What are the most popular properties and areas to live in?

Are you selling an in-demand property-type? Are you looking for a home in a sought-after area? According to a recent Relocation Agent Network survey, the type of property and area that buyers are looking for homes has remained largely unchanged when compared to five years ago.

RAN Mini Logo
Popular Properties
Taken amongst Relocation Agent Network members across England, Scotland and Wales (including us), the survey not only found that two to three bedroom houses were the most in demand in 2015, but they were the most sought-after property in 2010 too.

City Centre Vs. Suburbs
The most popular area-types also remained relatively unchanged over the last five years, with town/city centres and suburban areas taking first and second place for 2010 and 2015. Interestingly however, suburban living was most in demand in 2010, but moved to second place in 2015, with properties in town/city centres taking the top spot.

Thinking of selling?
Ryder & Dutton is a selected member of Relocation Agent Network, who has chosen us as the area’s Local Expert, based on our customer service and a variety of other criteria. Not only does this prove our credentials as one of the area’s leading estate agents, but through our Network membership, we are able to offer sellers a completely unique channel of buyer that no other estate agent in the area can provide. Visit our website HERE to find out more.

Contact us today on 0161 925 3255 to find out more.

Last plot available at Owls Gate in Lees

There is now just one plot remaining at the Owls Gate development in Lees.

HELP TO BUY AVAILABLE – Only 5% deposit needed!

Owls Gate

The final plot available is plot 18, a 3 bedroom semi detached house. Providing accommodation over 3 floors the property briefly comprises of entrance hall, WC, kitchen and lounge to the ground floor. To the first floor is the family bathroom, bedroom 3 and bedroom 2. The second floor comprises of the master bedroom with en-suite.

Externally there parking to the front of the property for 2 cars and to the rear of the property there is a garden and patio area.

Asking Price: £189,950

HELP TO BUY AVAILABLE – Only 5% deposit needed. Contact us to arrange a viewing on 0161 925 3235

Open Viewing at Rochdale Road in Royton

506 Rochdale Road in Royton is holding an open viewing on Saturday 22nd August between 11am and 12pm.

506 Rochdale Rd

506 Rochdale Road in Royton ia a substantial and very deceptively spacious four bedroom end terraced property located with a very popular area of Royton.

The property has been well maintained internally and offers accommodation over three floors which comprises; vestibule, lounge, dining room, kitchen, large cellar area, landing, four bedrooms and bathroom. Yard to the rear with further space beyond which could be changed into a garden or off-road parking area. Offered with no chain. EPC E.

++OPEN VIEWING SATURDAY 22ND AUGUST 2015++

Full details are also available on the website HERE. 

Another Relocation Agent Network Specialist at Ryder and Dutton

Rachel Buckley from Ryder & Dutton is celebrating after becoming an accredited Relocation Agent Specialist.

 The accreditation was awarded by Relocation Agent Network and is achieved by completing a comprehensive online training programme, The Importance of Service.

Rachel Buckley RAN Accreditation

A national network of independent estate agents (of which Ryder & Dutton is a member), Relocation Agent Network introduced the training programme to ensure each of their members provides the very highest customer service to those relocating around the UK.

To be successfully accredited, participants must complete three phases of learning, which begins with four training sessions on the importance of customer service. This is followed by three online seminars covering the Relocation Agent Network Referral Process and how best to help customers who are relocating around the UK. Finally, participants must convert their theoretical learning into a practical skill set by delivering assistance to three relocating customers.

By working with fellow members across England, Scotland and Wales, Relocation Agent Network members provide an exclusive relocation referral service to customers. For those relocating to North East Manchester & West Yorkshire, Ryder & Dutton guides their customers through the daunting task of moving to an unfamiliar location. This includes local area information on schools and amenities, popular neighbourhoods and (of course) finding the right property for them. The introduction of a Relocation Agent Specialist to the Ryder & Dutton team, ensures that this process is made even smoother.

Ryder & Dutton Director Richard Powell said, “We take staff development very seriously and Rachel’s Relocation Agent Network accreditation is a great example of what can be achieved when staff are supported properly to improve their skill set. Of course, having another Relocation Agent Specialist in the team is also great for our relocating customers.”

Relocation Agent Network’s Managing Director, Richard Tucker said, “Selected by us as the best independent estate agent to represent the Network in North East Manchester & West Yorkshire, Ryder & Dutton have proved themselves as the area’s Local Expert. So with the addition of another in-house Relocation Agent Specialist, they have gone one step further to provide relocating buyers and sellers with the very best customer service.”

Preparing Rental Accommodation for the Market

 

If you are looking to rent your property out make sure you follow some simple steps to help secure a tenant as quickly as possible.

House to rent

If you are a landlord of a property you will understand the worry of having void periods between tenants. Having a rental property stood empty for long periods between tenants can be incredibly frustrating, as well as costly.

Here are our top tips to help you find a tenant for your property as quickly as possible.

  1. Clean the property thoroughly

Even when a tenant cleans a property on departure you can often find giving a rental property a thorough spring clean can help smarten the property up and increase its appeal to potential tenants.

