Ben siggins issue 04

Issue 4

www.bensiggins.co.uk Maidstone: 01622 524110 Gillingham: 01634 581207 Kings Hill: 01732 424090

10 essential questions...

that every buyer should ask their estate agent

+ Hot properties:

LANDLORD FOCUS:

TENANT FOCUS:

LETTINGS UPDATES:

Marketing strategies to ensure your rental property is not left empty

Stay on the right side of your landlord with our handy advice

Our in-house lettings expert, Sandra Trent, brings you the latest news

Welcome

Welcome...

to our quarterly brochure In this issue...

A business is certainly booming! Both the sales and lettings listings are at an all time high,

 NEWS: Stay one step ahead with our quarterly round up of essential news and stories affecting the housing market today. Page 4

and we’re seeing increased levels of traffic on our website, thanks to its brand new look. Make sure you check it out at www.bensiggins.co.uk.

 BUYER FOCUS: Here, we uncover the top 10 questions every prospective buyer should ask their estate agent. Page 6  LANDLORD FOCUS: Digital marketing specialist, Blueclaw offers a guide on how to avoid empty properties. Page 10  LETTINGS UPDATES: Our in-house lettings expert, Sandra Trent, brings you the latest lettings news and updates. Page 14

fter the property market’s seasonal lull, it’s back to business here at Ben Siggins, and

That’s not all we’re pleased to shout about this month! It gives me great pleasure to introduce to you our new Lettings Manager, Sandra Trent. With over 15 years’ experience in the property market, Sandra has an impressive history – not just with ensuring a smooth tenant/landlord process but with her knowledge of legislation and regulations too. She will be a great asset to us here and once you deal with her directly, I’m sure you’ll agree!

As part of our enhanced lettings service, every issue from now will feature a dedicated page to lettings news, brought to you by our very own lettings expert, Sandra. Turn to page 12 to find out what’s in store this month.

Elsewhere, we uncover landlords’ top pet hates when it comes to letting their properties out to tenants. From late payments through to undisclosed animals and lodgers, these issues can irk even the most laid back landlord. Turn to page 14 to find out more. Meanwhile on page 6, we summarise the top 10 questions every prospective buyer should ask their estate agent. As the single most expensive purchase you’re ever likely to make, it’s important to get it right!

 MEET THE TEAM: New Lettings Manager, Sandra Trent talks reference checks, the Kent coast and living the good life. Page 13 Get to know the Ben Siggins agents in your local area. Page 17

For more information on any of the issues discussed within the magazine, or if you would like to enquire about a featured property, please do not hesitate to contact the office where a member of the team will be happy to help.

 TENANT FOCUS: Enhance your experience as a tenant by staying on the right side of your landlord.

Page 14

Managing Director

Get in touch...  www.bensiggins.co.uk  ben@bensiggins.co.uk Maidstone Office:  29 Pudding Lane, Maidstone, Kent, ME14 1PA

Ben Siggins

Have you checked out bensiggins.co.uk yet?

Designed to take the strain out of house-hunting, bensiggins.co.uk is the go-to site for buying, selling and renting properties in Maidstone and the South East.

 01622 524110 Gillingham Office:

 Property search with advanced filtering

 227 Canterbury Street, Gillingham, Kent, ME7 5XB

 Valuation request form

 01634 581207

 News, interviews & more

 Local information

Kings Hill Office:  26 Kings Hill Avenue, Kings Hill, Kent, ME19 4UA

Don't forget, you can also follow us online, and see the latest properties first.

 01732 424090

Designed and published by Reach Out Creative Ltd. Words by Hannah Frackiewicz.

03

Market Insight

NEWS

Stay one step ahead of the game with our quarterly round up of all the need-to-know stories affecting the housing market today, because knowledge is power!

UK letting agents save landlords nearly £2k every year

Says:

Millions of Brits left regretting home decor decisions early one in five consumers

N in the UK have made a

change to their home in the past 12 months, only to regret their design decisions, according to new research.

Endless arrays of floor and wallcoverings, countless furniture styles and colours, coupled with an inability to visualise how finished projects will look, are leaving millions of befuddled Brits second guessing home decor changes. Others (29%) are so scared of making a bad choice they are avoiding making any decision at all. And more than one in 10 have regretted a disastrous design decision so much that they have spent more money making further changes to cover-up their mistake.

The findings are part of a report commissioned by Manchester tech start-up DigitalBridge investigating the impact of the “imagination gap” – which occurs when consumers delay purchases because they can’t

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imagine what products will look like in their own home.

The report highlighted the level of decorator’s remorse among homeowners, with nearly one in five revealing they had made some kind of home-decor change that looked entirely different to how they imagined.

It also revealed a commercial challenge for retailers that are being forced to deal with extra costs and delays dealing with returns from indecisive consumers.

Of those who took part in the survey, 40% said they had returned products that didn’t look how they imagined when placed in a room, while more than a third of consumers admitted to returning products because they “didn’t look right” in the allotted space. And more than half of consumers said they had decided against buying new furniture, wallpaper or paint just because they couldn’t imagine what it would look like in their home.

“Unfortunately when it comes to décor, personalising your home is one of the biggest mistakes both landlords and vendors make. It is still the case that white or magnolia walls with a plain carpet and few personal items sell and let homes for the most money.”

UK landlords surveyed who use a letting agent estimate that they save £1910 a year more than if they marketed directly to tenants, according to research by Endsleigh, one of the country’s leading specialist insurance providers.

The survey of 500 UK landlords has uncovered widespread misconceptions among landlords about the value for money offered by lettings agents. Staggeringly, more than half of landlords surveyed (53%) currently choose to rent out at least one of their properties privately without the help of an agent, with more than two in five of those indicating that cost is a reason for this. This comes despite an average reported monthly saving of £159 per month among those using letting agents. The survey suggests that relationships between letting agents and landlords are not about the financial benefits alone.

