kept closed to prevent steam going into colder rooms which will cause condensation to form.

4. If you don’t have an extractor fan in your bathroom or kitchen, then make sure that you wipe down the surfaces in the bathroom and kitchen when you have been cooking or taking a shower to remove any moisture that has settled on the surface. This excess moisture that sits on the surface will quickly turn to mould which is difficult to completely remove.

5. Adequate ventilation is essential to allow the moisture to escape from a property before it turns into condensation. Installing an energy-efficient extractor fan in the kitchen and bathroom can improve the humidity levels and prevent condensation.

6. Don’t dry washing on radiators, use a clothes horse and put it in a room with an extractor fan.

7. If you have a washing machine or tumble dryer in your property, ensure that it is vented correctly. From just one load of washing two litres of water is emitted into the air.

8. Open doors on built in wardrobes on outside walls and try to avoid clothes and shoes from touching outside walls.

9. Do not overfill your bedroom wardrobes and kitchen cupboards. With lack of ventilation and trapped warm air your overfilled cupboards are a breeding ground for mould as the air is not able to circulate freely inside.

10. Consider buying a dehumidifier

11. Don’t block up any air bricks

12. Don’t let furniture touch outside walls: leave a small gap. Also try to put wardrobes against internal walls in your bedroom which will be less cold than external walls.

13. Warm up your house: Open curtains and blinds during the day to warm rooms up and to prevent moisture being trapped around the windows.

14. Keep gutters clear to make sure water does not spill down your walls

15. Don’t build patios above the damp course.

16. Portable gas bottles and paraffin heaters produce a lot of moisture, along with a lot of toxic fumes. Not only is this form of heat causing excess condensation in your property, it is also a health and safety hazard and is stated in most tenancy agreements as not allowed in rented flats.

17. If you use a room on a regular basis, such as a living room, open a window slightly to improve the ventilation in the room. Breathing is a major cause of condensation so this will help to improve the ventilation in your property.

8. Many families have house pets and plants which produce moisture. Make sure you cover fish tanks and if you are suffering from excess condensation look to move your plants outdoors.

19. Ensuring an adequate amount of heating in your property will improve the internal temperature of surfaces in the house and reduce the likelihood of condensation.

20. Double glazing, loft insulation and draft proofing will help to reduce the amount of heat that is lost from a property. Installing insulation will help to keep the temperature of the surfaces inside your property high.

   If you do have a damp house, just turning up your heating in the winter will not get rid of condensation. A damp house means damp air, and raising the heating thermostat will only heat up the wet air molecules, rather than raise the room temperature. A room will feel warmer if you are heating dry air.

If you constantly have to wipe condensation off your windows and have a dehumidifier running for lengthy periods of time, then you may want to think about whole house ventilation as a permanent solution to condensation and to improve the air quality indoors for your tenants or family.