  1. Think Practical!

Always remember that a rental property is not your own home so rather than choose furniture and colour schemes that suit you, it’s much better to go for practical and neutral colours and furnishings that will appeal to everyone. Materials that are hard wearing and durable are ideal for rented accommodation.

  1. Check for any urgent repairs

Is there any work that needs to be done on the property? Are there any areas of repair that might put potential tenants off?  It is much better to get any work the property needs completed in between tenants – that way access to the property isn’t a problem, the repairs won’t disrupt your next tenant and a potential tenant will not be put off from applying for the property.

  1. Storage Space

Plenty of storage space can be very appealing to tenants. Ensuring there is somewhere for the iron and ironing board, children’s toys and general storage so make use of any storage space or cupboards that the property has. If there is limited storage space available,  you may want to consider some inexpensive free standing storage.

  1. Don’t forget your gardens

The outside of a property is often the first impression a tenant will have of your property so make sure your gardens are tidy and paths weeded and swept.

When marketing your rental property we will help advise if there is anything that needs to be done at the property to help secure a tenant. Sometimes very small improvements can help save time and money in the long run and help avoid any costly void periods.

Oldham Council Selective Licencing Scheme

Oldham Council has decided to introduce a selective licencing scheme under the Housing Act 2004.

Under this scheme private landlords who rent out a property which falls within the designated area will be required to apply for a licence. This will cost £490 per property and will last for 5 years.

CLICK HERE to see the link that provides access to the Oldham Council website which shows maps of the designated areas and also a street checker. This allows landlords to check if their properties are affected.

At Ryder & Dutton we have already written to our landlords with details of the scheme. There are full details at the end of this blog. However, since we wrote to our landlords the Local Authority has changed the dates on which the licences will be needed. Originally it was for all designated areas from 1st May 2015 but now a phased approach has been adopted. The revised implementation dates are

St Mary’s                                                 1st May 2015

Hathershaw                                            6th July 2015

Waterhead                                              6th July 2015

Hollinwood                                             1st September 2015

Primrose Bank                                        1st September 2015

Coldhurst                                                 1st January 2016

Oldham Edge                                          1st January 2016

Alexandra                                                1st January 2016

In order to apply for a licence a landlord must  complete an application form. These forms are available using this LINK.

Ryder & Dutton have been in discussions with the Local Authority regarding the simplification of the forms and this process has now been completed and the simplified form is available. Please do not contact us for the information required on Parts 2 and 3 of the form as we are unable to provide this directly to you but you need not bother to complete sections 2 and 3 if we are your managing agents.

For clients with properties in the St Marys area we recommend that you now proceed with your applications as soon as possible.

Ryder & Dutton are unable to complete the application form on behalf of landlords as personal information is required. However our managed clients need not complete Parts 2 and 3 of the form as Ryder & Dutton has already supplied all the required information in those sections directly to the Local Authority. Only sections 1. 4 and 5 need to be completed by our landlords.

Where Ryder & Dutton are the managing agents the landlords themselves must be the licence holder. Ryder & Dutton are not prepared to become the licence holder themselves in any circumstances.

Landlords are strongly recommended to read the information that sets out below the additional responsibilities they will now face as the owner of a licenced property in a selective licencing area.

In particular we draw attention to the need to PAT test electrical appliances provided and also importantly the need to have a 5 year certificate of safety for the electrical wiring. A licence will not be refused if such a certificate does not exist but an undertaking to get one must be given and if the Local Authority inspects the property subsequently and such a licence is not in place then the landlord may be liable to a very substantial fine.

Ryder and Dutton are doing our utmost to help make this process as simple as possible and have undertaken to continue to manage properties in these areas on our clients behalf on the same management terms as previously although we do reserve the right to increase our charges should the requirements of the Local Authority become too onerous.

We would also welcome any new landlords who need assistance with their selective licencing arrangements.

Any further queries regarding the scheme can be made to us on 0161 626 6800

Set out below are more details of the scheme.

Selective Licensing Conditions

In these conditions, the term “house” refers to the building or part of a building, which is licensed under Part 3 of the Housing Act 2004.

Housing Act 2004 Mandatory Conditions

Section 90 of the Housing Act 2004 imposes certain mandatory conditions which the Council has no discretion to vary and it gives the Council the power to include such conditions it considers appropriate for regulating the management, use or occupation of the house concerned.

The following five conditions are mandatory conditions imposed by the Act and the Council has no discretion to vary these conditions.

  • A gas safety certificate must be obtained annually and produced to the Council (if there is a gas supply to the house);
  • Electrical appliances and furniture supplied by the landlord must be kept in a safe condition;
  • Smoke alarms must be installed in the house which should be maintained in good working order;
  • The Licence Holder must supply the occupiers of the house with a written statement on the terms of occupation;
  • The Licence Holder must demand references from persons who wish to occupy the house.

