What do renters really want?

[WilfSell]

We will be renting out a property (until she died, the house of my MIL).

We would like to know, if you were a young couple, or small family (it's a 2 bed in a good newbuild suburb in catchment for the Salford primary that came top of the table), what items you would consider essential and what you would just really like.

For example, furnished or unfurnished? Would a dishwasher make a difference to the rent you might pay? What other things...?

Thanks very much.

Agree with what other people have posted. Unfurnished, clean, freshly painted ideally, neutral colours. I'll say again - clean - very nice to move into a fresh clean house, horrible to move in and find food crumnbs in the cupboards and loads of cobwebs everywhere! Curtains or blinds in plain material, and plain but nice lampshades - not ones that look like they come from an old charity shop. Boiler and central heating in tip top condition, ditto shower. Give tenants option for white goods or not as some will have their own, others won't. A full tank of oil if oil fired heating. (obviously tenant has to replace). A loft is useful or some other storage space - we are serial renters but still have things like christmas decs and suitcases we need to store. Fitted wardrobes are good as even if you have your own furniture you don't always have those. A lawnmower and garden furniture is nice. A folder with all the instructions etc for any appliances e.g oven. Consider having professional gardeners in onne or twice a year if there are a lot of trees/shrubs etc as most renters will be happy to mow lawn etc but won't want to do major work (or have the tools to do it). Show them how things work when they move in especially boiler etc as it's not always self explanatory. And did I say again - clean?!

Actually thinking about it our current house has laminate flooring in the kitchen - I hate it, it's not easy to keep clean, and is cold and if anything gets dropped on it, it leaves a hole in it - I dropped a cereal bowl the other week which smashed and the laminate is all scratched there now. Better would be decent quality lino or tiles - our previous house had that really nice lino that is warm and soft and looks like floor tiles.

Actually thinking about it our current house has laminate flooring in the kitchen - I hate it, it's not easy to keep clean, and is cold and if anything gets dropped on it, it leaves a hole in it - I dropped a cereal bowl the other week which smashed and the laminate is all scratched there now. Better would be decent quality lino or tiles - our previous house had that really nice lino that is warm and soft and looks like floor tiles.

What do renters really want?

In my case, a 2 bed house within striking distance of Manchester town centre, to start in the last week of September.

Seriously.

Our London flat is under offer and we were looking in Prestwich, but you might be able to tempt us! Would you be prepared to send me details ?

PerkinW: CAT me? Or email on wilfsell at gmail dot com

Have emailed.

We rented a large-ish 4 bed house in one of the "best" roads in town at £1500pcm, but it still smelt of gas and boiled cabbage when you opened the front door! Why do rented houses always have this problem? I would echo most of the above, except to add that a clean (sparkling, professionally-cleaned sort of clean) oven and bathroom is essential. And it was nice to have the gardens taken care of, but we would have kept things ticking over otherwise. And I would say to be flexible re: furnishing. It will broaden the appeal for your house in what is probably a booming rental market. However, there are some seriously horrible properties available for rent, so anything that is well-maintained, even if not particularly to your own taste, is a bonus. And a reasonable, sane landlord..... which it sounds as if you are. Good luck.

thanks bikerides. Would like to think I'll be a reasonable landlord/lady but haven't been one yet.

To phono . I'm a landlord and you should know that a landlord cannot prevent you from fixing stairgates and other safety fixtures. A stairgate at the top of the stairs should always be properly fixed and not the spring/push type. You need to argue it on grounds of health and safety.If the landlords are worried about the paintwork, you could ask them to fix it themselves.Any landlord that refuses a child safety gate is out of order. Im a very fussy landlord but when it comes to the health and safety of my tenants i take it seriously.Im sure your landlord wouldnt want to be responsible if your little one fell down the stairs because the safety gate wasnt allowed to be screwed on.You should put that to him/her!

Ooh Loryics, while you're on, can you give me yer best 'how to be a landlord' tips please?

Since I'm such a novice (ie never done it before...)

