Right Estate Agents Cuffley and Goffs Oak

During the winter months, many properties suffer from damp and mould growth due to condensation. Ugly black patches and a musty smell are usually the first signs. Whilst there are things that landlords can do to help with the causes, like provide central heating systems and effective guttering, tenants have a responsibility in this area too, so please read on.


Causes and signs of condensation

Air can hold moisture - the warmer the air, the more moisture it can hold. If moist air is cooled by contact with cold surfaces, such as walls, windows or mirrors, the moisture condenses into water droplets (known as condensation). Mould often occurs because of this condensation and is normally only a problem during cold weather. It appears as pinpoint black spots, usually on the side surfaces of external walls, in corners and in poorly ventilated spaces.
Where does mould occur?Everyday things like cooking, washing, bathing and even breathing create moisture which is released into the air.
Because of the high moisture levels in bathrooms and kitchens these are probably the most common areas affected. North-facing rooms, places with poor ventilation, like cellars, or basements and the rear/sides of cupboards or wardrobes can suffer too.
It’s not just a problem confined to older properties either. According to the National House-building Council, the materials used to build a house take a long time to dry out properly and as a result, brand new homes can also be affected.

How to reduce/prevent condensation

• pull wardrobes and furniture away from walls, and keep tops of wardrobes clear, to allow air to circulate
• close doors and open windows when cooking
• keep lids on saucepans when cooking
• keep bathroom doors closed when bathing, and open windows afterwards
• do not dry clothes on radiators, unless ventilation is increased
• In winter, keep your central heating on low rather than switching it on and off (the warmer you keep your home; the less likely you are to get condensation)
• vent tumble dryers to the outside of your home
• only use Liquid Petroleum Gas or paraffin heaters in ventilated rooms, as these fuels produce water vapour during combustion
• In extreme cases, try the following:
• a dehumidifier, which extracts moisture from the air, can be bought or hired
• wipe down surfaces affected by condensation regularly to prevent mould growth
• mould can be removed by washing the surface with a disinfectant or a fungicidal wash. This must be used in accordance with the manufacturers' instructions.
• mould-inhibiting paints and sprays can also help to reduce the effects of condensation.

How to get rid of mould

The areas around showers and baths need particular care to avoid a mouldy takeover. Methods of mould removal will vary depending on the location of the stain.
To eradicate mould on tile grout, use a toothbrush dipped in bleach, or for a natural remedy, try diluted vinegar. A paste made from water and baking soda also works well. Leave to soak for 15 minutes then scrub like mad. Don’t forget to rinse well afterwards. For a shop-bought solution, try Dettol Mould & Mildew Remover which is designed to remove even ingrained mildew.
Stained sealant around the shower or bath can be tricky to get rid of. If bleach doesn’t shift it, the only solution might be to cut it out with a Stanley knife and apply new sealant.
Mould on shower curtainsTreat mildew stains on shower curtains with a weak solution of bleach and water mixed up in a plastic bottle. Spray it on, then wipe off. Or after a bath, add soda crystals to the water and try soaking the curtain overnight for a more eco-friendly option without the pungent fumes! If you don’t have soda crystals, use biological washing powder. Scrub any pesky bits of mould stuck in the hem or seams with a nail brush.
Mould on walls and ceilingsTackle mould on walls, window frames and ceilings with Polycell 3in1 Mould Killer. Spray the affected area well, then wipe away the mould with a cloth or sponge. Its powerful fungicide kills existing mould and discourages regrowth. The treated area can be repainted or papered once dry.
Other causes of dampWe will inquire about these and be on the lookout during our termly property inspection visits, but if you should spot anything beforehand, then please let us know.
Check the following:

• all accessible plumbing for leaks
• guttering and down pipes for cracks and blockages, for example, leaves
• overflows and waste pipes under sinks for leaks
• possible roof leaks
• damaged outside walls or eroded pointing
• high garden or path levels overlapping the damp proof course

This type of damp is called penetrating damp, and generally leaves 'tide marks' and mould growth around the area of defect.

Rentokil has plenty more tips on preventing damp and condensation.

