Advice on marketing rental property for sale

[wowfudge]

Our lovely tenant has just given notice on the house we own which she has lived in for over 4 and half years. This is not the end of the world as we have been talking about selling it now the market has picked up and getting our equity out for our next move. We are in the fortunate position of being able to afford to cover the mortgage and other costs for a few months while marketing it for sale. By way of background, I have owned the house for 16 years and lived in it myself for 12. I had the kitchen re-done and maintenance has been kept on top of. I expect to have to do some re-decorating due to wear and tear to have it looking its best once the tenant has moved out.

I plan to visit some of the local estate agents this weekend and arrange for them to go and value the house and I'll be talking to the tenant about access for viewings etc. - she has already said she will be as co-operative as possible, which is very good of her.

There are quite a lot of properties on the market which are very similar (2 up 2 down terraces with small front garden and larger back yard or garden), a number of them have been completely renovated - all in the same 'feature wallpaper chimney breast' style, with modern kitchens and bathrooms and a number of those are advertised as 'chain free'.

The bathroom in our house is the weak point - the full tiling is a bit dated, though not offensive imho. We can give it a face lift with new bath panel, new doors on the full height cupboard and paint the tongue and groove ceiling. I'm not sure if it is worth doing that though.

What does anyone think we should do to maximise the chances of a sale? I'm concerned that unfurnished on the photos it won't stand up to the competition. We want to price for a sale, without making it look as though there's something wrong with the house - unfortunately next door but one has gone on the market this very week with stylish new looking kitchen and shower room (no bath in there). It is priced at 95K and advertised as chain free, although fully furnished and clearly occupied from the photos. There have been three sales on the adjacent street earlier this year - properly comparable houses - have been in the early 90sK.

Sorry that's long! Your advice is welcome.

firstly, I'd wait until your tenant is out. You know she's going to leave, your buyers don't. Vacant possession is king.

once she's gone, if you like you could put some temporary furniture in.

elderly bathroom is a concern not because of decor but because of age of fittings/leaks. Concentrate on that.

Thanks special - it's valuations I want to organise before the tenant moves out and I also want the agents to advise what they feel needs doing, if anything, before it goes on the market.

The bathroom is sound and all in good working order. The thermostatic shower was replaced when I was living there, I remembered that after I posted. My worry is that a purchaser might baulk at a house with a bathroom that needs updating, but it's one of those where you have to weigh up whether it is actually worth re-doing it.

Yes we can furnish it for photos and viewings - I've actually asked the council what they class as 'substantially unfurnished' for a council tax discount to be applied - there is a fair amount of built in storage so with a sofa, dining table and chairs and a bed it would be pretty much furnished.

ah, I see - in that case it all makes sense. Also you could get all the agent stuff done on one day and then the disturbance is minimised.

I don't think it is worth you re-doing the bathroom. FWIW both my house and my rental were bought with dated bathrooms, and both now have smart new white ones. The one in the rental was solid pink! Didn't put us off. Stress that all works and that should reassure buyers.

And yes, landlord-haters, it was all renewed before the first tenant moved in.

That's what I was thinking with my sensible head on - there is a lot of competition at the moment; had a momentary wobble!