Hi wilfsell with a house the tenants take care of the garden. Have it written into the contract and take pictures of it the day they move in. They are expected to leave it as they found it. If you have to get a gardener in after the tenants have gone to tidy it up again then you take that cost from their deposit. This should all be clearly stated in the tenancy contract.You need to be aware that any electrical goods you supply has to be maitained and safety checked at your cost. Therefore better to leave the tenant with a push mower.If they want to buy an electric one themselves thats up to them and you are not responsible for it. Same goes for any other electrical equipment. We found it better to rent unfurnished, less to maintain. Remember we live in a world obsessed by health and safety.As you are a novice landlord i highly recommend you get some proper advice before you let.Consider using a letting agent until you are confident with your tenants and up on all the legal aspects. When things do go awry its good to have the backing of an agent.Good luck. Oh and to answer your question, tenants like neutral colours. Biscuit coloured carper is good, goes with most things and doesnt show marks too easily.I have a 70's kitchen in my house. It had olive green units and green flowery tiles!! We simply paited the units cream, bought new handles, and painted the tiles white. New white cooker installed, new flooring and it looks fine.tenats use their own fridge and washing machine.Bathroom is cream. As long as its clean and fresh looking and easy to care thats all you need to worry about.

Oh and ALWAYS let on a shorthold assured tenancy to begin with. I use an agent as when things have gone wrong theyve dealt with it straight away for me. Agents have different levels of service, from rent collection right through to full management. We take care of our own maintainence but our agent deals with rent collection,guarantors,refernces,any financial issues,problem tenants etc.It takes the hassle out of renting. you will also need decent landlord cover.Also be aware that many insurance companies will not cover you for DSS tenants and those that will charge more to do so.feel free to ask any questions. I know it can be a minefield to begin with. You need to run the rent like a buisiness.keep stock of all your expenditures as you can deduct them from your tax bill at the end of the year, same goes for the agent fees.

Thanks, that's really helpful. I had been thinking about opening another bank account to run all the letting stuff from - I don't really understand CGT but I know you can offset certain things?

I think we will probably use an agent at first. Do you know what a reasonable percentage for them to charge would be?

And how can I tell a good agent from a bad? Any crucial questions to ask them or ways of sorting sheep from goats?

Much appreciated...

Before letting we had several local agents round to the house.They all had different packages to give us that outlined their services and charges.i dont know what the rent is in your area, but for example we let our house for £650 pcm. After the agents management fees plus VAT we get £565.99. Thats in line with most agencies in our area (Kent). We could go for a cheaper service but this one suits us. Its a middle range service.The top service is quite expensive and really suited to landlords that live abroad and need full management.we havnt found a tenant yet that we'd be happy to let privately to. If we do after a year we can dispense of the agent.(To do so before that incurs a small fee). Another tip, dont let to someone you know they WILL take advantage.

but remember the agents fees are tax exempt.

Sorry - more idiot questions: do you need to pay tax on rent as income also?

I need a good book or website don't I?

Yes. I would suggest contacting a letting agent, if only to get some advice. I must log off now, but if you want to ask me anything feel free- i will check the thread tomorrow eve.

just a thought. You are not liable for tax if your are looking after the house for someone else, ie if its in trust and you are the trustee, or if you are an administrator or exectutor of the deceased. If thats the case you would need legal advice as the rent would have to be held in trust for the beneficiary i think, and you'd need a proper administatration account which has to be registered i believe. Only if you are renting the house with the rental income as your own are you liable for the tax.

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Dishwasher!?!?! probably only with an executive rent or new build property that already has one fitted. Unreasonable to expect a landlord to provide you with that. Good landlords usually place picture hooks in obvious places (on large bare expanses and above fire places etc)but most will not permit you to knock further holes in their walls.I dont provide a washing line for my tenants, as if it was to collapse on them and injure them or a child(im thinking rotary lines here)i would then be liable for supplying faulty equipment.I do supply smoke and carbon monoxide detectors, which the tenants are responsible for checking the batteries on and to notify me if they dont work. Gas safety certs are mandatory. We also have a clause in out tenancy contract stipulating that candles, lava lamps, oil burners etc are not to be used in the property, and of course smoking. This is tied up with out insurance policy.

Another tip for you Wilfsell always inspect the property before considering renewing a contract, its also wise to inspect three months after taking on a new tenant. Agents can also carry out inspections for you, we prefer to do ours ourselves.You always need to give tenants 24 hours notice that you are entering the property.Also ALWAYS be wary of a tenant that is opposed to renting from you through an agent. If you choose not to use an agent make sure it is your choice and dont be persuaded against your better judgment. We had a tenant constantly trying to get us to rent privately once, we didnt and good job we didnt. In the end we had to get rid of her. She thought she was calling the shots when she told us if we wanted her out we would have to go to court to evict. Obviously thought we would be worried about that?? the agent dealt with things and our costs were covered. Had the case gone to eviction she would have been the one left out of pocket.She soon realised and left of her own accord within the notice period.

meant to say 'WITH OUR insurance policy'

No candles Loriycs? What if there's a blackout?

reply to DwayneDibbley: battery powered torch x