Updating post from Reddit.
Hi, I've recently brought a house and will soon be a first time landlord. I just wanted some general advice as im in the process of renovating the house. Any and all advice is welcome whether it's regarding kitchen, living room, bathroom etc as the whole house is being done.
Someone has mentioned to me not to fit a gas cooker and supply only the line and leave that option for the tenant. Not sure what the reasoning is for this is. Someone else has said not to fit blinds but curtains, whilst someone has said only fit blinds?
There are old gas heating appliances which I'm planing on pulling those out as we will be fitting a new central heating system.
I know these are minor things but seeing as I'm doing the renovating now I thought why not get advice and do it right. Any other bits of advice are very welcome.
Fit the gas cooker, otherwise you’ll put off too many prospective tenants. Fit curtains, they break less.
I would get induction hob and electric oven over a gas especially in a rental.
Hmm, I wonder if I just fit a gas hob because that’s what I’m used to? Certainly need something fitting there I wouldn’t just leave it as a blank space.
Completely agree I read ops comment that they don't want the hassle of fitting electrics so gas would be their only option for now.
Another vote for induction. Far easier to keep clean, look so much better and its part of providing good quality facilities.
Any kind of glass hob, they break!
Edited to explain that the 'they' are the tenants who break the hobs not the hobs 'just' breaking. Sorry if this offends tenants but in 20 years, my experience of them is, 95%, not favourable.
7 years in my rental yet to break. I don't think breaking is much of a worry they are so cheap to replace too if that happens.
Also if it's induction hob you can buy these cool protectors that stop scratches and protects further.
if you cook steel then maybe?
Or drop something, or cook boiling sugar and let it boil over the pot (which crackles and shatters a glass hob) .... all have happened in my 20 years of letting because (in my experience) the majority of tenants do not give a monkeys about anything that isn't theirs.
never had a glass hob break on me
I'm really happy for you! That's your experience, my experience thank you, is 4 to date!!!!!!!
ok
If you buy cheap shit that breaks under normal use, what are you expecting as the outcome? People drop things, people cook things (obviously - its a hob). That has nothing to do with whether people give a monkeys.
Clearly arguing with tenants, I'm done, go grow up somewhere else 🙄
When I was renting I was really happy when I walked into the kitchen and saw a gas hob.
And these people saying it's easier to keep an induction hob clean blows my mind, you have a pan of just water boil over and you'll have to get the scraper out.
Gas hob, not stainless steel(enamel)for the win, bomb proof.
I was told that most landlords fit an electric cooker as it’s considered safer and there is less to go wrong and is easily replaced… I chose to ignore this as there was already a gas supply (and previously a gas cooker), they guys fitting it would have had to upgrade the electrics and disturb all the plastering .. (eg £££) and personally I hate cooking on electric.. I fitted blinds not curtains as people might want to choose their own curtains but blinds are always useful. My best advice is.. if you are getting contractors in, always get 2-3 quotes, try your best to pin them down on timeframes of how long a job is going to take and be completed by. These guys will happily take the p*** and do your job whilst also doing three or four other jobs… and every day your property is not rented it’s costing You money. My contractors wasted a Lot of my money and took 6months over what was essentially a 2week job. I was just too naive to realise it at the time. Also, Definitely rent through an agent. And check if the area requires you to have a license. That was an unexpected grand down the swanny…
Induction hob is the best if you ever go to electric I grew up with gas had electric hob which I hated at uni then fitted an induction hob in my own home I now rate it way better than gas. But yeah if you don't want to spend money then might as well use the gas line.
For your first time, I STRONGLY recommend that you through an agency (at least for a tenant-find only service) just so they can walk you through your obligations. I would also take out landlord's insurance. If you want to, I would also recommend registering with the NRLA.
It is very easy to make a minor misstep when you're starting out, which can then late come back and haunt you.
Also, make sure the tenants are referenced correctly and that the insurance covers you for loss of rent. It can take over a year to evict a non rent paying tenant.
Whether you let yourself or through an agent it's essential to get rent guarantee and legal insurance. For a nonpaying tenant eviction can take a long time as well as legal fees - so maybe a year of lost rent plus eviction costs.
+1 to this. Just my luck, our first tenant stopped paying like... 3? months in. It took nearly a year (I believe it was 10 months) to evict him. But we had insurance so all the legal costs and lost rent were covered, it was a massive weight off our shoulders. And because we went with the insurers' recommended solicitors, we didn't have to pay anything upfront, they billed the insurers directly. Would recommend 100%.
Who did you insure with?
Direct Line
Consider going all electric. It means you won't need an annual gas check. That means less agro every year arranging and paying for gas checks and any resulting issues. Get an electric certificate. It may mean you need to upgrade the wiring, which would mean replastering again anyway. Look at ways to get a good energy rating while the property is empty prior to the new regulations coming out.
A curtain pole is less likely to be damaged. Blinds are more expensive, potentially more likely to be damaged, and may need repair or replacement.