In addition to the mandatory conditions outlined above, the Council may attach local conditions. The Council has discretion to vary these conditions with every licence issued; conditions can be added or removed subject to individual circumstances and on appeal. In Oldham, the following local conditions will also apply:-

Local Conditions

  • The House is free from category 1 hazards (this means the house is legally safe to occupy);
  • Any house legally required to have an Energy Performance Certificate (EPC) must have one;
  • An appropriate electrical test certificate for the fixed wiring in the house must be provided at least once every five years and an annual portable appliance test be carried out on any portable appliances supplied by the landlord;
  • Where there’s a gas supply, a suitable carbon monoxide detector must be provided, maintained in good working order and tenants aware of its operation;
  • Occupiers are reminded of their responsibilities for the storage and disposal of household waste; Landlords must ensure the correct bins are at the property at the start of the tenancy and carry out regular checks to ensure refuse is being disposed of correctly;
  • Landlords must keep the property free of pests and carry out any pest proofing and treatment needed;
  • The Licence Holder does not knowingly allow the house to be overcrowded;
  • At the change of tenancy the house and any land associated with it is in a clean and tidy condition with reasonable levels of decoration;
  • The property is kept secure and free from accumulations of refuse during vacant periods;
  • A copy of the licence including the conditions attached, is provided to all tenants;
  • All tenants are provided with contact details including emergency telephone number of the License Holder and if applicable the manager;
  • The Licence Holder and any appointed manager provide up to date contact details (including telephone number) to the Council, so that problems can be swiftly addressed;
  • The Licence Holder takes all possible actions to resolve anti-social behaviour and remove occupiers where there is evidence of criminal activity or serious anti-social behavior.

These conditions will be monitored by the Council during the licence period to ensure they are being complied with. Circumstances behind any breach of the licence conditions will be investigated, and any Licence Holder found to be in breach of the licence conditions can face, upon conviction in a Magistrates court, a fine of up to £5,000. In such circumstances, the Council will then consider whether it is appropriate to revoke the licence and make a Management Order to take over management of the property.

Choosing a Professional Estate Agent

When selecting someone to undertake some work for you, your first instinct is likely to be to seek out a professional to get the job done properly.

Why should selling your home be any different?

When you employ an Estate Agent they are there to guide you through the whole process of selling your home, right from the initial market appraisal to the final day when you hand your keys over to the new owners and embark on the next chapter of your life.

When you are dealing with arguably one of the biggest assets many of us are ever likely to own can you really take the risk when it comes to selecting your estate agent? Not all estate agents are the same and so you should have a strategy for finding an estate agent that will put you and your interests first.

Finding a reputable agent is a key stage in selecting the agent who markets your home.

Ask friends and family for recommendations

An endorsement from friends or family can be a very powerful gauge as to the levels of service you can expect from an agent.

Use allAgents.co.uk to find out what people really say about agents!

AllAgents.co.uk is similar to ‘Trip Advisor’ for estate agents and contains thousands of independent reviews of over 13,000 estate agents. This is a great way of seeing exactly what people say about their agent and Ryder and Dutton are usually found in the top 20 most highly reviewed estate agents.

Look at an agent’s online profile.

Social media has been a huge growth industry for the last few years and Ryder and Dutton have embraced the social evolution. We have a range of social media sites, blogs, newsletters and property videos.  An agent’s social media site can reveal a lot about them. Do they share interesting stories? Provide property related advice? Do they seem approachable? An agent’s online profile also extends to their website. Do you like the presentation of their website? What additional services do they offer? Are the property details well presented? Where will your property be advertised online? You can establish a great deal of information about an agent just by checking their online presence.

Find an agent that belongs to a professional body

It is always advisable to choose an agent that belongs to a professional body, such as The National Association of Estate Agents (NAEA) and ARLA (Association of Residential Lettings Agents), all of which Ryder and Dutton belong to.

The NAEA is committed to raising standards in the industry as a whole and provides a range of qualifications for its members to work towards and all member agents of the NAEA are qualified professionals and must follow the strict guidelines and rules of conduct that the Association sets. This also includes acting in an ethical manner.

Staff Training and Development

Ryder and Dutton invest heavily in the training and development of our staff and looking for an agent with this ethos is a good indication of an agent’s commitment to delivering the highest levels of standards and results, and this can help you find the right agent to work with.

Six of our Branch Managers qualified last year as Assoc RICS with a further 4 Managers enrolled to take the qualification in 2015. We have a further 20 student members enrolled with the NAEA who are in the process of taking their qualifications. The qualifications are awarded by The National Federation of Property Professionals (NFoPP) in a variety of aspects of the business including Sales, Lettings, Auctions and Inventories.

Judge them for yourself!

Part of the role of your agent is to help advise about the asking price of your property and its marketing strategies. The pricing of your home is critical. All sellers want to achieve the best price possible, however over price your property and you risk alienating any potential interested parties. Choosing an agent that can showcase your property to the right audience is vital. Ensure your agent is best placed within your area to connect with the right buyers, and won’t just wait for buyers to come to them. The initial marketing appraisal meeting is an ideal time to meet the estate agent and find out more about them and how they operate.

When you are selecting an agent to market your home remember they are working for you and you should feel confident that they will be proactive and offer advice and guidance for you and your property. For any further advice contact Ryder and Dutton on 0161 925 3255 or alternatively email us at enquiries@ryder-dutton.co.uk.