The findings show that, of those who use an agent, half (50%) were most attracted to their current 

Landlords follow tenants out of London The central London rental market is beginning to show signs of topping out as tenant demand slides and landlords look to higher yielding investments in other areas of the UK. New research by the NLA shows that 40% of landlords in the South East claim a rise in tenant demand over the past quarter – the highest reported across the UK – indicating that tenants are increasingly looking to move out of central London to more affordable suburbs.

ARLA calls for end to upfront fees The Association of Residential Letting Agents (ARLA) has reiterated its call to the Government to ban upfront letting agent fees at the start of a tenancy and instead spread the cost across the first six months of a rental agreement. New research released by ARLA, alongside a new policy paper, reveals that more than four out of 10 (42%) letting agents expect that a full ban would result in reduced staff numbers in the medium to long term, while 62% of agents think that a full ban will cause the quality of rental properties to decline. The research, completed by 1008 letting agents, explored the impact that a full ban will have on tenants, landlords, agents and the wider housing market. The analysis also looked at the purpose of letting agent fees, which cover a huge range of tasks, checks and legal requirements; such as conducting credit checks and collecting references which can take up to eight hours on average.

Forecasts predict increased spend on home improvements The latest research from home services marketplace, Plentific. com, shows that, on average, almost a quarter of homeowners are planning to spend more this

year on home improvements in at least one area of the home.

This emphasises that there will be a continual growth in the popularity and reliance of home improvements throughout this year. Looking at individual areas, flooring is set to experience the biggest increase in investment, with an average of 29% looking to spend more on this in 2017.

After flooring, results showed a planned increase of spending on the kitchen, bathroom and interior decor, which were the runners-up with 27%. Increased spending on the living room and bedroom then ranked third, both with 25% aiming to invest more in these rooms. They are followed by the garden, which 20% of homeowners plan to spend more on this year, when compared to 2016. However, homeowners were less concerned about spending more on updating their conservatory (18%), appliances (17%) and lighting (17%).

Property in focus In a constantly-shifting market, we’re here to help you stay abreast of the implications of new legislation, trends and opportunities...

Market Insight

agent because of their local knowledge, and more than two in five (44%) claim that excellent service is a deciding factor.

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Downsizers 'have unrealistic expectations' Older homeowners have unrealistic expectations about how much money they will raise from downsizing, according to independent research from Key Partnerships. Will Hale, Director at Key Partnerships, said: “Older homeowners are struggling to achieve their financial objectives with the combination of rising prices and a lack of supply meaning that downsizing simply does not add up for clients.”

Rail strikes bring house prices to a halt

New listings almost double after December slump The property market recovered from the traditional season slowdown, with the number of new properties listed across the UK in January almost double (93.3%) those marketed in December 2016, according to the latest Property Supply Index from online estate agent HouseSimple.com. The UK saw property supply increase in every town and city in January, and more than a quarter (27.1%) of UK towns and cities experienced an increase in supply of 100% or more in January compared to December. In Lichfield, for example, new property listings rose more than threefold (268%), while in Edinburgh and Hastings listings were up 173% and 169% respectively.

Months of strike action by RMT Union members could be starting to take its toll on property prices along the main Southern Rail routes. According to figures compiled by online estate agent HouseSimple.com, property price growth since July 2016 has ground to a halt along the Brighton Mainline, Mainline West and East routes, which are used by hundreds of thousands of commuters every week. HouseSimple research reveals that although average property prices along these routes have increased by £21,106 over the past 12 months, since July, average property prices have fallen by almost £2000.

January spike in demand for rentals According to ARLA, in January there were 34 prospective tenants registered per member branch. This is up 31% from December when there was a seasonal lull and just 26 prospective tenants at each branch. In January 2016 there were 31 tenants registered per branch, meaning in 12 months demand for rental accommodation has risen by 10%. The number of rental properties letting agents managed increased in January.

In December, there were 188 properties managed per branch, whereas in January there were 3% more with 193 per branch.

Hike in insurance tax will hit homeowners The latest hike to Insurance Premium Tax will undermine good builders who play by the rules and encourage the rise of cowboy builders, the Federation of Master Builders has warned.

Brian Berry, Chief Executive of the FMB, said: “This stealth tax effectively provides an additional competitive advantage to unscrupulous and uninsured builders. By driving up the costs of insurance, it punishes those businesses that play by the rules and make sure that they are always covered. This is increasing the danger that homeowners could be tempted to opt for uninsured builders who are able to offer a more competitive quote.”

05

Buyer Focus

With a home being the single most expensive purchase you are ever likely to make, it is important to ask as much as you can

Estate agents are legally bound to tell you the truth about the property you are viewing, so it is important to ask as many questions as you can. It could make the difference between buying a dream home and buying a dud – and it could save you a fortune.

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Why is the owner selling?

First and foremost, try and ascertain why the owners are selling. It could be a simple case of the owners are in search of a bigger home to cater for their growing family, or downsizing since their children have flown the nest. Whatever the circumstances, it is important to find out in case of any sinister reasons, such as neighbour disputes, or worst still, crime.

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2

Essential questions to ask your estate agent

Buying a home is usually the single most expensive purchase you’ll ever make, which is why it is crucial to learn all you can about the property before you make that all-important decision. Your estate agent should be your go-to reference for any pre-offer questions, but what exactly should you seek to find out? Here, we uncover the 10 questions every home-buyer must ask about a property.

How long have the owners lived in the property?

If the owners are moving out after a short period, this could raise alarm bells. Find out if the property has repeatedly changed hands. If it has then this could mean some serious problems, either with the property itself or external factors – again, such as anti-social behaviour from neighbours. Noisy or abusive neighbours can transform the nicest neighbourhood into the worst.

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What is included in the sale?

