Ryder and Dutton attend Hathershaw School Careers Day

Ryder and Dutton were invited to attend Hathershaw College’s Careers Fair on 1st July 2015, where we had the opportunity to meet with students and talk to them about the various roles within estate agency.

Hathershaw School Visit

The Careers Fair gave students the opportunity to meet employers from a diverse range of industries, and talk to their representatives about what the working world has to offer.

Ryder and Dutton Estate Agents took a team along to the exhibition including Oldham office Manager Jonathan Fielding, Valuer and Assistant Manager of our Oldham office Sophie Capper and Training Manager Victoria Hindle.

We had some great questions from the students, and we even set them a competition to create their own property advert! We look forward to sharing the results with you when we collect the students work.

Brighten up the exterior of your property to stand out from the crowd

Spring and Summer is a popular time of year to market your property and it is also an ideal time of year to get your gardens and the exterior of your property looking its best to help you stand out from the crowd when marketing your home.

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With so many property searches done online, getting the exterior presentation of your home right can really help you stand out from the crowd by creating the right kerb appeal when marketing your home.

Even if your property is already on the market you can take advantage of the time of year by giving your home a make over and getting some new pictures taken to better show off your property.


Spending some time on the gardens at this time of year can really improve the overall appearance of your home.

Simply by mowing the lawn, cutting back any hedges and overgrown plants, weeding the flower beds and the paving stones can make a property look so much more presentable for very little expenditure, helping ensure your property catches the attention of potential buyers.

Paths and Driveways

Paths and driveways need to be clean and free from weeds and overgrown planting. The last thing you want is for viewers to have to try and squeeze past overgrown hedges to get to your front door.

If you can, have paths, patios and the driveway jet washed. This transforms the look of a property.


Look at any exterior paintwork including any garden fencing to check its in good order. Any faded or peeling paint work is worth re-painting to give it a spruce up and the difference it can make is amazing.

Add a splash of colour

Brighten up your property with a splash of colour by adding a few hanging baskets or free standing pots to your gardens. What’s best is you can take these items with you and utilise them in your next home.

Garage or storage

If you have any rubbish in your gardens, garage or shed then clear this out. Most buyers will want to look in your garage and shed anyway so why not have that clear out now before the viewings start. You want them to see the maximum storage potential.

Open Viewing at Nodgate Cottage, Cragg Road, Chadderton

We have an OPEN VIEWING on SATURDAY 4TH JULY between 12PM-130PM at Nodgate Cottage, Cragg Road in Chadderton.


Having been completely refurbished throughout by the current owners, this beautiful detached cottage is situated in a semi rural yet convenient location, surrounded by delightful local countryside.

Sold with 1/2 acre of agricultural land close to the property where the current owners park.

Only appreciated during an internal inspection, the accommodation on offer briefly comprises Lounge, Family Room, large Breakfast Kitchen, Utility with Cloakroom, Four Bedrooms (master en suite) and Family Bathroom also. Both the Kitchen and Family Room have original stone flagged flooring.

A very short distance along Cragg Road and also included with the house, is an area of agricultural land and further information regarding this is available upon request.

This really is a beautiful detached cottage situated in a desirable and sought after location with many original and unique features throughout. EPC:D.

Viewers are welcome to attend the open viewing on SATURDAY 4TH JULY between 12PM-130PM -at Nodgate Cottage, Cragg Road in Chadderton, OL1 2RX. 

Reviewing finance could save landlords thousands

For most professional landlords, the biggest cost they will face when investing in a property is the interest charged on the money they borrow to buy it.

Prior to the credit crunch, the Bank of England base rate varied from as low as 3.5 per cent in 2003 to as high as 6 per cent back in 2000, meaning that some standard variable mortgage rates reached levels of 7.6 per cent.

When interest rates crashed to just 0.5 per cent six years ago, the mortgage cost for many landlords who were on their lender’s Standard Variable Rate (SVR) fell to 4.8 per cent. This means that a £100,000 mortgage cost just £400 per month.

Now, with the ongoing mortgage rate war and the fact that many lenders remain keen to offer deals that are better than their SVR, many landlords will find themselves paying even less than before.

For example, some of the current deals have rates as low as 1.15 per cent, meaning that borrowing £100,000 could now cost you under £100 a month – £525 less than what it would have before interest rates fell.

Potentially, by carefully reviewing your finances, you could save £6,300 per year.

So, a crucial part of being a successful Buy-to-Let landlord isn’t just about buying a property at a great price and letting it legally. You need to keep a careful eye on your biggest cost – your mortgage finance.

And, because you could save thousands of pounds by regularly reviewing your finances, speaking to a mortgage broker who can search the whole of the market to find the finance deals which suit your needs on a regular basis is extremely important.

And, in addition to just finding the mortgage for you, that broker will also take the hassle of processing the mortgage application away from you. Considering the amount of time it can take some lenders to organise a mortgage offer, this can help save you extremely valuable time.

Developing a relationship with a good mortgage broker who understands Buy-to-Let will also help you to understand all of the different financing options available to you, whether you have just one extra property or a large portfolio.

To arrange a free initial consultation with our Mortgage Advice Bureau advisor contact us on 0161 925 3255.

Open Viewing at Spaw Cottages in Royton

Spaw Cottages in Royton, Mill Lane, OL2 5NG is holding an open viewing on SATURDAY 20TH JUNE 2015 12.00pm until 1.00pm.

Spaw Cottages is situated in a sought after rural location on the outskirts of Royton and can be found by turning onto Rainshaw Street from Middleton Road, continuing onto Cecil Street and then turning onto Mill Lane

Spaw Cottages

A charming three bedroom end terraced cottage, which retains many original features, located off the beaten track in a quiet rural position on the outskirts of Royton.

The property boasts of well stocked gardens to the front with driveway & small courtyard to the rear. Accommodation comprises; entrance hall with wc, lounge, open plan kitchen/dining room with patio doors leading to rear garden, three bedrooms with a further loft room & modern family bathroom. NO CHAIN. Viewing highly recommended. EPC D.

Offers in excess of £225,000.

Viewers are invited to attend the OPEN VIEWING at Spaw Cottages on SATURDAY 20TH JUNE AT 12:00PM UNTIL 1:00PM.

You can also see full details here on our website. 

Post-Election High for UK Property Market

A recent national estate agency survey, conducted by Relocation Agent Network, reports an increase in activity across the UK property market, since the General Election.

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Conducted amongst its members, Relocation Agent Network found that 69% of respondents have experienced an increase in the number of buyers entering the market, since the May Election. Over half of respondents indicated that the number of buyers had risen by up to 10%.

The national network of independent estate agents also asked its members whether they had experienced a similar increase in the number of people putting their property on the market. Indeed, nearly half (48%) had experienced up to a 10% rise in the number of sellers, since the General Election.

Richard Powell from Ryder and Dutton, the member of Relocation Agent Network in our local area said, “As Relocation Agent Network reports, an established UK government has meant a rise in the number of buyers and sellers entering the market. Whether you’re buying or selling, contact us today. As Relocation Agent Network’s appointed Local Expert, we can guide you through the buying and selling process.”

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.