Dress for Success (aka Property Staging)

There’s a saying that you should dress for the job that you want. We think the same applies when it comes to finding new tenants or a buyer for your property.

We’re all well-versed in the concept of property dressing within the sales market. You may even have heard stories of people putting the coffee on or leaving out freshly baked bread in the kitchen before viewings to create that ambiance. What is becoming far more common however is dressing lettings properties to attract discerning tenants, particularly in central London.

When marketing, if a property looks a little bit tired and run down – even something as simple as not being professionally cleaned or if it has a few marks on the wall – it sets the tone. Our experience is that tenants look after a property in line with it is handed over. Start with a property in good/great condition and with the right tenant, it will stay that way. Wear and tear is natural, however this can be minimised from the start along with the cost of repair works and void periods between tenancies.

Property dressing is a fantastic way to present your property in the best possible light. For this recent project, we arranged a dressing rental & styling package on behalf of the landlord to supplement the existing furniture already in place. Costs vary, but expect to spend at least £750+VAT for dressing and styling on a two bedroom flat. Typically you’ll have the option to keep the dressing items in the property for an agreed length of time (rather than just for the photos) which means it still looks impressive for viewings.

If you choose the to do-it-yourself approach, bear in mind that A LOT of property searching now happens via mobile phones - so the images are small and need to stand out whilst scrolling. Avoid too much clutter (if in doubt, less is always more). Colour can be eye-catching and greenery makes a property immediately look more appealing (and is very on trend). Ultimately, your images need to be arresting enough for someone to click on your listing and book a viewing. Your property needs to stand up to the visual standards most people have come to unconsciously expect via social media. A well-styled property can produce excellent images that do this for you and make yours stand out from the crowd.

Next week, we’ll be featuring a truly surprising method of dressing your property – virtual staging.

For more details or recommendations to our preferred interior designers, get in touch and check out more before and after photos on our Instagram @maplewoodproperty.

Landlord FAQs - Covid-19 Edition

Frequently Asked Questions from Landlords During Lockdown

My new tenants have already signed a contract and are due to move-in shortly. Can this go ahead during lockdown? 

Yes. Removal companies and locksmiths have been deemed essential services and if your tenants have already signed a contract, the relevant start of tenancy arrangements can easily be carried out via remote working and social distancing. Repairs and maintenance, inventories, gas safety certification and professional cleaning can all take place on empty properties after your previous tenants have vacated and in some cases, we are even able to use key boxes or have keys kept securely with the concierge in the building to further simplify face-to-face meetings to exchange keys. We’re always embracing ways to work better - right down to online signature of tenancy agreements - and this means that much of our working is business as usual.    

Does my property still require certification during this time?

Yes. The measures being introduced by the government do not affect the general health and safety requirements for rental properties. Boilers should still be serviced as per normal and gas and electrical safety checks will need to be carried out, regardless of the virus, and following the government’s guidance on safe working practices. 

Are rents going to go down… or up? 

Depending on which day of the week - and who you ask - you’ll get a different answer every time. At Maplewood, we have seen rental prices in Central London continue to be very stable over the past weeks. However, with lower numbers of tenants choosing to move during this period, it may mean that we see a surge in tenants who have been waiting to move house once lockdown is lifted. This could result in a slight drop in rental values now and a small boom as it bounces back, but longer term, we don’t anticipate any major fluctuations in the market at this point.  

The government has published detailed guidance on moving during the coronavirus outbreak. You can read it in full via the link.

Section 21 Changes

Section 21 Changes - Discussion

The potential change in the Housing Act could mean more security for tenants. This discussion features the possible impacts this will have on tenants and landlords highlighting the type of notices to be used to end a tenancy.

As tenants as well as landlords, we are thinking positively and always look forward to a tenant renewing their tenancy and staying for longer. If this is the outcome then things are looking up. See the full discussion via the link below.