Regardless of whether the asking price is above or below your budget, it is essential to find out exactly what’s included in the sale. Items such as white goods and outbuildings (such as sheds and greenhouses) aren’t always part of the package, but your estate agent can advise you on what the owners are prepared to leave behind. It’s also worth enquiring about where boundaries lie. Don’t always assume the pieces of land you can see are part of the property you are viewing. Get the agent to show you exactly what you would be getting as part of the deal.

Sheds and log stores should be clearly stated as being part of, or not part of, the sale

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Buyer Focus

4

How long has the property been on the market?

It is important to find out how long the property has been on the market. If the house has been on the market for a long time (more than three months), then ask the agent why they think it isn’t selling. Is it overpriced? Have previous viewers identified a problem that you simply aren’t seeing? If the reasons given are no cause for concern then it may be worth asking if the owner would accept a lower price.

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Has there been much interest in the property?

Ask how many viewings there have been and if any offers have been made. Select a busy time to view the property – such as a weekend morning – and if fellow viewers are booked in before and after you then you know it’s hot property. You should also ask what offers have been made already – the agent will usually tell you, however they cannot disclose the amounts.

If the property is in a town centre, keep in mind that this may mean restricted parking

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Is the property listed or in a conservation area?

If you like what you see, but still feel there is room for improvement, such as a structural remodel, it is important to ask if there are any restrictions on the property. For instance, is the building listed or is it within a conservation area? This will limit what work can be done to the home. You may find you won’t be able change the face of the property or affix items to the building, such as a TV satellite dish, so ask the agent to outline any restrictions you could potentially encounter.

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It is important to find out why the owners are selling in case of any sinister reasons, such as neighbour disputes, or worst still, crime

How much work has been done on the property?

If you don’t intend to carry out a full structural survey on the property, make sure you find out about work that’s recently been undertaken, as the work itself can have both positive and negative results. If the work has been done well, then this can be deemed as something that won’t need to be changed for a while. However, if the work is shoddy, then this 

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Showcase your home from a different perspective

www.bensiggins.co.uk ben@bensiggins.co.uk

...with aerial photography by Ben Siggins

Aerial photography is a fantastic way to show properties and their surroundings in an amazing new light, for just ÂŁ149 (+VAT).

Contact us today to discuss the best ways to market your property.

Offices in Maidstone (01622) 524110, Gillingham (01634) 581207 & Kings Hill (01732) 424090

Buyer Focus

could mean extra costs. If you can visibly see that the rooms have recently been redecorated, ask why. This could be a warning sign that the owners have tried to cover up damp or cracks.

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What is the average cost of utilities?

With the increasing energy tariffs, the cost of utilities is becoming an influential factor for many prospective home-buyers. Having an idea of utility bills will allow you to ascertain your expenses each month. Try and get exact figures if you can – if you brief your estate agent in advance, they should be able to get the information ready for your viewing. While these may seem like small considerations, they’re reoccurring expenses that will add to the monthly cost of owning your home. Look for heat sources too, such as storage heaters or log burners, as these will indicate how costly the property could be to heat.

You may also want to enquire about the Energy Performance Certificate as this will reveal how efficient the property is. Has the loft got insulation? Is there wall cavity insulation?

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Estate agents are legally bound to tell you the truth about the property you are viewing, so it is important to ask as many questions as you can

What is the crime rate in the area?

Although you could research this information independently, it’s good to hear first-hand experiences of the area. Your estate agent will be familiar with the local area and therefore will be able to make you aware of the crime rate. You may also want to double check that the property isn’t attached to any convictions. A crime, death or murder in the property can significantly affect the resale value

You will undoubtedly want to know about local amenities and transport links

Get the agent to show you exactly what you would be getting as part of the deal

of the property later on – so this should be considered if you plan on selling the property in the future.

are the local 10 What amenities like?

Lastly, if you’re not familiar with the area, you will undoubtedly want to know what services and amenities are available. This may include transport links, schools, supermarkets or local parks. If the property is in a town centre, this can certainly be advantageous, however keep in mind that this may also mean restricted parking, plus more noise and traffic throughout the day – and even night.  Heat sources will indicate how costly the property could be to heat

www.bensiggins.co.uk

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Landlord Focus

Tips to help landlords avoid having their properties empty Empty properties are a nightmare for any landlord or letting agent. The lack of rental income alone is painful, but the cost in time and effort to attract the right new tenants is significant too. Here, Martin Calvert at digital marketing specialist, Blueclaw, offers his tops tips to ensure your property is found.

Take a marketing mindset – and learn from competitors It’s important to take a marketing mindset with any property you want to rent out quickly.

If your advertisements, imagery and approach are nothing to be excited about, then potential renters won’t be in any hurry either.

If you’re advertising your own property, it’s worth taking a step back and thinking like a marketeer.

A marketing mindset means

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thinking about renters as potential customers who are shopping for a product you’re offering – your advertisements are the equivalent of a product on a shelf, and they evaluate it alongside a whole range of others.

In many cases, those properties won’t be significantly different to yours – but their ads will sell them better and (crucially) drive more bookings from people who are serious about renting the property.

Making sure your advertisements are well-written, avoid clichés and actually sell the benefits of the individual home (rather than many others like it) is key.

Take a look at the advertisements of competitors – find five things they do well, five things they don’t and apply the insight to create a competitive advertisement – and market the property in the places where potential renters are already looking.

Seriously consider social media advertising and remarketing When you are lacking rental income, it can feel even more daunting to take a paid advertising approach to marketing your property or properties. However, each month of emptiness you can save is very significant – and means you can get on with other things.

Social media advertising on platforms, like Facebook, Twitter,

whole process with social media advertising should be considered.

