Break The Mould!

Are you suffering from Mould & Condensation problems in your rented property? Never fear! Bullock & Lees are here to help! Read our guide on how to deal with mould & condensation problems and how it is often easily preventable.

Condensation (Often Mistaken as Damp)

 

Tenants are always under the impression that they are powerless to do anything about the condensation, but it is moisture generated by the tenant within the property that causes the issues. Moisture comes from cooking, bathing and in some cases drying clothes indoors which produces gallons of moisture.

 

What we can do as an agent is educate you to take responsibility for it.

 

Firstly, ensure that in the colder periods of the year you are running the heating for at least 3 hours in the morning, and 5 hours in the evening to give the chance for the property to dry out. 

 

We know that as the colder weather hits us, the temptation to leave the heating on and all the windows closed is there, but for prevention of mould and condensation, if possible please do try to leave a window open whilst the heating is on. This will allow the moisture to travel to the outside, as warm air will hold more moisture than cold air, effectively making it mobile and helping it drift out of the window, whilst also making your property a moisture and mould free zone!

 

In addition to this you are encouraged to use a towel to dry off the excess moisture from cold surfaces/walls and dry this outside. Every home gets condensation at some time – usually when lots of moisture and steam are being produced – for example at bath/shower times, when a main meal is being cooked or when clothes are being washed and dried. Condensation is usually at its worst during the winter. It often results in black mould growing on walls and other surfaces. Even when the property is insulated condensation will still drift onto windows, sanitary ware and mirrors as these are the coldest surfaces.

 

We can confirm that DAMP does not occur above ground level. Condensation is more often than not caused due to lack of ventilation to the property and heating the property insufficiently.

 

The three main ways to deal with condensation are:-

 

• Produce less water vapour or steam in your home.


• Don’t let the water vapour and steam that is produced spread all round the house.


• Keep your home ventilated

To deal with a condensation problem effectively, you will probably need to do all three and all can be done at no cost. Produce less water vapour. The amount of condensation depends on how much water vapour is in the air. Many every day activities add to the water level in your home, but their effect can be kept to a minimum.

Useful Advice

 

Cooking

Always use the extractor fan where fitted or keep a window open when cooking.

 

Drying clothes

Hang washing to dry outside at all times if possible. If you use a tumble dryer make sure it’s vented to the outside, or leave a window open. Never dry washing indoors. Do not hang wet washing on radiators all round your home – doing so is very likely to cause condensation problems. Laundrettes are common in all areas and all provide drying facilities.

 

Bathing/Showering

Keep the room well ventilated when bathing and showering. Do not close the door nor switch the fan off afterwards until the room is dry.

 

Keep your Home ventilated – let wet air out

The best way to remove water vapour is by providing adequate ventilation. Nobody likes draughts but some ventilation is vital. Keep a small window ajar, or a trickle ventilator open in each occupied room to give background ventilation, but make sure your home is still secure.

 

Keep warm

The best approach to heating in order to reduce condensation, assuming you have taken the other steps, is to heat your home at a low level for a long time. Keep the heating on, but set it to provide just a minimum of background heating. This will warm the property up and keep it warm so there are no cold surfaces.

 

 

REMEMBER! - To avoid mould and condensation keep your home well ventilated and you will have a happy home, happy tenant and a happy landlord!

 

 

 

So You Want To Be A Landlord?

Are you thinking of renting your property but don't know where to start or what you should do to go about getting the property ready to accept tenants?

Bullock & Lees are here to help! Follow our guide and you'll be well on your way to becoming a Landlord!

If you have any further queries or would like to discuss marketing your property for rental with us, why not give us a call on 01202 302345 or 01202 484526 or pop into our Bournemouth or Christchurch offices and have a char with our friendly and knowledgeable staff.

"How much rent should I charge?"

We advise our clients that the rents you can ask for is usually determined by three factors:

• Supply of homes for rent and type of properties.
• Demand in that area for rental properties.
• Quality and size of the property and any additional features such as gardens, garages or parking.

Rent values change all the time so there is no hard and fast rule. Remember to take into account the advice of our agents when valuing the property before deciding on what rent you will charge.

"How long should it take to let my property?"

We generally have enquiries within the first 2-3 days of marketing your property. Viewings will then typically take place in the first 10-14 days. If you haven't had an offer within three weeks, take action on one or more of the following:

• Fix any niggling issues that might be deterring tenants.
• Spruce up your property inside and out.
• Consider the asking rent.

"Should I allow pets in my property?"

You are under no obligation to accept a tenant with a pet so the choice is entirely yours. However, we do generally advise that you do not accept pets as this can cause problems for subsequent tenants, such as those with allergies.

"What do I need to do to prepare my property?"

Your property needs to be fit to rent from day one. That means making sure it is in good repair and all fixtures and fittings (including any white goods supplied) are in good working order and preferably freshly decorated.