Right Letting Agents hope you found this hand-out useful. As a reputable letting agent we always encourage our landlords to fulfil their obligations in combating damp, condensation & mould. We also kindly ask that you do your best, as tenants, to help too.

If you would like some assistance to find your perfect property/sell or let your property please contact Right Estate Agents on 0845 026 8527 or visit our website.

Once you have found the property of your dreams, the next step is to make an offer. It is important to consider a variety of factors when choosing your price level in order to achieve the right deal for you. Take a step back to logically look at all the things that matter before making your offer.



First time buyers, buyers with no chain and buyers who have pre-arranged mortgages have a head start on most of the competition. If this is you, then make the agent and seller aware of this, as this can put you in a very favourable negotiating position, especially if the seller is in a chain. Be sure to check if they are in a hurry to sell or have been trying to sell for a long time. If so, they may be willing to accept a lower offer to make the sale. Sellers who are not in a hurry to move are more likely to hold out for a higher price.
Knowing your budget ceiling is crucial so decide your maximum limit from the start and stand firm. If the seller refuses to budge, you need to think very carefully if the property really is worth the extra money and of course, what you will have to live without over the long term. Do your homework and check what the property is truly worth. Whilst sold house prices can help give an idea of recent sales, it's better to see what the competition is like now. If there are few similar properties for sale in the area, chances are the seller has the upper-hand. Also, if there are any faults or repair work required, use this to justify a lower offer. In tougher times when there are fewer buyers, sellers may be more willing to negotiate on price.
Once you make an offer make it clear that it's subject to contract and a satisfactory survey. If you are buying from a developer, while selling an existing property, see if they will offer a part exchange to buy your existing house.
And good luck!
Offer accepted. What next?
Once the seller has accepted your offer, ask them to take it off the market. They don't have to agree to this, but doing so will shut out other potential buyers. Now you need to move fast - the seller will want to see progress so try to avoid any unnecessary delays in getting the surveys and other legal work done. Complete the lender's application form and send them the documents they require - this will include proof of your ID, evidence of your earnings, proof of your address over the last few months and your bank statements, so have these ready.

The lender will arrange for a valuation to be done on the property. If you are lucky enough to not need a mortgage, you don't have to get a survey done, though buying a property without one is not advisable and risky. If you are buying an older property, one that needs repairs or just for your own peace of mind, you could consider getting a more detailed survey done than the basic lender's valuation.
The lender will use the surveyor's Valuation Report and other information you provided to calculate how much it will allow you to borrow by way of mortgage secured on the property.
If you would like some assistance to find your perfect property/sell or let your property please contact Right Estate Agents on 0845 026 8527 or visit our website.

If you are working with Right Estate Agents, we will be able to take care of all tenancy agreements, handling of deposits and inventory arrangements for you however it’s still worth knowing exactly what these are.




Prepare an inventory
Taking a thorough inventory, with photos, at the start of the tenancy will reduce potential disputes over damage to the property. The inventory should list all fixed and freestanding items within the property, their condition and location. Professional inventory companies can help you with this.

IMPORTANT: It’s important both you and your tenant reviews the inventory and agree it’s a fair record of the condition and contents of the property when the tenancy starts.
Check your smoke alarms

Since October 2015 you, as a landlord, have a legal obligation to ensure smoke alarms or carbon monoxide alarms installed are in working order on the day a tenancy begins.  You’ll need to make sure there’s a functioning smoke alarm on each storey where there is a room used wholly or partly as living accommodation. More information can be found on the RLA website.

Check your insurance
Tenants will be expected to purchase their own contents insurance but you are responsible for providing adequate buildings insurance. If you are letting the property furnished it’s a good idea to take out cover for that although you will need to let your insurance company know you are renting the property out as it will affect the premium.

Preparing your property for your new tenant
Make sure the property is clean and tidy.  It not only creates a welcoming environment for your tenant, but it sets the standard you expect from them.  Between tenancies is also a good time to make those small non-urgent repairs.