Use remarketing and amplify your brand Remarketing, which can be done via Google as well as a number of other providers, is a method of having your ads ‘follow’ a potential renter around the internet. It works by the technology placing a cookie on the potential renter’s computer when they view your ad, letting other sites around the internet that permit advertising know that your advert is a good advert to show them.

Like social media advertising, remarketing can be very cost effective and because it only targets people who have already viewed your ad, you will only be targeting people who have at least some interest in the property.

Having that extra visibility can make the difference between a potential renter who is on the fence about the property remember it and place a deposit, or being sidetracked by another property.

Remember local SEO – and prioritise profitable traffic Though portals like Rightmove and Zoopla are often unavoidable, letting and estate agents in particular need to consider their own SEO. With giant portals and national estate agents seeming so dominant in search engine results, local letting agents should be confident about their local credibility, and how

LinkedIn, Instagram and more, can be surprisingly inexpensive – and the targeting options mean that you can be laser-targeted about showing your ads to the type of people that you think would be a great fit for your property.

Of course, organic social media efforts – using your personal and professional connections to get the word out about the property – can help but throwing some targeted weight behind the

Landlord Focus

When you are lacking rental income, it can feel even more daunting to take a paid advertising approach to marketing your property

Having extra visibility can make the difference between a potential renter who is on the fence about the property remember it and place a deposit, or being sidetracked by another property

favourable Google and the other major search engines view them as a brick and mortar business.

Local SEO – including directory listings, citations, acquiring links to your site from local media – is key.

This approach should be combined with a structured and committed approach to on-page content, ensuring that it is perfectly written for local audiences and the search engines that are continually assessing your site is key. When evaluating where your property should be listed and who with, landlords should assess the portals that rank well for the best local search results, and who benefit from the best quality and quantity of web traffic from potential renters.

These four methodologies combine to create a proactive approach to filling empty properties. Too many estate agents and landlords neglect the effective strategies that attract and

engage potential renters. On the plus side, this means that there is plenty of scope for those who get it right to fill their properties faster, and move on to their next priority.

When it comes to attracting renters, the new possibilities that digital marketing makes possible are balanced out by new threats from competitors. The four tips in this short article are just the start of a profitable and sustainable approach to keeping empty properties to a minimum. 

www.blueclaw.co.uk Says: “Being a local agent, with a local address, and being a top estate agent in term of reviews has put us at the top of the organic searches in Google for 'Estate Agents in Maidstone'. This means we get top quality tenants in volume for every let property we bring to the market.”

It’s important to take a marketing mindset with any property you want to rent out quickly

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Lettings Updates

Lettings Updates: Our resident expert on all things letting-related, Sandra Trent MARLA, shares the latest crucial updates for landlords.

ARLA and NAEA launch Propertymark

Proposed changes to HMOs It has become clear that changes to the mandatory licensing of Houses in Multiple Occupation will affect many ‘sharers’ living in rental property. Finding a property where the landlord will allow sharers has proved to be difficult enough up to now, but soon it will be even more difficult when the mandatory licensing is extended.

In October 2016, the Government made proposals for extending the mandatory licensing of Houses in Multiple Occupation. The rules currently are in place for all houses over 3 or more floors with 5 or more people from 2 or more households.

The proposals include: • Remove the storey rule so all houses (regardless of how many floors) with 5 or more people from 2 or more households are in scope – this will further enable local authorities to tackle poor standards which is a good thing but some landlords with sharers in their property may suddenly

require a license when they did not need one previously • Extend mandatory licensing to flats above and below business premises (regardless of the number of storeys) • Set a minimum room size of 6.52m2 in line with the existing overcrowding standard (Housing Act 1985) to close a loophole recently created by an upper-tier tribunal ruling which is enabling some landlords to let rooms far too small for an adult to legally occupy.

The Government intends to implement the changes through Secondary Legislation, which means that they can make changes to the law using powers from an existing Act of Parliament.

Ben Siggins will be pleased to advise any landlords of the changes in legislation and what steps to take once we have more information.

We understand that legislation is likely to be implemented at some point this year.

Is your rental property in good order?

A case has recently been brought to our attention where a landlord who failed to comply with an Improvement Notice and carry out essential repairs to his property was ordered to pay fines and costs of more than £6000 following an investigation by his local council.

Following a complaint received to the private housing department, environmental health officers carried out an inspection of the property.

The environmental health officers found the property to be in a filthy condition and in very poor repair. The conditions were so poor, a formal Improvement Notice was served requiring the landlord to carry out numerous works in the property to improve safety and conditions.

The landlord failed to complete these works within the time allowed by the notice and was prosecuted and fined.

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Association of Residential Letting Agents (ARLA) and National Association of Estate Agents (NAEA) are moving into a new era, altering their emphasis from industry-facing licensing to consumer protection with the launch of Propertymark.

The organisation speaks with a single voice and unites the interests of all its audiences.

For over 50 years, ARLA and NAEA have represented the professional property sector to key audiences within the industry, media and to policy makers. Consumers however have had little awareness of either organisation. Having listened to our members, and, given the significant challenges the industry is facing, it is clear, now more than ever before, the public needs far better understanding of how to choose

a property agent that has the consumer’s interest at heart.

ARLA Propertymark is the UK’s foremost professional and regulatory body for letting agents; representing almost 9,000 members. Our members operate to professional standards far higher than the law demands and we campaign for greater regulation in this growing and increasingly important sector of the property market. By using a ARLA Propertymark protected agent, consumers have the peace of mind their agent will provide a professional service and their money is safeguarded by Propertymark’s Client Money Protection scheme.

Ben Siggins are pleased to advise that Sandra Trent is ARLA qualified and we are on our way to becoming an ARLA Propertymark licensed agent. We will announce very soon when we have our membership granted.