You must make sure that a Gas Safety Certificate is undertaken if you have gas in your property and an Energy Performance Certificate is issued for the property. We also advise that the electrics are tested.

We do recommend that an inventory is taken. This can be either undertaken by yourself or by us. It must be checked and agreed by both you and your tenant, before being signed and dated.

"What causes condensation?"

As experiences letting agents, this is an issue that we face on a regular basis. Contrary to popular belief, condensation is more often than not cause by lifestyle, rather than a problem with the property. The main reasons it might arise are:

• Too much moisture in the air
• Not enough ventilation

And here are some top tips on how to tackle the problem:

• Open trickle vents and windows
• Use extractor fans
• Dry laundry outside when possible and open a window if drying inside
• Ventilate cupboards and wardrobes and draw back curtains every day.

For more information of condensation and mould why not read our blog post about the causes of mould and condensation.

"How do I assess damage?"

There are four issues to consider when assessing damage at the end of a tenancy:

• Fair wear and tear
• Betterment - in other words, you cannot use your tenant's deposit to replace old and worn items
• Evidence - and this is where a thorough inventory is vital
• Average life space - after all, carpets and furnishings do have a natural 'shelf life'.

Remember that the deposit must by law be protected in one of the various Government backed schemes. We use the Deposit Protection Service and can register the deposit for you.

You may deduct money from the deposit at the end of tenancy to cover damaged or missing items. However, this is subject to strict rules laid down by Government backed deposit protection schemes. In law, the deposit remains the property of the tenant.

As long as you are making reasonable deductions, backed by evidence, then you should be confident in your assessment of damage.

"Who maintains the garden?"

It is up to you to decide who maintains the garden. However it is typically the tenant who is responsible for general maintenance so remember to include images of the garden in the inventory. This is usually covered within the Tenancy Agreement, however you may wish to include and additional clause covering this. You may want to consider:

• Employing a gardener - the cost can often be recouped in the rent.
• Sharing the load with your tenant - you could commit to taking care of trees and shrubs while the tenant looks after the lawn.

At the end of the day, tenants cannot be held responsible if one or more plants die.

"I live overseas, but my property is in the UK. How does this affect the tax I pay?"

If you receive rental income in the UK but you live overseas for more than six months of the year, you are classed as 'non resident'. You are still liable for UK tax, but there can be flexibility in how the tax is paid. if you are in any doubt, seek advice from an accountant.

"Should I obtain Landlord's Insurance?"

Yes we would strongly advise that you obtain Landlord's Insurance. Various companies offer very good deals and we would recommend that you shop around to find the best that suits your needs.

"What makes a good investment property?"

That is the million dollar question! Follow these top tips to give yourself the best chance of bagging a good investment property:

• Do your homework and research the market thoroughly
• Ensure your property will produce a steady income stream
• Understand the running costs of owning a rental property
• Do the maths! Be confident that you could cover any mortgage payments if the property becomes vacant.

And one final point! Consider appointing a good buying and letting agent (Bullock and Lees!) to assist you whilst buying and renting your property and to make your life a little easier, why not let us manage the letting of your property? That way you can sit back, relax and let us take care of everything!

About Bullock & Lees - Welcome to our Blog!

From our original office in Christchurch in 1970, Bullock & Lees Homes has been one of the leading INDEPENDENT estate agencies in the area.

From our busy high street offices in Christchurch Road (Bournemouth) and Bargates (Christchurch) we cover all the 'BH' postcode areas but focus especially on Bournemouth, Eastcliff, Boscombe Manor, Southbourne, Boscombe East, Littledown, Tuckton, Wick, West Christchurch, and Christchurch generally through to Mudeford and Highcliffe.

We can also provide a full range of professional services including specialist 'Homebuyer Reports' and 'Building Surveys' and Probate/Executor Valuations.

Whether you are looking to buy, sell, rent or develop a property, make us your first call.

 

 

Our Bournemouth Branch

With seven miles of golden sands and sparkling sea, the vibrant cosmopolitan town of Bournemouth has it all. As one of the UK's most popular living destinations, Bournemouth's historic seaside town really does cater for everyone from stunning cliff top apartments with spectacular sea views and cosmopolitan town centre living, to spacious and well appointed houses, our properties show Bournemouth as its best. For more information on our properties, do pop in to our Bournemouth branch and have a chat with our friendly staff! 

Our Christchurch branch

Christchurch's unique location at the confluence of the rivers Stour and Avon and on the shores of its own spectacular natural harbour makes it the perfect destination to relax and unwind.  Close to the magnificent Dorset World Heritage Coast and the tranquil New Forest National Park, Christchurch is only a short drive from  Bournemouth and Poole.
The diverse mix of fascinating heritage, beautiful coastline and countryside makes Christchurch one of the South's most desirable places to live. For more information on our properties for sale in Christchurch, why not pop into our Christchurch branch and speak to our knowledgeable and dedicated staff!