Just before your new tenant moves in, we’d also recommend:

1. Taking away any mail that may have been delivered in between tenancies
2. Checking the keys to the property work properly
3. Leaving your new tenant practical instructions about the property like security codes, where to find stopcocks, meters etc
4. Making sure your tenant knows how to reach you in case of an emergency

If you would like some assistance to find your perfect property/sell or let your property please contact Right Estate Agents on 0845 026 8527 or visit our website.

In light of the EPC celebrating its 10th birthday this Autumn, we thought we’d share with you our thoughts on the significance of this event, as well as some important information on EPC’s and what the future holds for energy standards and regulations.






What is an EPC?
An Energy Performance Certificate (EPC) is a guide that is used to score the efficiency of a property, often used by buyers when looking at a property. The certificate will tell you three key bits of information: a grade from A-G for the efficiency of the property (A being the most efficient, and G being the least); some suggestions for improving the property’s efficiency – this could be anything from installing double glazing to replacing regular light bulbs with energy efficient bulbs; and it will give an indication to what rating the property has the potential to achieve based on the suggested improvements. These main points are just a guideline, but they do indicate how much it costs to run the property and by following the suggestions you set yourself up to save you money as well as making the property look more attractive down the line if/when you decide to sell it.



Why do I need an EPC?
A property (domestic or commercial) is required to have an EPC before it can be sold or leased. If the EPC that was given to you is still valid you will be able to use that, but as a seller or landlord you must be able to show prospective tenants/buyers an up to date EPC. There are some exceptions to this, for example if you’re a resident landlord renting out a room it’s not required. The same goes for any listed buildings, industrial sites and places of worship. From the 1st April 2018, new ‘Minimum Energy Efficient Standards’ (MEES) will take effect, meaning a landlord cannot grant a new tenancy of the property with an Energy Performance Certificate with a rating below an E, furthermore from April 2020 all rented properties must have an efficiency rating of E or better.
How can I improve my rating?
When a property receives an EPC certificate, it will come with a set of recommendations on how to improve your rating. These alterations may include activities such as:
• Increasing loft insulation
• Replacing lighting
• Changing your boiler
• Draught proofing
Completing any of the recommendations will help to improve the EPC rating of a property. The certificate will also provide information on the estimated costs of these activities, and the predicted savings from making these changes.
Failure to have an EPC
Simply put, it is against the law to advertise a property without having a valid EPC. As a landlord or seller, you must get the certificate before the property can go on the market otherwise you will face penalties. As a seller, having the EPC allows you to make your property more marketable if you are able to make it more efficient. Even if you are not selling or letting, it is still in your favour to get an EPC, as you can look at ways of making your home cheaper to run! More than a quarter of the UK’s CO2 emissions come from domestic properties, so there is plenty of room for improvement there even with small changes such as changing the light bulbs or getting insulation.
Why is the EPC’s 10th birthday important?
It means that the earliest EPC’s are now expired, therefore we can no longer assume that an EPC is valid simply because it exists. Buyers and renters need to be more careful and vigilant when looking at a prospective property – an extra check should be done to make sure that the date is within the last 10 years. Fortunately, the implementation of the new MEES in England and Wales from April 2018 is well timed as it will not only encourage landlords to update their EPC’s, but also force many to improve their current standards – something that can only be seen as beneficial in the eyes of families and businesses. On top of this, no longer being able to assume validity will hopefully ensure that there is a drive to improve understanding of energy efficiency and improve enforcement of standards and regulations.
We hope this article has given you some helpful insight into EPC’s. If you are looking to buy or rent a property, you now need to be extra careful when inspecting a certificate. Remember – you have the right to ask to see a certificate, and make sure that it’s less than ten years old! For sellers or landlords, now is the time to make sure your certificate is not only up to scratch, but also that it will meet the new MEES requirements when they take effect in April 2018. Even if you aren’t buying or selling, it’s still important to check your energy efficiency rating – we can all do our bit for the environment and we should all try to be as energy efficient as possible!

If you would like some assistance to find your perfect property/sell or let your property please contact Right Estate Agents on 0845 026 8527 or visit our website.