Changes to EPC requirements The Energy Efficiency (Private Rented Property)(England and Wales) Regulations 2015 mean that, from April 2018, private non-domestic (and domestic) landlords must ensure that properties they rent in England and Wales reach at least an EPC rating of E before granting a tenancy to new or existing tenants. Guidance to domestic private landlords on complying with their obligations under the minimum standard regulations will be published by the Government in due course and is expected to provide guidance and advice including: • The steps a landlord should take to determine whether their property is covered by the regulations, and the steps they should take to ensure

their property complies with the minimum level of energy efficiency • How a landlord can identify appropriate energy-efficiency improvements for their property • How a landlord can calculate whether particular improvements would be cost-effective to install • The exemptions framework and the steps a landlord should take to register a valid exemption • The enforcement framework and the options open to enforcement authorities when policing compliance with the minimum standards, including information on fines and other penalty options.

Here, the newest member of the Ben Siggins team, Sandra Trent MARLA, Lettings Manager at Ben Siggins Estate Agents, reveals how she made her way up the ranks to provide clients with a first-class, knowledgeable service.

Please provide some information on your professional background S: I have had a varied working life, mainly in sales of some kind or another, and came to work in the property business 15 years ago as a Negotiator within a large corporate company. During this time, I was promoted to Manager and then Operations Manager, plus I studied and passed my ARLA qualifications.

After gaining extensive experience I decided to make the move to an independent agency where I can use all the knowledge gained plus combine it with excellent customer service. This is how I came to be here at Ben Siggins.

What do you enjoy most about working in the property industry?

S: I have always had a passion for property, home furnishings and DIY so it just seems natural for me to be in this industry. Lettings Regulations and Legislation is constantly changing and evolving keeping me on my toes and ensuring that I am kept busy. I enjoy being part of the process in helping a person to find and move to their new home.

What is your favourite part of Kent and why?

S: I really like where I am now, between Maidstone and Ashford, because I can walk out of my door and within a couple of minutes be strolling along the Pilgrims Way or a short drive can take me to several good towns, Leeds Castle or to the Kent coast for a fish and chip supper.

When it comes to customer service, what do you pride yourself on?

S: It is important to me that all of my clients believe I have treated them with fairness, have taken the time to listen and have answered any questions they may have. Communication is vital to ensure the best customer service.

What do you find is the most common misconception with customers looking to rent a property?

S: All applicants need to undergo reference checks and be approved before they can begin a tenancy which includes credit checks, employment and previous

landlord checks so it is important to understand that if there are any problem areas they are unlikely to be able to rent a property. It is not uncommon for a vendor to sell their property to enable them to clear debts but then find it difficult to rent a property due to issues on their credit file.

In your view, what makes Ben Siggins stand out from other agents in the area?

S: All members of our team go the extra mile to ensure that our properties are shown at their best with great photography, floorplans and descriptions including details about the surrounding area.

This helps us to stand out from the crowd and ensure plenty of interest so we can match the right applicants to the right property.

When you are not letting properties, what do you like to do in your spare time?

S: I love to get creative making dresses for my gorgeous granddaughters or growing veggies in my garden. I also take time to relax

Meet the Team

Q&A with Sandra and blow out the cobwebs by walking in the countryside or along the Pilgrims Way and like to drive with the roof off my funky Fiat 500.

If you were not a lettings agent, what would you see yourself doing?

S: Dressmaking has always been a passion of mine so I could see myself as a dressmaker in an exclusive bridal boutique.

Alternatively, I’d be in a pair of overalls and wellies making my version of ‘The Good Life’.

How do you anticipate the lettings market to perform over the next 12 months?

S: The lettings market has been fluid and has grown consistently for a number of years but whilst there seem to be fewer investors buying property to let now than in recent years, we still have a good number of new clients coming to Ben Siggins mainly through recommendations from other happy landlords. It goes to prove that if we continue to offer great value for money and excellent service, our lettings business will increase and outperform our competitors. 

What would be your dream home?

S: A cottage in a village with a stream at the end of the garden and room for a vegetable plot and chickens.

In her spare time, Sandra enjoys trips down to the Kent coast for a fish and chip supper, dressmaking and living a ‘sustainable’ life growing vegetables.

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Tenant Focus

Landlords’ top pet hates unveiled Many landlords don’t allow pets and it’s easy to understand why

With the lettings market booming, we’re digging deep into the minds of the landlord.

This month, we’re exploring landlords’ top pet hates that all tenants should keep in mind... here are many advantages to renting a property – as a tenant you have the flexibility to move home freely without the financial pressures associated with owning a property. Yet on the flip side, a long-term tenancy can provide you with the same sense of stability. However, your experience as a tenant will only be as smooth as you make it.

Late payments, damage to property and not reporting problems are just a few of the things that irk even the most laid back of landlords. As part of a study conducted by Endsleigh, 29% of landlords were frustrated by damage to the property and furnishings, while 24% of landlords hated it when tenants kept quiet about problems with or damage to the property.

22% of landlords were also annoyed when tenants check out and leave the property in a worse state compared to that documented in the check in inventory.

To avoid any awkward encounters or receiving a

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negative reference further down the line, we’ve put together a few key pointers to ensure you and your landlord foster a good relationship.

1 Late payments

Unsurprisingly, late payments or no payment at all is considered the absolute bugbear for landlords. Regardless of how

many properties the landlord may own, one month’s rent does not go unnoticed. According to property blogger, Brandon Turner, many landlords actually lose money every month if you take into account the mortgage repayments, taxes, maintenance fees etc. Landlords aren’t in this game to make lots of money, they’re in it for their retirement – it’s an investment which can only be made viable through guaranteed streams of income.

Should you foresee an issue, it is advisable to demonstrate a proactive attitude by calling

ahead to make your landlord aware of the situation. Notifying them after the rent is due not only shows poor money management skills, but it could also put your landlord in a difficult position financially if they were not warned in advance.