This will be personal preference and subject to the type of person you are: If you have the time and live near the property, don't use an agent. They will take a large chunk of your earnings. OpenRent is good if you are going to do it yourself.They advertise your property for a very reasonable price and do references and credit checks. Additionally, download the OpenRent app and see questions and answers from other landlords and tenants that may be helpful.
Do you still need an EPC if there is one given to you by the seller and available at https://www.gov.uk/find-energy-certificate
I may be wrong, but I dont think I am. I believe that the EPC is valid if it matches the address of the property. However, if it is more than a couple of years old, it would make sense to get it done again. Use any recommendations to upgrade the rating of the property if it is below a C level while the property is empty.
Of course you need to fit a cooker or hob and oven. As others have posted, I too am an induction hob fan. They clean easily and do last well.
In general, cheap anything is false economy OP. Whilst its a larger outlay in the beginning, decent quality anything that stands up to heavy wear is far far better and pays in the long run. Any new property gets fitted with a Rock door, (can withstand domestic kicking incidents and still’look great), carpets are always heavy duty neutral as they not only wear well but they can cope with intensive cleaning and stain removal. Same with hard flooring. Expect water to be left in the bathroom and not mopped up, so mitigate for this in advance and fit floors that can cope and stay looking good.
Wardrobes and drawers have solid bases and backs (any of the cheap ones will have collapsed drawer bottoms or wardrobe backs bent and popping out by the end of your first tenancy). Same with beds. Solid frames that can withstand a classrom of overweight 9 year olds having a trampoline party on them.
I dont provide curtains unless theyre asked for as many either bring their own or wish to buy and do their own soft furnishings, but curtain poles are absolute bombers, solid wood generally, and could withstand a tenant swinging on them. It also means its super efficient doing a redecoration between tenancies. etc etc. You can be in and out in a couple of days. You get the idea.
The only issue Ive had over the years with using this approach is Ive had 2 good quality coffee tables stolen when tenants have left. (Around 5 years apart….so rare.) But now I dont provide coffee tables.
But mess always cleans up, and a solid foundation will stand up to almost anything and give you and your tenants many years of stress free renting. (Well relating to property condition anyway… Cant help about tenants defaulting on rent payments, but youll deal with that when it happens)
Good luck.
Install a carbon monoxide alarm. Just as important as fire alarms
Don't know whether you have a bath or shower but if a shower don't skimp on cheap cubicles. They dont last. Instead of tiles look at shower panels. Make sure it is well waterproofed so no leaks.
Totally agree. Should have added this to my list of ‘cheap is false economy‘ reply. 👍
Please bare in mind NetZero targets you need to make sure your EPC is in line with what the gov wants else you can be left with a property you can't let without an expensive fine or bill to upgrade. Obviously it will be easier to get it ready now whilst empty. A lot of current rentals are nowhere near the correct rating for this so will probably be a lot of landlords selling before it comes into play.
Read all government guidance, including the How to Rent guide.
Becoming a landlord introduces several legally binding obligations, the failure to adhere to which can open you up to both criminal and civil liability.
Off the top of my head,
Be familiar with the eviction process, timelines, and landlord requirements.
Deposit, rules and protection obligations.
If you intend to rent as an HMO, be familiar with your councils rules.
Be aware of the incoming Renters rights bill, and how this may affect your administration of the property
If you fit a gas cooker, make sure this is included on the gas safety inspections.
Don’t tile in any toilets,baths, sinks etc., or if you do make sure they have access hatches. You’ll likely need to access the pipe work in the future to investigate leaks.
Avoid a gas cooker, fit an electric one. I assume you are going for gas heating and I would not suggest converting to electric but the regulation and checks for gas are so much harder for gas due to the fact it is so dangerous that I would strongly recommend you limit gas to just the boiler.
Do not impart any personality on the decorating, go for white walls, plain flooring and basic fixtures. Even the best tenants will do normal wear and tear that will look shocking to you at the end of tenancy.
Assume you will redcorate every 6 years, if a tenant asks to paint or wallpaper say yes but state you expect the property to be returned to the same condition as per the check-in report when they leave.
No comment on blinds or curtain fittings. just don't try and fit any drapes; the tenant will probably want their own so it is just a waste.
One thing i learned for rentals is bathroom downstairs is bliss. Having no plumbing for toilets/baths/basins etc to leak and onto a ceiling and coming through is a constant nightmare. Have emergency cover who can respond in 4 hours. Direct Line is good for this and you can add tenants to the caller authorisation too so they can call them out themselves and not bother you in an emergency. Show them where the stop tap is. Don’t allow pets Make sure you follow all the latest regulations mot importantly make sure you give and get them to sign for the 3 documents. Right to rent, deposit protection and Gas Cert.
Plan for maintenance (don't bury pipework, connectors, valves, etc.).
Read and understand the How to Rent government guide.
I’ve recently started using https://lordy.app. It is very easy to use and has simplified my financial tracking.
Where did you bring the house from?