2 Undisclosed pets many of us appreciate a Whilst furry companion, in the rental property market you must tread very carefully with the issue of pets. It’s not the fact the landlord wants to see you lonely, it’s more a case of the repercussions of bringing an animal into the property. Many landlords don’t allow pets and it’s easy to understand why.

Pets can be destructive and messy. If you keep a pet in your rented accommodation without the permission of the landlord, you are not only breaching the terms of your contract but you will inevitably be imposing extra financial costs on your landlord at the end of your tenancy. Why should your landlord foot the bill for replacing damaged furniture or carpets caused by your pets?

3 Long-term visitors

The cleanliness of a property on exit remains the single most contentious issue

it’s acceptable for tenants While to have guests stay overnight

Tenant Focus

from time to time, any adult who is living in a rented property for a long period of time must be listed on, and sign, a contract.

‘Rogue’ tenants or long-term guests are people who are considered to have taken up residency in a property without the landlord’s approval or consent. If you’re allowing someone to stay in your home, you may not realise you are violating the conditions of your rental agreement.

The trouble with rogue tenants is that they can cause a big problem for landlords. If they are not listed, they are not subject to the terms and conditions, meaning the landlord cannot make them accountable for rent – and damages. To avoid a disgruntled landlord, you should make him or her aware of any long-term guests and their circumstances – this will dictate the best course of action to take moving forward.

4 Cleanliness just pets and late It’s not payments that can raise the blood pressure of landlords – it’s the general state of properties after they’ve been vacated.

The cleanliness of a property on exit remains the single most contentious issue and is the root cause of most disputes relating to deposits. Hobs, ovens and fridges are susceptible to a whole

It is the landlord’s responsibility to hire a professional, not yours as the tenant

host of substances – such as dirt and grease – that, if not regularly cleaned, are impossible to shift without the help of industrial products and professional services. If you’re about to rent a property, request a thorough inventory and photographs so

you know exactly how to leave the property. Failure to vacate the property in that exact condition will result in a percentage of your deposit being held back.

5 Unreported issues

concern for landlords Another

is when tenants take matters into their own hands, or worse still, don’t report problems or damage, such as leaks or breakages. It might be that you don’t want to disturb or worry your landlord, but neglecting to divulge this information can possibly lead to further costs or damage to the property. Inform your landlord of any problems immediately, and they will endeavour to assess and fix the issue as soon as they can. You may think you’re being helpful by turning to your cousin’s electrician, for instance, but it is the landlord’s responsibility to hire a professional – that way they can be sure any work that needs to be done complies with regulations and doesn’t compromise the property’s insurance policy.

To conclude, landlords want to rent to conscientious tenants who’ll look after their property and provide a reliable stream of income. The key to a successful tenancy and a happy landlord is respecting their property and the terms and conditions of your contract. 

If you’re allowing someone to stay in your home, you may not realise you are violating the conditions of your rental agreement

www.bensiggins.co.uk

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Award-winning, fully insured & protected...

Lettings by Ben Siggins We endeavour to develop the highest quality letting service in Maidstone, Gillingham and Kings Hill even further. Our competitive commission rates are always fully insured and protected, giving you peace of mind throughout your journey with us. Call us to arrange a time for us to come and see you to provide an up-to-date rental value.

No Worries

The Best Price

We ensure a fully-insured letting service, meaning your property and income are always protected in the event of non-payment of rent, or eviction. Your investment will be protected with Ben Siggins, giving you peace of mind.

We hold a proven track record in marketing homes to achieve the best price for you, and in providing an unbeaten service. Embellished with complimentary professional photography, floor plan layouts and personal advice, it's no wonder we’re held in such high-esteem.

Safe & Secure

No Hidden Costs

We operate under the Property Ombudsman Scheme for Lettings, giving full protection of your deposit stake.

Furthermore, we offer a Client Money Protection policy whereby monies are further protected in the extremely unlikely case that your deposit contributions are misappropriated.

Transparency and honesty are core principles at Ben Siggins. Unlike other agents, there are zero additional costs for property inspections, mid-term checks, rent reviews and even end of tenancy check-outs.

These are all included in the monthly fee.

Contact us today quoting 'Reach Out Creative' to receive a 25% discount on selling or letting your property.

Offices in Maidstone (01622) 524110, Gillingham (01634) 581207 & Kings Hill (01732) 424090

www.bensiggins.co.uk ben@bensiggins.co.uk

BEN SIGGINS MANAGING DIRECTOR

At Ben Siggins Estate Agents, the company takes pride in the personal and professional service that it offers its customers. Moving home or selling a property is an extremely personal experience, which is why the team at Ben Siggins is renowned for understanding and listening to its clients.

After 12 years of successfully working for large estate agents, Ben Siggins opened up his own independent branch, with a view to offering a more personal, professional service. He thrives on the competitiveness of the industry and takes pride in delivering the best results for his clients.  ben@bensiggins.co.uk

Meet the team

Meet the team

DANIEL RIBY AREA MANAGER Daniel Riby has been working in estate agency since the age of 18 and is now the General Manager across all branches. He believes communication is key, as is understanding his customers, so he has their best interests in mind.

Outside of finding customers their dream home, he enjoys gardening, cycling and snooker.  daniel@bensiggins.co.uk

MATTHEW GROVES BRANCH MANAGER With 12 years’ sales experience, Matthew found his passion for property three years ago. He now heads up the Maidstone branch, where his main aim is to meet all of his clients’ needs, effectively and efficiently.

Outside of work, Matthew can be found socialising or working on his competitive streak on the football pitch!  matthew@bensiggins.co.uk

OLIVIA VAN DEN BERGH MAIDSTONE NEGOTIATOR Olivia joined the team in February, having worked for a large online estate agency for a number of years. She has a strong background in sales and lettings, and prides herself on delivering excellent customer service and building a good rapport with her clients. In her spare time, Olivia enjoys socialising, wining and dining and walking her dog.  olivia@bensiggins.co.uk

BETH MOON ASSISTANT MANAGER Beth joined the team in August 2016 with an extremely successful sales background.

Previously a negotiator for one of the UK’s largest estate agents, she prides herself on her excellent negotiation skills and can be found always going the extra mile to help provide an easy, fast and efficient sale or purchase for every client.  beth@bensiggins.co.uk

SANDRA TRENT LETTINGS MANAGER Sandra Trent joined the team in November 2016 as Lettings Manager. With over 15 years’ experience in the property market, Sandra is your first port of call for all lettings regulations and legislation updates. In her spare time, Sandra enjoys trips to the Kent coast and being self-sufficient growing vegetables.  sandra@bensiggins.co.uk

CHRIS PAYNE MAIDSTONE OFFICE MANAGER Chris recently joined the team in March bringing with him a wealth of experience in sales and lettings. He prides himself on the personal level of customer service he can offer each client and finds the process of helping people move extremely rewarding. When Chris isn't finding people their dream homes, he enjoys playing football, travelling and socialising.  chris@bensiggins.co.uk



Maidstone Branch  01622 524110

Kings Hill Branch ZOE JEFFRIES

LETTINGS NEGOTIATOR / INVENTORY CLERK Having specialised in interiors for the past 8 years, Zoe joined the team in March bringing with her a passion for helping clients find not just a house but a home. Zoe can be found assisting Sandra in the lettings department, as well as keeping the admin side of the business running smoothly. In her spare time, Zoe enjoys music festivals, playing drums and long walks with her two dogs.  zoe@bensiggins.co.uk

 01732 424090

Gillingham Branch  01634 581207 out more and browse all current  Find properties at www.bensiggins.co.uk

17

www.bensiggins.co.uk ben@bensiggins.co.uk

for sales & lettings Do you target homeowners & landlords in the South East?

To reach new audiences and promote your business in our next issue: Call Daniel today on 01622 524110

Properties

Live Listings

For the full range of properties to buy or rent, visit bensiggins.co.uk

£500,000

Loose Road, Maidstone

£500,000

Heath Road, Maidstone

• Detached

• Garage • Substantial plot

• Extensively-renovated Victorian home

• New double-glazing throughout

• Six Bedrooms • Sought-after village location

• Chain-free

• Four/five generous bedrooms

• Office and cellar area

• Investment opportunity

• Potential as multi-room let or conversion

• Double garage

• Close to mainline stations and town centre

• Driveway

White Horse Lane, Maidstone • Five bedrooms

£499,950

• Sought-after village location

• High-quality fixtures and fittings

Boughton Monchelsea, Maidstone

£475,000

• Tastefully decorated throughout

• Stunning detached cottage

• Sought-after village location • Detached

• Large driveway

• Three bedrooms

• Generous plot

• Downstairs en-suite shower area

• Substantial plot

• Double-glazing and central heating

• Garage and driveway

• En-suite shower area

• Conservatory

• Sought-after village location

£425,000

Boxley Road, Chatham

• Bags of character, features and charm

£350,000

London Road, Maidstone

• Unique property

• Popular residential location • Garage and parking

• Three bedrooms (planning permission)

• Driveway

• Detached • Three-bedroom house

• Generous rear garden

• Semi-detached

• New central heating system

• Two reception rooms

• Character features

• Newly-renovated

• New plumbing and electrics

• Sought-after location

• Newly-fitted modern kitchen

• Two family bathrooms

• Private rear garden

19

Properties

Live Listings

For the full range of properties to buy or rent, visit bensiggins.co.uk

£330,000

Bluebell Way, Maidstone • Shared ownership

• Downstairs W/C

• Shared ownership

• Downstairs W/C

• Three bedrooms

• Modern fitted kitchen

• Three bedrooms

• Modern fitted kitchen

• No chain

• Garden

• No chain

• Garden

• Brand new home

• Allocated parking

• Brand new home

• Allocated parking

• Sought-after location

• Minimum share 40%

• Sought-after location

• Minimum share 40%

£330,000

Bluebell Way, Maidstone

Hermitage Lane, Maidstone

£300,000

• Shared ownership

• Downstairs W/C

• Two-bedroom cottage

• Character features

• Three bedrooms

• Modern fitted kitchen

• Conservatory

• Chain-free

• Garden

• Panoramic views over surrounding countryside

• Brand new home

• Allocated parking

• Chain-free

• Sought-after location

• Sought-after location

• Minimum share 40%

• Driveway

• Additional parking plot

Bushy Grove, Maidstone

£300,000

• Garden

Clock House Rise, Coxheath

£300,000

• Semi-detached bungalow

• Beautiful front and rear gardens

• Detached

• Garden

• Large driveway

• Modern fitted kitchen

• Three bedrooms

• Air filtration system

• Garage

• Built-in storage wardrobes

• Sought-after village location

• Modern fitted kitchen

• Sought-after location

• Tastefully decorated throughout

• Garage

• En-suite

• Conservatory

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£330,000

Bluebell Way, Maidstone

• Parking for three cars

£290,000

Old Road East, Gravesend

Live Listings

£285,000

Bluebell Way, Maidstone

• Four bedrooms

• Fantastic-sized garden

• Shared ownership

• Downstairs W/C

• Master bedroom with en-suite

• Garage to the rear

• Two bedrooms

• Modern fitted kitchen

• Family bathroom

• Close to motorway links

• No chain

• Garden

• Open-plan lounge/diner

• Close to mainline train stations

• Brand new home

• Allocated parking

• Sought-after location

• Minimum share

• Modern fitted kitchen

Cherry Orchard Way, Maidstone

£280,000

Shaftesbury Drive, Maidstone

£270,000

• Chain-free

• Large private garden

• Semi-detached bungalow

• Investment opportunity

• Four bedrooms

• Solid oak flooring

• Chain-free

• Vacant

• Driveway

• Downstairs W/C

• Two bedrooms

• Sought-after location

• Conservatory

• Close to mainline stations and town centre

• Driveway

• Generous room sizes

• Workshop with electrics

Queen Elizabeth Square, Maidstone

£270,000

• Beautiful rear garden

£250,000

Hayle Mill Road, Maidstone

• Three bedrooms

• Modern fitted kitchen

• Luxury two-bedroom apartment

• En-suite

• End of terrace

• Sought-after location

• Set over two floors

• Exclusive gated development

• Allocated parking

• Tastefully decorated throughout

• Scenic location

• Tastefully decorated throughout

• En-suite

• Close to mainline stations and motorway links

• Loose conservation area

• Integrated appliances

• Allocated underground parking

• Beautiful views

• Garden

Properties

For the full range of properties to buy or rent, visit bensiggins.co.uk

21

Properties

Live Listings

For the full range of properties to buy or rent, visit bensiggins.co.uk

£250,000

Bridge Mill Way, Maidstone • Semi-detached

• Downstairs W/C

• Two Spacious Bedrooms

• Tastefully decorated

• Three bedrooms

• Sought-after location

• Sought-after location

• Garage

• Private rear garden

• Generous garden

• Potential for cellar and loft conversions

• Driveway

• Porch

• Character features

• Contemporary family bathroom

• Open-plan kitchen/dining area

£220,000

Charlton Street, Maidstone

• Close to mainline stations and town centre

£210,000

Charlton Street, Maidstone

• Three/four bedrooms

• Tastefully decorated

• Three bedrooms

• Original Victorian features

• New carpets

• Sought-after location

• Close to mainline stations and town centre

• Newly-fitted contemporary bathroom and shower area

• Large rear garden

• Porch

• Plenty of storage

• New fuse box and board

• Feature fireplace

• Double-glazed

• Sought-after location

• New LED lighting throughout

• Private rear garden

£210,000

Victory Pier, Gillingham

£200,000

Dover Street, Maidstone

• Contemporary one-bedroom apartment

• Residents gym and wifi lounge

• Two spacious bedrooms

• Feature fireplace

• Balcony

• Chain-free

• Modern fitted kitchen

• Allocated parking

• Close to local amenities

• Newly-installed boiler

• Set over three floors

• Completes summer 2017

• Easy access to London

• Sought-after location

• Close to mainline stations and town centre

• Open-plan living

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£240,000

Milton Street, Maidstone

• Garden

Wharfdale Square, Maidstone

£190,000

Live Listings

Duke of York Way, Maidstone

£190,000

• Close to local shops

• Two spacious bedrooms

• Two bedrooms

• Energy-efficient eco-home

• Allocated parking

• Built-in storage wardrobes

• Coach house apartment

• Sought-after village location

• Chain-free

• Modern fitted kitchen

• Open-plan living

• Ventilation recovery system

• Duplex apartment

• Double-glazing

• Plenty of storage

• Floor-to-ceiling glass windows and skylights

• Sought-after location

• Beautiful views

£180,000

Milton Street, Maidstone • Three bedrooms

McKenzie Court, Maidstone

£180,000

• Close to mainline stations and town centre

• Two bedrooms

• Sought-after location

• Ground floor

• Close to town centre and mainline stations

• Large rear garden

• Separate lounge/dining area

• Chain-free

• Modern fitted kitchen

• Investment opportunity

• Front courtyard garden

• Allocated parking

• Balcony

• Sought-after location

• En-suite

• Mid terrace

£180,000

Brewer Street, Maidstone

Mauritius House Balliol Grove, Maidstone

£170,000

• Duplex penthouse apartment

• Contemporary family bathroom

• Two bedrooms

• Built-in storage wardrobes

• Two bedrooms

• Open-plan living

• Ground floor

• Close to mainline Stations

• Modern fitted kitchen

• Spacious hallway

• Sought-after location

• High-quality fixtures and fittings

• Generous master bedroom

• Close to mainline stations and town centre

• Tastefully-decorated

• Integrated appliances

• Allocated parking

• Communal bike storage

• Character features

Properties

For the full range of properties to buy or rent, visit bensiggins.co.uk

23

Live Listings

For the full range of properties to buy or rent, visit bensiggins.co.uk

Lancet Lane, Loose, Maidstone

£650,000

£400,000

Brooker Close, Maidstone

• Five bedrooms

• Detached

• Detached

• Private rear garden

• Chalet bungalow

• Car port

• Four bedrooms

• Quiet cul de sac loaction

• Generous driveway

• Bespoke modern fitted kitchen

• Garage

• Well-presented throughout

• Stunning landscaped garden

• Open-plan living

• Sought-after location

• En-suite shower room

• Sought-after location

• Conservatory

£350,000

Basmere Close, Maidstone

Park Avenue, Linton, Maidstone

£350,000

• Three bedrooms

• Modern fitted kitchen

• Three bedrooms

• Driveway

• Detached

• Generous lounge

• Semi-detached

• Porch

• Sought-after location

• Dining room

• Conservatory with TV ariel point

• Garage

• Driveway

• Plenty of storage

• Sought-after location

• New carpets throughout

• Private rear garden

• Modern fitted kitchen

• Private rear garden

350,000

Port Rise, Chatham

£340,000

Dowling Close, Snodland

• Four bedrooms

• Downstairs W/C

• Three bedrooms

• Garage

• Master with en-suite

• Over 1300ft 2 of living space

• Detached

• Private rear garden

• Modern family bathroom

• Generous-sized conservatory

• Chain-free

• Modern fitted kitchen

• Modern fitted kitchen and utility room

• Immaculate garden

• Conservatory

• Driveway

• Sought-after location